Free San Francisco Residential Lease Agreement

A San Francisco Residential Lease Agreement is the master contract between a San Francisco landlord and tenant. The lease is governed by state landlord-tenant statute.5, the federal Fair Housing Act (42 U.S.C. § 3601 et seq.), and a layered set of state and local statutes that San Francisco courts strictly construe in favor of tenants. The form on this page produces a comprehensive San Francisco-aware residential lease covering every required disclosure; the rest of this guide walks through the statutory framework, the San Francisco’s just-cause framework, the security deposit cap under San Francisco’s deposit cap, the local rent control overlays, and the mistakes that void lease provisions.

▶ Watch: San Francisco Residential Lease Agreement explained

What this lease covers

The San Francisco Residential Lease Agreement on this page is a comprehensive, multi-page legal document covering every clause a San Francisco residential landlord needs to address. The form generates a paginated PDF in legal-document format, structured as numbered sections with required signature lines and disclosure pages.

The lease covers parties and premises (full legal identification of landlord, tenants, and property), term and rent (12-month default, month-to-month option, rent amount, due date, late fees), security deposit (subject to San Francisco’s deposit cap of 1 month’s rent (post-AB 12) and 21-day return rule), utilities and services (allocation between landlord and tenant), maintenance and repairs (tenant duties, landlord duties under the implied warranty of habitability), occupancy rules (named occupants, guests, subletting, assignment), pets and service animals (subject to applicable deposit rules and federal Fair Housing Act service-animal rules), insurance (renters’ insurance requirement option), alterations and improvements (consent requirements), holdover and notice (renewal, termination, and any applicable just-cause requirements), default and remedies (cure periods, attorney’s fees), and signatures (all parties, all required disclosure initials).

Attached to the executed lease are the required disclosures addenda: federal lead-paint pamphlet acknowledgment (pre-1978 housing), and the state and federal disclosures applicable to San Francisco (sex-offender registry notice, bedbug, mold, asbestos for pre-1981 buildings, flood-zone, and any state-specific disclosures). Each disclosure has its own initialing line in the generated PDF. Toggle the disclosure checkboxes in the form below to include the ones applicable to your property.

The form on this page handles the full lease structure including all of the above. Generate the lease, review every section, and have all parties sign in counterparts with all required initials and witnesses where applicable.

San Francisco legal framework

San Francisco residential leasing operates under San Francisco’s landlord-tenant statutory framework. The state’s rules govern security deposits, lease terms, rent increases, landlord entry, late fees, eviction grounds, and required disclosures. The Quick Stats panel near the top of this page summarizes the most-cited rules and points to the underlying statute citations.

Federal law layers on top of state law. The Fair Housing Act (42 U.S.C. § 3601 et seq.) prohibits discrimination based on protected characteristics. Pre-1978 housing must include the federal lead-based paint disclosure (24 C.F.R. § 35.92).

Local ordinances may add additional requirements. Cities and counties can impose rent control, registration, inspection, or just-cause requirements that go beyond state law. Always verify with the local jurisdiction before relying solely on the state-level rules summarized on this page.

Security deposit

San Francisco’s security deposit rules cap the maximum the landlord may collect, set the deadline for return after move-out, and limit what may be deducted. The Quick Stats panel above shows the headline numbers; this section walks through the framework.

The cap. 1 month’s rent (post-AB 12). This applies to most residential tenancies. The cap typically includes all refundable deposits — base security, pet deposit, last month’s rent (if collected as a deposit rather than as advance rent), key deposits, and similar refundable charges. Non-refundable fees that function as a deposit are often recharacterized by courts as part of the deposit, so they count against the cap.

Return window. 21 days from the date the tenant vacates and surrenders possession. Within that window the landlord must return the unused portion of the deposit together with an itemized statement listing any deductions for damages beyond ordinary wear and tear.

Allowable deductions. The deposit may be applied to (a) unpaid rent, (b) repairing damages beyond ordinary wear and tear caused by the tenant or tenant’s guests, (c) cleaning to restore the unit to the level of cleanliness at move-in, and (d) other obligations specifically allowed by the lease and by San Francisco law. Deductions for ordinary wear and tear (faded paint, minor carpet wear, normal use of fixtures) are not permitted.

