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Complete Disclosure Checklist — Updated 2026

California Required Rental Disclosures — Complete 2025 Checklist

Every disclosure California law requires you to give tenants at lease signing, during the tenancy, and at move-out — including city-specific rules for Santa Ana and Los Angeles.

Last updated: January 2026 • Includes 2024 flood zone and AB 12 deposit changes

Why California Disclosure Requirements Matter

California imposes more mandatory pre-tenancy disclosure obligations on residential landlords than virtually any other state. These requirements exist across multiple statutes — the Civil Code, Health and Safety Code, Government Code, and federal regulations — and they are enforced through a combination of civil liability, lease voidability, and in some cases criminal penalties. Missing a required disclosure is not a technicality; it can expose a landlord to significant financial risk, allow a tenant to void their lease, or eliminate statutory protections the landlord otherwise would have had.

This page covers every major disclosure obligation that applies to California residential landlords. We have organized them by when they are required: at lease signing, during the tenancy, and at move-out. We have also flagged local requirements specific to Santa Ana and the City of Los Angeles, which add to the state-law floor. The checklist at the end of this page is formatted for printing and use at lease execution.

Disclosures Are Not Optional — They Are Legal Requirements
Every disclosure listed in this guide is either required by statute or strongly recommended to establish compliance with a statutory obligation. "I forgot" or "the lease didn't include it" is not a defense. Establish a documented disclosure checklist and have every tenant sign and date a receipt confirming they received each required document.
10+ Required at lease signing
5+ Required during tenancy
21 days Deposit return deadline
Federal + State Multiple overlapping laws

Disclosures Required at Lease Signing

The following disclosures must be provided to the tenant at or before the time the lease is executed. In most cases, the tenant must sign an acknowledgment of receipt. Failure to provide these disclosures does not necessarily void the lease automatically, but it creates legal exposure and may allow the tenant to void the agreement in some circumstances.

Lease Signing Disclosure Checklist

Provide to tenant & obtain signed receipt before or at lease execution. Print this checklist and attach to the lease file.

Federal Requirements

Lead-Based Paint Disclosure & EPA Pamphlet Required for all properties built before 1978. Must provide EPA-approved "Protect Your Family From Lead in Your Home" pamphlet AND a disclosure form signed by both parties stating known lead paint hazards. Failure to provide exposes landlord to federal civil penalties up to $19,507 per violation under the Toxic Substances Control Act/HUD rules.
Required

State Requirements — Statutory

Megan's Law Notice California Civil Code §2079.10a. Required in every residential lease and rental agreement, without exception. Must include exact statutory language directing tenants to the meganslaw.ca.gov database. Paraphrasing the statute is insufficient.
Required
Bedbug Disclosure Civil Code §1954.603. Written information about bedbug identification, inspection procedures, tenant reporting obligations, and the prohibition on renting an infested unit. Required before or at the execution of every new tenancy agreement.
Required
Flood Zone Disclosure Gov. Code §8589.45 (effective July 1, 2024). Required if the property is located in a FEMA Special Flood Hazard Area (SFHA / 100-year floodplain). Must disclose the flood zone designation, whether federal flood insurance is required, and whether the landlord carries flood insurance. Check current FEMA Flood Map Service Center maps for the property's FEMA zone.
Required
Mold Disclosure Health and Safety Code §26147. If landlord knows or reasonably suspects the presence of mold that exceeds permissible exposure limits or that poses a health threat, written disclosure is required before tenancy commences. The landlord must also provide a copy of the California Department of Public Health's informational booklet on mold.
Required
Pest Control Disclosure Health and Safety Code §26140. If the landlord has contracted for or performed pest control services at the property within the last 12 months, a written pest control disclosure is required. This includes the identity of the pest control company, the pesticides used, and a statement about health precautions.
If applicable
Smoking Policy Disclosure Civil Code §1947.5. Landlords must provide tenants with a written statement specifying whether smoking is prohibited on the premises, in the units, in common areas, or in some combination of locations. The disclosed smoking policy must be included in or attached to the lease.
Required
Ordnance Location Disclosure Civil Code §1940.7. If the landlord has actual knowledge that the property is within one mile of a former federal or state ordnance location, or a military training site where there is a known risk of live explosive munitions, the landlord must provide written notice to the prospective tenant before execution of the lease.
If applicable
Methamphetamine Contamination Disclosure Health and Safety Code §25400.28. If a property has been identified by local health department or law enforcement as a former methamphetamine lab and has not been certified as remediated, the landlord must disclose this in writing before the tenancy begins. Renting an unremediated contaminated unit is a criminal misdemeanor.
If applicable
Death on the Premises Disclosure Civil Code §1710.2. If asked by the prospective tenant, the landlord must disclose if a death occurred on the property within the past three years. The landlord is not required to volunteer this information if not asked, but failure to disclose when asked is a misrepresentation. Note: HIV/AIDS-related deaths are never required to be disclosed, regardless of when they occurred.
If asked
AB 1482 Exemption Notice Civil Code §1946.2(e). If the property is exempt from AB 1482 just-cause eviction and rent cap requirements (e.g., single-family home with individual owner), the landlord must provide the statutory exemption notice within the lease. Without this notice, the exemption is not effective and the property is treated as covered. The exact statutory language is required.
If exempt
Water Submetering Disclosure Civil Code §1954.202. If the unit is individually submetered for water and the tenant will be billed directly for water usage, the landlord must provide written disclosure before lease signing. Must include the rate charged, billing frequency, and how the submeter is read and calculated.
If applicable
PFAS / Drinking Water Notice Health and Safety Code §116815. If the dwelling is served by a water system that has issued a public notice for PFAS (per- and polyfluoroalkyl substances) or other contaminants exceeding state action levels, the landlord must provide a copy of the most recent notice to prospective tenants before executing a lease, and annually thereafter.
If applicable

