2026 Los Angeles Property Owner Guide
Los Angeles Landlord Requirements for 2026: A Practical Compliance Checklist
Registration, notices, deposits, appliances, rent increases, screening, move-out photographs and local rules can all affect a Los Angeles tenancy. This guide helps property owners identify the questions to resolve before leasing, renewing, raising rent or ending a tenancy.
Los Angeles landlord compliance is rarely a single checklist that applies identically to every property. The answer can change based on the city, construction date, property type, exemptions, tenancy history and whether the unit is covered by the City of Los Angeles Rent Stabilization Ordinance, Just Cause Ordinance, California Tenant Protection Act or a separate local system such as Santa Monica Rent Control.
1. Start With Coverage: Which Rules Apply?
Before choosing a lease, calculating an increase or serving a notice, determine which regulatory framework covers the unit. “Los Angeles” may mean the City of Los Angeles, another city within Los Angeles County, or an unincorporated area—and those distinctions can materially change the rules.
The Los Angeles Housing Department explains that City of Los Angeles properties built on or before October 1, 1978 may be subject to the RSO, while many non-RSO residential properties are covered by the City’s Just Cause Ordinance. Owners can begin with LAHD’s Rent Control Property Overview and confirm the property’s status before taking action.
Do not assume a single-family home or newer unit is “unregulated.” A property may be exempt from one rent cap while still subject to notice, disclosure, just-cause, habitability, fair-housing or local requirements. Exemptions should be confirmed and documented rather than assumed.
2. Complete Required Registration, Fees and Property Records
City registration is not merely an accounting task. It can affect whether rent may lawfully be demanded, whether an increase can be imposed and whether the owner is considered in compliance when seeking certain remedies.
City of Los Angeles Rent Registry
LAHD states that landlords should provide the rent amount for every rental unit by the last day of February each year. Registration is complete only after outstanding registration fees are paid and required rent, tenancy and emergency contact information is provided.
Annual registration statement
For covered RSO properties, maintain the current registration certificate and follow LAHD requirements for serving or providing the annual registration statement to tenants.
SCEP, RSO and JCO billing
Review the annual LAHD bill, confirm unit counts and exemptions, pay required fees, and document any permitted tenant pass-through separately from base rent.
Santa Monica registration
Santa Monica operates a separate rent-control system with its own registration fees, tenancy-registration forms, Maximum Allowable Rent records and notice procedures. Do not use a City of Los Angeles checklist for a Santa Monica property.
Current resources: LAHD Rent Registry and Santa Monica Rent Control .
3. Update the Lease, Notices and Required Disclosures
A lease form can become outdated even when its core business terms still look familiar. Local notices may be required at the beginning of a tenancy, upon renewal, in a common area or when serving a specific legal notice.
City of Los Angeles Right to Counsel notice
Beginning August 20, 2025, City of Los Angeles landlords are required to provide a Notice of Right to Counsel at the beginning of the tenancy in the tenant’s primary language. The notice must also be posted in a conspicuous common area and attached to eviction notices and certain rental-subsidy termination communications.
City of Los Angeles Notice of Renters’ Protections
LAHD states that residential landlords must provide the City’s Notice of Renters’ Protections to tenants beginning or renewing a tenancy on or after January 27, 2023, and post the notice in an accessible common area.
California lease and disclosure package
Review the complete package for the property rather than relying on a generic online lease. Depending on the unit, disclosures may address matters such as lead-based paint, mold, bed bugs, flood risk, shared utilities, pest control, smoking rules, state rent-cap status or exemption, and other property-specific conditions.
- Use a current written lease suited to the property and jurisdiction.
- Give all parties a complete signed copy and retain the executed version.
- Confirm every addendum referenced in the lease is actually attached.
- Identify who may receive notices, collect rent and authorize repairs.
- Document included appliances, parking, storage, utilities, keys and remotes.
- Review HOA rules and move-in procedures before promising occupancy.
The California Department of Real Estate’s 2026 Landlord/Tenant Guide is a useful official starting point for state-level requirements.
4. Confirm the Property Meets 2026 Habitability and Appliance Requirements
A lease does not replace the owner’s duty to provide and maintain a habitable rental unit. Owners should address known safety, plumbing, electrical, heating, moisture, access and structural concerns before move-in and maintain a reliable system for responding to repairs.
Operational stoves and refrigerators
LAHD’s 2026 renter-protection guidance states that California AB 628, effective January 1, 2026, requires landlords to provide and maintain operational stoves and refrigerators in rental units. LAHD states that the requirement applies to new, amended or renewed leases.
Owners should therefore confirm that both appliances are present, function correctly, are documented at move-in and have an established repair process. Do not assume an older lease clause shifting refrigerator responsibility to the tenant remains appropriate.