Penalties for noncompliance. Failing to return the deposit on time, withholding amounts beyond what the statute permits, or failing to itemize deductions exposes the landlord to refund obligations and, in many states, statutory or treble damages plus attorney’s fees. The cost of compliance is small compared to the cost of a deposit-return suit.

Required Disclosures

San Francisco residential leases must include certain disclosures to comply with state and federal law. Some are required by federal law (lead-paint for pre-1978 housing); others are required by state statute or recommended as best practice. The configurator above lets you toggle which to include in the generated PDF lease.

The disclosure table below summarizes the most common categories. Always confirm against the current San Francisco state statutes and any applicable local ordinances before relying on this list — disclosure requirements change.

Lease agreement form

Complete the form below to generate a comprehensive San Francisco residential lease agreement. The form produces a multi-page PDF in legal-document format with all required disclosures and statutory cover sheets attached. Review every section before execution; have all parties sign and initial all disclosure pages.

Common mistakes that void lease provisions

Charging more than San Francisco’s deposit cap

The cap on the deposit applies to ALL refundable charges combined. Pet deposits, key deposits, last month’s rent (collected as a deposit), and similar charges count against the cap. Charging more than the cap exposes the landlord to refund obligations and statutory damages.

Non-refundable cleaning or admin fees disguised as rent

San Francisco courts often recharacterize “non-refundable cleaning fees” or “lease admin fees” as part of the security deposit, subjecting them to the deposit return rules. The safest approach: include cleaning expectations in the lease and rely on the deposit-return process for deductions.

Late fees that don’t reflect actual damages

Late fees in any state must reflect a reasonable estimate of the landlord’s actual damages from late rent. Excessive late fees are routinely struck down as unconscionable. Align the fee with the San Francisco statutory ceiling shown on this page.

Skipping required disclosures

Federal lead-paint disclosure is required for pre-1978 buildings nationwide. San Francisco-specific disclosures (sex-offender registry, bedbug, mold, asbestos, flood) may be required by state statute or local ordinance. The configurator above includes the most common ones — toggle the disclosures appropriate for your property.

Charging fees for service or assistance animals

The federal Fair Housing Act prohibits charging deposits, fees, or pet rent for service animals or emotional-support animals that qualify as reasonable accommodations.

Source-of-income discrimination

Many jurisdictions — including a growing number of San Francisco cities and counties — prohibit refusing Section 8 vouchers or discriminating based on lawful source of income. Check the local ordinance before screening on income source.

Ignoring local rent or just-cause overlays

San Francisco state law sets the floor. Cities and counties can layer additional requirements on top — rent control, registration, just-cause, inspection programs. Verify with the local rent board or housing department before relying on state-level rules alone.

Tenant rights under San Francisco law

San Francisco tenants have several rights protected by state and federal law. These cannot be waived by lease language and survive any contrary provision.

Implied warranty of habitability

Every residential lease in San Francisco carries an implied warranty that the premises are fit for human habitation. The landlord must maintain heat, plumbing, electrical, structural elements, and other essentials. Tenants have remedies — repair-and-deduct, rent withholding, or termination — for material breaches of habitability, subject to procedural requirements.

Right to deposit return

Within 21 days of vacating, tenants are entitled to an itemized statement and the unused portion of the deposit. Failure to comply exposes the landlord to refund obligations and statutory or treble damages.

Anti-retaliation protection

San Francisco law (and federal law for protected complaints) prohibits the landlord from raising rent, terminating the tenancy, or refusing repairs in retaliation for the tenant exercising legal rights — reporting habitability defects to authorities, joining a tenants’ organization, or filing a fair-housing complaint.

Fair-housing protection

Federal Fair Housing Act + San Francisco’s state fair-housing law prohibit discrimination based on race, color, religion, national origin, sex, disability, and familial status. Many San Francisco jurisdictions add additional protected classes (source of income, sexual orientation, gender identity, age, marital status, military status, citizenship status).

Right to challenge defective lease provisions

Provisions that violate San Francisco law are unenforceable, even if signed by the tenant. Tenants can raise this as a defense to eviction or a counter-claim in any landlord-tenant suit.

San Francisco statute reference table

Frequently asked questions

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