California landlord basics: deposits, rent caps and the rules that trip people up

California has some of the most detailed landlord-tenant laws in the country, and they change often. These are the ones I see trip up self-managing owners in Fresno.

Security deposits

• Since July 1, 2024 (AB 12), most landlords can collect a security deposit of no more than one month's rent, furnished or unfurnished.
• A small-landlord exception allows up to two months for certain owners who are natural persons (or certain LLCs/family trusts) owning no more than two residential properties with four or fewer units total. It doesn't apply to service members.
• After move-out you have 21 days to return the deposit with an itemized statement. Receipts or invoices are required for deductions over $125.

Photos (AB 2801)

For tenancies starting on or after July 1, 2025, take photos at move-in. For move-outs on or after April 1, 2025, photograph the unit before repairs or cleaning and again after. Tenants can request those photos, and you need them to support deductions.

Rent caps and just cause (AB 1482)

• Annual increases are capped at 5% plus local CPI, maximum 10% over any 12 months, for covered units.
• After a tenant has lived there 12 months, you generally need a just cause reason to end the tenancy, and some no-fault reasons require relocation assistance.
• Common exemptions include housing built within the last 15 years and single-family homes or condos owned by individuals (not corporations or REITs), but only if the lease contains the required exemption notice.

Fresno-specific

The City of Fresno requires residential rental units to be registered and subject to inspection under its Rental Housing Improvement Act. Check the city's current requirements and fees, and keep your registration current.

Habitability and entry

Working heat, plumbing, electrical, weatherproofing and smoke/CO detectors are non-negotiable. Give proper written notice (generally 24 hours) before non-emergency entry.

This is general information, not legal advice. Laws change; talk to a California landlord-tenant attorney about your specific situation.

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