Property-condition review
- Test locks, windows, alarms and exterior lighting.
- Check plumbing, drainage, hot water and visible leaks.
- Test heating and included appliances.
- Inspect handrails, steps, balconies and trip hazards.
- Resolve moisture, pest and sanitation concerns.
Repair-response records
- Log requests and response dates.
- Use qualified vendors where appropriate.
- Provide lawful notice of entry.
- Photograph completed work when useful.
- Follow up rather than assuming the issue is resolved.
5. Use a Consistent, Fair-Housing-Compliant Screening Process
Screening is one of the most consequential parts of leasing. The objective is to evaluate applicants consistently using lawful, written criteria—not to improvise based on who appears most appealing during a showing.
- Create written screening criteria before applications are accepted.
- Apply the same standards and process consistently.
- Avoid advertising preferences based on protected characteristics.
- Do not reject applicants merely because their lawful source of income includes a housing subsidy.
- Use current rules for application screening fees, reports and adverse-action notices.
- Establish an accommodation process for disability-related requests.
- Keep application records and communications organized.
Strong screening is not simply “strict.” It is consistent, documented, responsive, fair-housing compliant and tied to legitimate tenancy requirements. A disorganized process can expose the owner even when the applicant ultimately selected is qualified.
6. Review Rent Increases, Security Deposits and Payment Rules
Verify the applicable rent limit before serving notice
Effective February 2, 2026, the City of Los Angeles changed its RSO annual rent-increase formula to 90% of the applicable CPI, with a 1% floor and 4% ceiling. LAHD also states that the former additional utility percentage and the former additional-dependent increase are no longer permitted.
Because the allowable percentage and effective period can change—and because state and local notice requirements must also be followed—check LAHD’s current RSO Rent Increase Calculator immediately before preparing or serving an increase.
Security-deposit limits
California generally limits a residential security deposit to one month’s rent for furnished or unfurnished units. A statutory small-landlord exception may allow up to two months’ rent when all qualifying conditions are met. Pet, key and cleaning deposits generally count toward the total deposit limit rather than creating separate unlimited categories.
Payment options
Review the methods of payment required by the lease. California generally does not allow a landlord to force electronic-only payment, and the DRE guide states that, beginning January 1, 2025, a landlord may not charge a fee because a tenant pays rent or a security deposit by check.
| Before changing a financial term | Questions to confirm |
|---|---|
| Rent increase | Which law applies, what percentage is allowed, when the prior increase occurred, and what notice period and form are required? |
| Security deposit | Does the one-month limit apply, does a narrow exception apply, and are all deposits being counted together? |
| Fees and pass-throughs | Is the charge permitted, separately documented, correctly noticed and distinct from base rent? |
| Payment method | Does the tenant retain a lawful non-electronic payment option, and are prohibited convenience fees avoided? |
Compliance is easier when the property records are organized before a problem arises.
Keybox helps Los Angeles owners coordinate leasing, notices, documentation, property preparation, tenant communication and ongoing management. When a matter requires legal advice, we help identify the issue early so the owner can involve appropriate counsel before taking action.
Request a Property Management Review7. Update the Move-Out and Security-Deposit Process
California’s move-out process is increasingly documentation driven. Owners should plan the inspection, photographs, repair documentation and deposit accounting before possession is returned—not reconstruct the file weeks later.
Offer the statutory initial inspection
After either party gives notice ending the tenancy, the landlord generally must notify the tenant in writing of the right to request an initial inspection during the final portion of the tenancy and of the right to be present.
Photograph before and after deductible work
Beginning April 1, 2025, California requires landlords who make security-deposit deductions for cleaning or repairs to photograph the unit after possession is returned but before the deductible work, and again after that work is completed. The required photographs must be provided to the former tenant through an authorized delivery method with the deposit accounting.
Separate damage from normal wear and tear
Deposit deductions must be limited to legally permitted purposes and reasonably necessary amounts. Move-in records, photographs, invoices, useful-life considerations and clear descriptions are essential when distinguishing tenant-caused damage from ordinary aging.
- Retain the move-in condition report and photographs.
- Send the initial-inspection-right notice at the appropriate time.
- Document possession being returned and all keys received.
- Photograph before deductible cleaning or repair.
- Retain invoices, estimates, receipts and vendor descriptions.
- Photograph after deductible work is complete.
- Complete the deposit accounting within the applicable deadline.
- Send the statement, supporting records and refund to the correct forwarding address.
Review the DRE’s current move-out and security-deposit guidance before completing the turnover.