Disclosures Required During the Tenancy

California law imposes ongoing disclosure obligations during the tenancy that are separate from and in addition to lease-signing disclosures. These obligations arise when conditions change, when the landlord intends to take certain actions, or on a recurring annual basis. Failure to provide these disclosures can independently give rise to tenant remedies or claims.

During-Tenancy Disclosure Checklist

These obligations arise at specific trigger events during an active tenancy. Document delivery of each notice in writing.

Property Changes & Landlord Actions

Pest Control Treatment Notice Health and Safety Code §26140. When the landlord arranges pest control services at the property during the tenancy, the landlord must provide written advance notice to the tenant at least 24 hours before treatment. The notice must include the pesticides to be used, the date(s) of application, and any required safety precautions.
Before each treatment
Entry Notice (Non-Emergency) Civil Code §1954. Landlords must give at least 24 hours' written notice before entering an occupied rental unit for non-emergency purposes (repairs, inspections, showing the unit). The notice must state the date, time window, and purpose of entry. Email notice is generally acceptable if the tenant has consented to email communications; text alone may be insufficient.
Before each entry
Rent Increase Notice Civil Code §827. Landlords must give at least 30 days' written notice for rent increases of 10% or less. If the cumulative increase over the past 12 months exceeds 10%, 90 days' written notice is required. The notice must state the new rent amount, the effective date, and — for covered units — must comply with AB 1482's annual cap formula. See our Rent Control guide for calculation details.
Before each increase
Change of Ownership / Manager Notice Civil Code §1962. When ownership of the property transfers or the property manager changes, the new owner or manager must provide written notice to each tenant within 15 days of the transfer. The notice must include the new owner's or manager's name, address for service of legal notices, and the address where rent is to be paid.
Within 15 days of change
Notice of Intent to Demolish or Substantially Rehabilitate Gov. Code §7060 et seq. (Ellis Act). Landlords intending to withdraw the property from the rental market or demolish must provide specific notice to tenants under the Ellis Act. This requires a 120-day notice for most tenants (one year for qualified senior or disabled tenants). Separate local ordinances in Santa Ana and LA may impose additional requirements.
If applicable
Annual PFAS / Water Quality Notice Health and Safety Code §116815. For units served by a water system with active PFAS or contamination notices, the landlord must provide the current notice annually — not just at lease signing. Document the annual delivery date.
If applicable, annually

Disclosures and Notices Required at Move-Out

Move-out triggers its own set of required communications. The security deposit accounting process is the most litigation-prone element of California landlord-tenant law. Following the statutory process precisely is essential to retaining any deductions you take from the deposit.

Move-Out Disclosure & Accounting Checklist

Complete in the order listed. Document all steps with dates. Retain records for at least 3 years.

