Los Angeles Residential Lease Agreement

Important Information for Los Angeles Landlords

Los Angeles Rental Law Highlights

Los Angeles Rent Stabilization Ordinance (RSO) – LAMC Ch. XV

• Coverage: Applies to most buildings built before October 1, 1978 with 2+ units
• Rent Increases: RSO properties limited to annual increase based on CPI (3-8% range typically)
• Registration Required: RSO properties must be registered with LAHD
• Notice Requirements: 30 days for increases under 10%; 60 days for 10% or more
• Just Cause Eviction: RSO properties require “just cause” to evict (at-fault or no-fault)
• Relocation Assistance: Required for certain no-fault evictions in RSO units
• Exemptions: Single-family homes, condos (if separately alienable), post-1978 buildings, certain other categories

Security Deposits (Cal. Civ. Code § 1950.5)

• Maximum Amount: 2 months’ rent for unfurnished; 3 months’ rent for furnished
• Return Timeline: 21 days after tenant vacates
• Itemized Statement: Required if any deductions are made
• Interest Required: No (unless local ordinance requires)
• Bad Faith Penalty: Up to twice the deposit amount plus attorney’s fees
• Pet Deposits: Count toward the 2 or 3-month maximum

Rent and Fees (Cal. Civ. Code § 1671, 1950.5)

• Late Fees: Must be reasonable; typically not more than 5-10% of rent
• NSF Fees: Maximum $25 first occurrence; $35 subsequent (Cal. Civ. Code § 1719)
• Grace Period: No statutory requirement; if provided, typically 3-5 days
• RSO Rent Increases: Limited to annual allowable increase (CPI-based)
• Non-RSO Rent Increases: 30 days notice for increases under 10%; 60 days for 10% or more

Required Disclosures (Cal. Civ. Code § 1940 et seq.)

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Mold information (Cal. Health & Safety Code § 26147)
• Landlord/agent name and address (Cal. Civ. Code § 1962)
• Registered sex offender database notice (Megan’s Law)
• Bedbug notice and history (Cal. Civ. Code § 1954.603, 1954.604)
• Asbestos (if known)
• Shared utility arrangements (Cal. Civ. Code § 1940.9)
• Death on property (within 3 years for AIDS-related deaths only)
• Military base proximity (if within one mile)
• Demolition intent

Los Angeles Just Cause Eviction Ordinance – LAMC 49.99.2

• Applicability: RSO properties AND non-RSO buildings built before 2/1/2024
• At-Fault Reasons: Non-payment, breach of lease, nuisance, criminal activity, etc.
• No-Fault Reasons: Owner move-in, substantial remodel, Ellis Act withdrawal, etc.
• Relocation Assistance: Required for no-fault evictions (amounts vary by bedroom count)
• Notice Requirements: 60 days minimum for no-fault evictions

Eviction and Termination (Cal. Code Civ. Proc. § 1161 et seq.)

• 3-Day Notice: For nonpayment of rent (pay or quit)
• 3-Day Notice: For lease violations (cure or quit)
• 3-Day Notice: For nuisance or waste (unconditional quit)
• 30-Day Notice: Month-to-month tenancy under 1 year (non-RSO only)
• 60-Day Notice: Month-to-month tenancy 1+ years (non-RSO only)
• Just Cause Required: For RSO and covered non-RSO properties
• Court Process: Unlawful detainer action required

Landlord Obligations (Cal. Civ. Code § 1941 et seq.)

• Habitability: Must maintain in fit and habitable condition
• Essential Services: Heat, water, hot water, electricity, gas
• Building Codes: Compliance with all applicable codes
• Repairs: Reasonable time to complete (typically 30 days)
• Smoke Detectors: Required in all units
• Carbon Monoxide Detectors: Required in units with fuel-burning appliances or attached garages
• Pest Control: Landlord responsible unless tenant-caused

Entry Requirements (Cal. Civ. Code § 1954)

• Notice Required: 24 hours’ written notice (except emergency)
• Reasonable Times: Normal business hours (8am-5pm typically)
• Permitted Purposes: Repairs, inspections, showings, emergencies
• Tenant Consent: Can allow entry without notice

Tenant Protections (Cal. Civ. Code § 1942.5, LAMC provisions)

• Repair and Deduct: Up to one month’s rent for necessary repairs
• Rent Withholding: For uninhabitable conditions
• Retaliation Protection: 180 days after tenant action
• Lockout Prohibition: Illegal lockouts subject to penalties
• Utility Shutoff: Illegal to shut off utilities to force tenant out
• Harassment: Prohibited under California law

Los Angeles-Specific Requirements

Rent Stabilization Ordinance (RSO)

• Most restrictive rent control in California
• Covers buildings built before October 1, 1978 with 2+ units
• Annual rent increase limited to CPI-based amount (3-8% typically)
• Registration required with LA Housing Department
• Just cause eviction required
• Relocation assistance for no-fault evictions
• Penalties for violations can be severe

Just Cause Eviction Protection

• Expanded beyond RSO to most buildings built before 2/1/2024
• Cannot evict without “just cause” (at-fault or no-fault reason)
• No-fault evictions require relocation assistance
• Owner move-in has specific requirements and limitations
• Ellis Act withdrawals subject to extensive requirements

Systematic Code Enforcement Program (SCEP)

• Rental units must be registered and inspected
• Properties inspected on regular schedule
• Code violations must be corrected
• Fees assessed for registration and inspection

Tenant Harassment Ordinance – LAMC 45.35

• Prohibits landlord harassment of tenants
• Specific prohibited actions listed in ordinance
• Penalties for violations
• Tenant remedies available

Fair Housing Requirements

Best Practices for Los Angeles Landlords

• Determine if property is subject to RSO and register if required
• Understand just cause eviction requirements for your property
• Provide all required California and Los Angeles disclosures
• Limit security deposits to legal maximums (2 or 3 months’ rent)
• Return deposits within 21 days with itemization
• Follow RSO rent increase limits if applicable
• Provide 24 hours’ notice before entry
• Maintain property in habitable condition
• Never use self-help eviction methods
• Document everything in writing
• Stay current on changing LA rental ordinances
• Consider legal counsel for evictions in RSO properties
• Comply with SCEP registration and inspection requirements
• Be aware of tenant harassment prohibitions

Los Angeles Climate Considerations

• Mediterranean Climate: Mild year-round temperatures
• Temperature Range: 50°F to 85°F typical range
• Dry Summers: Low humidity, minimal rainfall May-October
• Mild Winters: Some rain November-April, rarely freezing
• Air Conditioning: Increasingly important due to heat waves
• Earthquake Considerations: Seismic retrofitting may be required

Resources

• Los Angeles Housing + Community Investment Department (HCIDLA)
• California Civil Code – Landlord-Tenant Provisions
• Los Angeles Municipal Code – Rent Stabilization Ordinance
• LA County Department of Consumer and Business Affairs
• Legal Aid Foundation of Los Angeles
• Apartment Association of Greater Los Angeles
• California Apartment Association