8. Treat Renewals, Terminations and Buyouts as Legal Events
A lease expiration does not necessarily mean the owner may simply require the tenant to leave. State and local just-cause laws, relocation requirements, notice content, cure opportunities, anti-retaliation rules and service requirements may apply.
Before serving a termination or declining a renewal, confirm:
- Whether the unit is covered by RSO, JCO, AB 1482 or another local ordinance.
- Whether the tenancy has reached the duration that triggers just-cause protections.
- Whether the reason is legally recognized and factually documented.
- Whether the tenant must first receive an opportunity to cure.
- Whether relocation assistance or a rent waiver is required.
- Whether a City of Los Angeles Right to Counsel notice must be attached.
- Whether the notice must be filed with a local agency.
- Whether the method and timing of service are legally valid.
Cash-for-keys agreements require care
City of Los Angeles RSO buyout agreements are regulated and require specific disclosures and filing procedures. Do not use an informal “move-out payment” agreement without first confirming the rules and obtaining appropriate advice.
Santa Monica Owners Need a Separate Checklist
Santa Monica Rent Control is not administered by LAHD. Controlled units have Maximum Allowable Rent records, annual registration fees, tenancy-registration requirements and separate General Adjustment procedures.
For eligible controlled units, Santa Monica announced a 2.6% General Adjustment effective September 1, 2026, subject to a $70 ceiling for units at or above the stated Maximum Allowable Rent threshold. Owners must satisfy notice and compliance requirements before imposing the increase and should use the City’s current form.
Confirm the unit-specific MAR and instructions through Santa Monica’s Maximum Lawful Rent and General Adjustment page .
2026 Los Angeles Landlord Compliance Checklist
Property and paperwork
- Confirm the jurisdiction and coverage.
- Complete required registration and fees.
- Use an updated lease and disclosure package.
- Provide required City notices.
- Confirm stove and refrigerator compliance.
- Complete rent-ready and habitability checks.
- Set written screening criteria.
- Document deposit and payment terms.
Operations and records
- Track repair requests and entries.
- Retain rent and notice records.
- Verify increases before service.
- Review renewals under just-cause rules.
- Use correct termination forms and service.
- Offer the initial move-out inspection.
- Take required before-and-after photographs.
- Complete timely deposit accounting.
How Keybox Helps Los Angeles Property Owners
Keybox is a boutique, Broker-led property management company for owners who want direct attention and thoughtful oversight. We do not replace legal counsel, but good management reduces preventable errors by keeping records organized, using updated processes, responding promptly and recognizing when a routine-looking issue may have legal significance.
Learn more about Keybox single-family home management , explore the Los Angeles property management blog , or request a customized management and leasing proposal .
Frequently Asked Questions About Los Angeles Landlord Requirements
Do all Los Angeles rental properties fall under rent control?
No. Coverage depends on the jurisdiction, construction date, property type, replacement history and possible exemptions. A property not covered by the City of Los Angeles RSO may still be covered by the City’s Just Cause Ordinance, the California Tenant Protection Act or another local law.
What changed for City of Los Angeles landlords in 2026?
Important current items include the revised RSO annual-increase formula, elimination of certain former add-on increases, operational stove and refrigerator requirements for new, amended or renewed leases, and continuing Right to Counsel notice duties that began in 2025.
Does a Los Angeles landlord have to register the rental property every year?
Covered City of Los Angeles properties have annual registration and billing requirements. LAHD also requires specified rent, tenancy and emergency-contact information through its Rent Registry. Other cities, including Santa Monica, have separate systems.
How much can a landlord charge as a security deposit in California?
California generally limits the security deposit to one month’s rent for furnished or unfurnished residential property. A narrow small-landlord exception may allow up to two months when all statutory conditions are met.
Are move-out photographs required for security-deposit deductions?
Beginning April 1, 2025, California requires before-and-after photographs when a landlord deducts cleaning or repair costs from the deposit: after possession is returned but before the work, and after the deductible work is completed.
Do Los Angeles landlords now have to provide a stove and refrigerator?
LAHD states that AB 628, effective January 1, 2026, requires landlords to provide and maintain operational stoves and refrigerators and applies to new, amended or renewed leases. Owners should review the current statute and guidance for their specific tenancy.
Can Keybox help keep a Los Angeles rental property organized and compliant?
Keybox manages the operational side of leasing and tenancy, including preparation, marketing, screening, documentation, rent collection, repair coordination, notices and move-out records. Legal questions are referred to appropriate counsel when needed.
This article is general information only and is not legal, tax, insurance or financial advice. Laws, agency interpretations, forms, fees and allowable increases change. Confirm current requirements with the applicable government agency and qualified counsel before acting. Keybox Properties is a licensed California real estate Broker, DRE #02086236.
