Month to Month Lease Laws in California (2026 Update)
California has some of the strongest tenant protections in the United States. If you rent or own property with a month-to-month lease, it’s important to know your rights and responsibilities. This guide explains the key laws that protect tenants and what landlords must follow.
What Is a Month-to-Month Lease?
A month-to-month lease is a rental agreement that continues automatically each month. Unlike a fixed-term lease that lasts for a specific time period, a month-to-month lease has no end date. It keeps renewing every month until either the tenant or landlord gives proper notice to end it.
This type of lease offers flexibility for both parties. Tenants can move with proper notice. Landlords can make changes or end the tenancy following state laws.
Basic Month-to-Month Laws
Automatic Renewal Rules
When a fixed-term lease expires, it automatically becomes month-to-month if both parties continue the arrangement. The tenant keeps paying rent and the landlord keeps accepting it. This creates a new month-to-month tenancy with the same terms as the original lease.
Notice Requirements for Ending a Lease
California law requires specific notice periods to end a month-to-month lease. Tenants must give at least 30 days written notice before moving out. This notice can be given at any time during the month.
Landlords have different notice requirements. They must give 30 days notice if the tenant has lived there for less than one year. If the tenant has lived there for one year or more, landlords must give 60 days notice.
Written Notice Requirements
All notices to end a month-to-month lease must be in writing. Verbal notices are not valid under California law. The notice can be delivered by hand, certified mail, or regular mail. Email is not acceptable for termination notices.
California Tenant Protection Act (AB 1482)
Just Cause Eviction Requirements
After a tenant has lived in a property for 12 months, landlords cannot evict them without “just cause.” This protection comes from California Civil Code Section 1946.2, also known as the Tenant Protection Act of 2019.
Just cause means the landlord must have a valid reason to evict. These reasons fall into two categories: at-fault and no-fault evictions.
At-Fault Evictions
At-fault evictions happen when tenants break lease rules. Common reasons include not paying rent, violating lease terms, causing damage to the property, or using the unit for illegal activities. Landlords must give tenants a chance to fix curable violations before starting eviction.
No-Fault Evictions
No-fault evictions happen when tenants haven’t done anything wrong. These include situations where the owner wants to move in themselves, take the property off the rental market, or make major renovations. For no-fault evictions, landlords must pay relocation assistance equal to one month’s rent.
Rent Increase Limits
Maximum Annual Increases
California limits how much landlords can raise rent each year. Under Civil Code Section 1947.12, rent increases cannot exceed 5% plus the local Consumer Price Index (CPI) or 10% total, whichever is lower.
For example, if the local CPI is 3%, the maximum rent increase would be 8% (5% plus 3%). If the CPI is 6%, the maximum increase is still 10%.
Notice Requirements for Rent Increases
Landlords must give proper notice before raising rent. For increases of 10% or less within a 12-month period, landlords must give 30 days written notice. For increases greater than 10%, landlords must give 90 days written notice.
Rent can only be increased twice per year to reach the maximum allowed amount.
Local Rent Control Laws
Many California cities have their own rent control laws that may be stricter than state law. Cities like Los Angeles, San Francisco, and San Diego have additional protections. Local laws take priority when they provide greater tenant protection.
Security Deposit Changes (AB 12)
New Deposit Limits
Starting July 1, 2024, Assembly Bill 12 changed security deposit rules. Most landlords can now only charge one month’s rent as a security deposit for both furnished and unfurnished units. This replaced the old system that allowed up to two months for unfurnished and three months for furnished properties.
Small Landlord Exception
Small landlords have different rules. Those who own no more than two residential properties with a total of four or fewer units can still charge up to two months’ rent as a security deposit. This exception only applies if the landlord is a natural person or certain types of limited liability companies.
Deposit Return Requirements
Landlords must return security deposits within 21 days after a tenant moves out. They must include an itemized list showing any deductions for damages beyond normal wear and tear. Pet deposits count toward the overall security deposit limit.
Property Exemptions
Exempt Properties
Some properties are exempt from California’s rent control and just cause eviction laws. These include single-family homes and condos owned by individuals (not corporations) where proper notices have been given to tenants.
Properties built within the last 15 years are also exempt. However, corporate ownership removes most exemptions.
Public Housing Exemptions
Properties with government agreements for affordable housing may have different rules. Section 8 voucher holders are still protected by the Tenant Protection Act.
How to Give Proper Notice
Tenant Notice to Move Out
Tenants must give written notice at least 30 days before moving out. The notice should include the move-out date and be signed by all tenants on the lease. Notices can be given any time during the month, not just on the first.
Landlord Notice Requirements
Landlords must follow specific rules when giving notice. The notice must be in writing and state the reason for termination if just cause protection applies. It must also include information about reclaiming abandoned property and tenant rights.
Special Circumstances
Military Service Members
Active military members have additional protections. The small landlord exception allowing higher security deposits does not apply when renting to service members.
Roommate and Sublet Situations
Just cause protection doesn’t apply between tenants and subtenants. Master tenants who sublet to others are not considered “owners” under the law.
COVID-19 and Emergency Protections
During declared emergencies like natural disasters or pandemics, additional rent increase protections may apply. These usually limit increases to 10% or less during emergency periods.
Penalties and Consequences
Violations by Landlords
Landlords who violate tenant protection laws face serious penalties. They may owe tenants actual damages, statutory damages up to three times the harm caused, and attorney fees. Willful violations can result in punitive damages.
Improper Security Deposits
Charging more than allowed security deposits or failing to return them properly can result in owing twice the deposit amount plus other damages.
Illegal Evictions
Attempting to evict tenants without following proper procedures or for retaliation can result in significant legal and financial consequences.
Getting Help and Resources
Legal Assistance
Free legal help is available for tenants facing eviction or other housing problems. Visit LawHelpCA.org to find local legal aid organizations. Many areas have tenant rights organizations that provide information and assistance.
Government Resources
The California Attorney General’s office provides information about tenant rights. Local housing departments often have additional resources and can investigate housing violations.
Documentation
Keep records of all rent payments, lease agreements, and communications with landlords. Take photos of your unit’s condition when moving in and out.
Frequently Asked Questions
Can my landlord raise my rent every month?
No. Rent can only be increased twice per year, and the total increase cannot exceed 5% plus local CPI or 10%, whichever is lower.
Do I have to give 30 days notice if my lease says something different?
Yes. California law requires at least 30 days notice from tenants, even if your lease says less. However, your lease can require more than 30 days.
Can my landlord evict me without reason?
After 12 months of tenancy, landlords need just cause to evict. No-fault evictions require relocation assistance payment to the tenant.
What if my security deposit was more than one month’s rent?
Deposits collected before July 1, 2024, can remain unchanged if they were legal when collected. New deposits after that date must follow the new limits.
Do month-to-month tenants have the same protections as lease tenants?
Yes. The Tenant Protection Act applies to all covered residential properties regardless of whether tenants have month-to-month or fixed-term leases.
Final Thoughts
California’s month-to-month lease laws provide strong protections for tenants while balancing landlord rights. Understanding these rules helps both parties avoid disputes and follow the law correctly.
Stay informed about local laws in your city, as they may provide additional protections. When in doubt, consult with legal professionals who specialize in landlord-tenant law.
Remember that these laws continue to evolve. Recent changes like AB 12 and the Tenant Protection Act show that California continues to strengthen tenant protections.