Pre-Move-Out

Pre-Move-Out Inspection Notice Civil Code §1950.5(f). Within a reasonable time after receiving notice of termination or providing notice to vacate, the landlord must notify the tenant in writing of their right to request a pre-move-out inspection. The inspection must occur no earlier than 2 weeks before the move-out date. After the inspection, the landlord must give the tenant a written statement of conditions that, if not remedied, may result in deposit deductions.
Required
Itemized Pre-Move-Out Statement Civil Code §1950.5(f)(1). After the pre-move-out inspection, deliver a written itemized statement to the tenant listing all deficiencies observed that may result in deductions. This gives the tenant the opportunity to address conditions before returning the keys — and it limits your ability to add new deduction categories later that were not on this list.
After pre-move-out inspection

After Keys Are Returned

Security Deposit Return or Itemized Statement Civil Code §1950.5(g). Within 21 calendar days of the tenant vacating and returning the keys, the landlord must either: (a) return the full deposit; or (b) return the remaining balance together with an itemized written statement explaining each deduction. If any deduction is for repairs costing more than $125, receipts or invoices must be included (or a written estimate if work is not yet complete, with final receipts mailed within 14 days of completion). The 21-day clock starts when the unit is vacated and keys are returned — whichever is later.
Within 21 days
Forwarding Address Request Documentation Civil Code §1950.5(g)(1). You must mail the deposit return or itemized statement to the tenant's last known address or to a forwarding address they have provided. Obtain the forwarding address in writing at move-out. If no forwarding address is provided and the deposit cannot be delivered, document your attempts.
Required
Move-Out Inspection Report & Photos Not strictly a statutory "disclosure," but a best-practice companion to deposit accounting. Conduct a documented move-out inspection with photos and a written condition report, signed by you and (ideally) the tenant. This protects your deductions if the tenant disputes the itemized statement. Retain photos with metadata timestamps.
Best practice
Consequences of Failing the 21-Day Rule
A landlord who fails to return the deposit or provide a compliant itemized statement within 21 days forfeits the right to retain any portion of the deposit. The tenant may sue for: (1) the full deposit amount; (2) a $600 bad-faith penalty; and (3) potentially twice the deposit amount if the court finds bad faith. Courts regularly award these penalties and attorney's fees to prevailing tenants. The 21-day deadline is absolute — no extensions for repairs still in progress, no excuses for late contractor invoices.

Santa Ana City-Specific Disclosure Requirements

Santa Ana landlords face additional disclosure obligations under the Santa Ana Rent Stabilization and Just Cause Eviction Ordinance (Ordinance NS-2981 and subsequent amendments). These requirements apply to rental units covered by the Santa Ana RSO — generally multi-family residential units built before February 1, 1995 and within city limits, with certain exemptions.

Santa Ana RSO Registration and Annual Notice

Landlords of covered units must register their property with the Santa Ana Rent Registry annually and pay the associated fee. The city issues a registration number, and landlords must provide tenants with written notice of the unit's RSO coverage status, the maximum allowable rent increase for the year, and their rights under the RSO. This notice must be provided to all existing and new tenants annually.

Santa Ana Relocation Assistance Notice

For no-fault evictions from RSO-covered units, the Santa Ana ordinance requires landlords to provide advance written notice of relocation assistance entitlements. The notice must specify the amount the tenant is owed (which varies based on tenure, age, and disability status), when it must be paid, and the tenant's right to challenge deficient amounts.

Santa Ana Just-Cause Eviction Statement

For any eviction of a tenant in an RSO-covered unit, the notice to vacate must state the specific just-cause ground being invoked, the section of the ordinance that authorizes it, and — for no-fault grounds — a statement confirming that relocation assistance has been or will be tendered contemporaneously with the notice. A notice that fails to specify the just-cause ground is defective on its face.

Santa Ana Rent Registry — Non-Compliance Consequences
Failure to register a covered unit with the Santa Ana Rent Registry bars the landlord from increasing rent until the unit is registered and fees are paid. Rent increases imposed on unregistered units are unenforceable, and any amounts collected above the allowable amount during the unregistered period are potentially recoverable by the tenant as an overcharge.

Los Angeles City-Specific Disclosure Requirements

The City of Los Angeles imposes some of the most extensive local disclosure and notice requirements in California. The LA Rent Stabilization Ordinance (LARSO, administered by LAHD — the Los Angeles Housing Department) applies to most multi-family rental units in the city built before October 1, 1978.

LAHD Annual Registration and Required Notices

LA RSO landlords must annually register all covered units with LAHD and pay the registration fee. After registration, landlords must serve tenants with a Notice of Annual Rental Increases — a city-approved form that states the maximum allowable rent increase for the current year and the tenant's rights under the RSO. This notice must be provided to all tenants by a specified annual deadline published by LAHD.

LA Just Cause Eviction Notice Requirements

LA City RSO eviction notices must comply with specific LAHD requirements in addition to state law. The notice must cite the specific RSO code section authorizing the eviction, include LAHD contact information for the tenant's reference, and for no-fault evictions, confirm the relocation assistance amount (calculated by LAHD's formula based on income, tenure, and household composition) and the method of payment.

LA Fair Chance Housing — Criminal Record Disclosure Restrictions

Los Angeles's Fair Chance Housing Ordinance (effective February 2022) requires landlords to provide applicants with a written notice of their rights before any conditional offer is made, informing them that criminal history inquiries are restricted. After a conditional offer is extended and a criminal background check is run, the landlord must provide the applicant with a copy of the report and allow a specified time to respond before any adverse action is taken. This adds a procedural disclosure layer beyond what state law requires.

LA Habitability Notice — Carbon Monoxide and Smoke Detectors

Consistent with state law but additionally tracked by LAHD inspection programs, LA landlords must provide written documentation to tenants at lease signing confirming that all required smoke and carbon monoxide detectors are installed and operational. Include this documentation in your LA lease packet as a signed acknowledgment.

LAHD Enforcement and Fines
LAHD actively inspects covered rental units and responds to tenant complaints. Violations of LA RSO registration, notice, and rent increase procedures result in fines starting at $250 per violation and can escalate to daily fines for ongoing non-compliance. LAHD can also issue orders prohibiting a landlord from collecting rent until violations are corrected. In the most serious cases, LAHD refers matters to the City Attorney for criminal prosecution.

Penalties for Missing Required Disclosures

The consequences for failing to provide required disclosures vary significantly by disclosure type and range from the ability for the tenant to void a lease provision to federal criminal penalties. The table below summarizes the major risks.

Missing Disclosure Consequence Severity
Lead-Based Paint (pre-1978 property) Federal civil penalty up to $19,507 per violation; private civil liability for any lead-related injury or illness High
Megan's Law Notice Civil liability if tenant was not informed and later claims damages; potential lease voidability in some circumstances Medium
Bedbug Disclosure Tenant may demand landlord address infestation at landlord's cost; potential habitability claims; civil liability Medium
AB 1482 Exemption Notice Loss of rent cap and just-cause exemption — landlord is treated as covered by AB 1482 and must comply with all its requirements retroactively High
Flood Zone Disclosure Tenant may have right to rescind lease; civil liability for damages from undisclosed flood risk Medium
Death Disclosure (if asked) Misrepresentation; potential fraud claim; lease voidability; civil liability High
Meth Lab Contamination Criminal misdemeanor; civil liability; habitability violation; tenant can immediately vacate and sue High
Security Deposit Itemization (21 days) Forfeiture of all deductions; $600 bad-faith penalty; potentially 2x deposit; attorney's fees High
Rent Increase Notice (wrong length) Notice is void; must re-serve with correct notice period; delay in implementing rent increase Medium
Pre-Move-Out Inspection Notice May limit landlord's ability to deduct for conditions that could have been remedied by tenant if given the opportunity Lower
Santa Ana RSO Non-Registration Bars rent increases until registration is current; overpayments recoverable by tenant Medium
LA RSO Annual Notice Failure LAHD fines starting at $250/violation; rent collection prohibition; potential criminal referral High
Best Practice: Signed Disclosure Receipt Log
Create a single "Disclosure Receipt" form listing every disclosure provided at lease signing, with a column for the tenant to initial each item and a signature line at the bottom. Store this form permanently in the tenant's file. If a disclosure dispute ever arises, you have documented evidence that each disclosure was delivered. This single document has won and prevented more landlord-tenant disputes over disclosures than any other practice.

How NextGen Coastal Manages Disclosure Compliance

Disclosure management is one of the highest-value services NGC provides to property owners. A single missed disclosure — particularly the AB 1482 exemption notice or the lead paint disclosure on a pre-1978 property — can result in costs that dwarf an entire year's management fees. NGC's disclosure process is systematic, documented, and updated annually as the law changes.

  • Lease template updated annually: Every required disclosure is embedded in or attached to NGC's master lease template. When the law changes — as it did with flood zones in July 2024 — the template is updated before the next lease execution.
  • Signed disclosure receipt checklist: Every NGC lease execution includes a single disclosure acknowledgment form listing each required disclosure. Both parties sign, and the original is retained in the property file.
  • AB 1482 exemption status verified: Before each new tenancy, NGC verifies whether the unit requires an AB 1482 exemption notice and ensures the correct language is included if applicable.
  • Move-out accounting within 14 days: NGC targets a 14-day deposit accounting turnaround — 7 days before the 21-day legal deadline — to ensure compliance even when contractor invoices run late.
  • City-specific addenda for Santa Ana and LA: Properties in Santa Ana and Los Angeles receive city-specific lease addenda covering all local disclosure requirements, RSO registration confirmation, and fair chance housing compliance.
Free Disclosure Compliance Review
Self-managing an OC or LA property? NGC will review your current lease, disclosure package, and move-out accounting process at no charge and identify any gaps before they become liabilities.

Request a Free Disclosure Review →

Frequently Asked Questions — Required Disclosures

What happens if a California landlord fails to provide required rental disclosures?

Consequences vary by disclosure type. Failure to provide the lead-based paint disclosure for pre-1978 properties can result in federal civil penalties up to $19,507 per violation, plus private liability for any resulting injury. Failure to disclose a known death on the property (when asked) allows the tenant to void the lease. Missing the AB 1482 exemption notice eliminates the landlord's rent cap and just-cause eviction exemption. Missing the Megan's Law notice creates civil liability. Across all disclosure types, undisclosed material facts can support claims of fraud, breach of contract, or constructive fraud — with uncapped damages.

What is the Megan's Law disclosure in a California lease?

California Civil Code §2079.10a requires landlords to include a specific statutory notice in every residential lease or rental agreement directing tenants to the California Department of Justice sex offender registry at meganslaw.ca.gov. The exact statutory language is required — a paraphrase is not sufficient. This notice must appear in every lease, without exception, regardless of the property's location, age, or the landlord's knowledge of any nearby registrants.

Do California landlords have to disclose if someone died in the rental unit?

Under Civil Code §1710.2, if a prospective tenant directly asks whether a death occurred on the property, the landlord must disclose any death that occurred within the past three years. The landlord is not required to volunteer this information proactively if not asked. Deaths that occurred more than three years before the inquiry need not be disclosed. Critically, a landlord is never required to disclose that an occupant was afflicted with or died from HIV/AIDS, regardless of when it occurred.

Is a bedbug disclosure required at every new California tenancy?

Yes. California Civil Code §1954.603 requires landlords to provide written bedbug disclosure information to all prospective tenants before a lease is executed. The disclosure must cover bedbug identification, the landlord's inspection procedures, tenant reporting obligations, and the prohibition on knowingly renting an infested unit. This must be provided at or before lease signing — it cannot be provided after the tenant has already signed.

What flood zone disclosure is required in California as of 2024?

Effective July 1, 2024, California Gov. Code §8589.45 requires landlords to disclose in writing whether the rental property is located in a FEMA Special Flood Hazard Area (100-year floodplain). The disclosure must state the flood zone designation, whether federal flood insurance is required, and whether the landlord currently carries flood insurance. Landlords should verify the current FEMA designation for each property using the FEMA Flood Map Service Center (msc.fema.gov) before executing or renewing leases.

What are the security deposit disclosure and return requirements in California?

At move-in, landlords must conduct or offer a move-in inspection. After the tenancy ends, landlords must return the deposit within 21 calendar days of the tenant vacating, along with an itemized written statement of deductions. Any deduction over $125 requires receipts or invoices. Under AB 12 (effective July 1, 2024), the maximum deposit for most landlords is one month's rent. Failure to comply with the 21-day deadline forfeits all deductions and exposes the landlord to a $600 bad-faith penalty plus potentially twice the deposit amount in damages.

On This Page

Why Disclosures Matter At Lease Signing (10+) During Tenancy At Move-Out Santa Ana Requirements Los Angeles Requirements Penalty Table How NGC Manages It FAQ

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