Lease Signing Day: A Checklist for California Owners and Renters
Lease signing day in California is when the required disclosures, the money and the keys change hands, and several deadlines start. Several disclosures must be delivered before or at signing, a covered property needs the Tenant Protection Act notice while a qualifying exempt single-family home or condo needs the exemption statement in the lease (Civil Code §§ 1946.2(f), 1947.12(d)(5)), and security collected may not exceed the cap in Civil Code § 1950.5(c)(1), in addition to the first month's rent. The tenant must get a copy of the signed lease within 15 days (Civil Code § 1962(a)(4)).
The short version
- Deliver the disclosures that apply to the property before anyone signs; some must be in the lease itself.
- Collect the first month's rent plus security that stays within the cap, and give receipts.
- Agree on rent payment methods, including at least one that is neither cash nor electronic funds transfer (Civil Code § 1947.3).
- Hand over keys only after the money and signatures are done, and confirm smoke and carbon monoxide alarms work.
- For tenancies beginning on or after July 1, 2025, take move-in photos immediately before or at the start of the tenancy (§ 1950.5(g)(1)) and give the tenant a copy of the lease within 15 days.
Before the appointment
- Confirm who signs. Everyone who will be a tenant should be named and sign; no statute covered here requires every adult occupant to sign, but it avoids questions later. See signing a lease: copies and e-signatures.
- Decide paper or electronic. E-signatures work only if both sides agree to do business electronically, and that agreement cannot be buried in a paper standard-form contract (Civil Code § 1633.5(b)).
- Check the language of negotiation. If the lease was negotiated primarily in Spanish, Chinese, Tagalog, Vietnamese or Korean and the term is longer than one month, a translation must be delivered before signing, with a notice in that language at signing (Civil Code § 1632(b), (d)). See lease translation requirements.
- Settle the money. Total the first month's rent, the security deposit and any holding deposit being applied, and confirm the security stays within the cap. The security deposit calculator helps; holding deposits are covered in holding deposits.
- Test the alarms. The owner must ensure smoke alarms are operable when a new tenancy is created (Health and Safety Code § 13113.7(d)(2)), and any required carbon monoxide device must be operable when the tenant takes possession (H&S § 17926.1).
Documents checklist
The rules for each disclosure are on the required lease disclosures law page. On the day, check that each item that applies is in the packet:
| Item | When it applies | Where it goes |
|---|---|---|
| Owner, manager and rent-payment details | Every lease | In the lease (§ 1962(a)) |
| Tenant Protection Act notice, or the exemption statement | Notice for covered properties; exemption statement for qualifying single-family homes and condos | Exemption statement: in the lease for tenancies begun or renewed on or after July 1, 2020. Notice: in the lease, an addendum, or a separate notice signed by the tenant (§§ 1946.2(f), 1947.12(d)(5)) |
| Lead-based paint disclosure and EPA pamphlet | Housing built before 1978, with listed exemptions | Before the tenant is obligated, attached to or in the lease (40 CFR § 745.107, § 745.113) |
| Megan's Law notice | Single-family homes and properties with more than four units | In the lease, at least 8-point type (Civil Code § 2079.10a) |
| Flood hazard disclosure | Every residential lease entered into on or after July 1, 2018 | In the lease, at least 8-point type (Gov. Code § 8589.45) |
| Bed bug information | Before a new tenancy | Written notice, at least 10-point type (Civil Code § 1954.603) |
| CDPH mold booklet | Prospective tenants, before the lease is entered into | Separate booklet (H&S § 26148; required since January 1, 2022 per CDPH) |
| Smoking areas | If smoking is prohibited on any part of the property, for a lease entered into on or after January 1, 2012 with a tenant who has not previously occupied the unit | In the lease (Civil Code § 1947.5(b)(1)) |
| Pest control notice | If there is a contract for periodic pest control service | Copy to the new tenant (Civil Code § 1940.8) |
| Shared gas or electric meter | If the tenant's meter serves areas outside the unit and the owner knows it | Disclosure plus a written agreement on payment or other written arrangements (Civil Code § 1940.9) |
| Former military ordnance | If the owner knows of a former ordnance location within one mile | Written notice before signing (Civil Code § 1940.7) |
| Demolition permit | If the owner has applied for one | Written notice before signing (Civil Code § 1940.6) |
| Refrigerator opt-out | Only if the tenant asked to bring their own, on a lease entered into, amended or extended on or after January 1, 2026 | Statutory checkbox statement in the lease (§ 1941.1(a)(11)(B)) |
| Automatic renewal clause | If the lease has one | At least 8-point bold type in the body, with a bold recital just before the signature (Civil Code § 1945.5) |
| Higher security for a service member | If charged on or after April 1, 2025 for reasons such as credit | Written statement of the amount and reason, on or before signing, and a return date in the lease (§ 1950.5(c)(4)) |
| Rent reporting offer | Landlords not exempt under § 1954.07 | At lease signing for leases on or after April 1, 2025 (Civil Code § 1954.07) |
Also check your addenda, and whether the tenant is opting out of a bulk internet subscription offered with the unit (Civil Code § 1942.8).
Money checklist
- First month's rent. Outside the cap; the cap is "in addition to any rent for the first month paid on or before initial occupancy" (§ 1950.5(c)(1)).
- Security deposit. Every payment, fee, deposit or charge imposed at the start of the tenancy counts, including pet deposits and last month's rent, however it is labeled. The cap, the small-landlord exception and the service-member rule are on the security deposits law page.
- No "nonrefundable" label on any security (§ 1950.5(n)).
- Receipts. Any payer may require a written receipt (Civil Code § 1499). Give one for every payment as a matter of course.
- Payment methods going forward. Allow at least one method that is neither cash nor electronic funds transfer, and do not charge a fee for paying by check (§ 1947.3). The details are on the rent payments and rent reporting law page.
- Portal setup. If you use an online portal, set it up together; you must still allow a non-cash, non-EFT option. Note how the deposit will be returned: if rent or the deposit is paid electronically, the balance must generally be returned electronically unless both agree in writing on another method (§ 1950.5(h)(1)(A)).
Keys, utilities and insurance
- Keys. List every key, fob, remote and code handed over, and have the tenant initial the list. Rekeying between tenants is good practice but is not required by § 1941.3; that section's deadbolt and window-lock duties still apply (buildings designated historically significant are exempt).
- Utilities. Note who holds each account, the transfer date and meter readings.
- Renters insurance. No California statute requiring or barring a renters insurance requirement was found. The DRE's tenant guide says many landlords require it, particularly liability coverage. If your lease requires it, collect proof now. See renters insurance requirement.
After the signatures
- Take move-in photos. For tenancies beginning on or after July 1, 2025, photos must be taken immediately before or at the start of the tenancy (§ 1950.5(g)(1)). Walk the unit with the move-in and move-out checklist; the full process is in the move-in inspection, step by step.
- Deliver the signed lease. A copy is due within 15 days of the tenant signing (§ 1962(a)(4)); handing it over the same day is simplest.
- File everything. Keep the signed lease, every disclosure and acknowledgment, receipts and photos together. The lead-based paint disclosure must be kept at least 3 years from the start of the lease (40 CFR § 745.113(c)(1)).
For owners
Build one packet per property with the disclosures that apply to it, and update it when the law or the property changes. The first-year landlord checklist covers the steps around this one.
For renters
Read every document before signing and ask for anything in the table above that applies but is missing. Get receipts, and confirm a way to pay rent other than cash or electronic transfer. The first 30 days in a Coronado rental covers what comes next.
Local rules
Some cities add rules on top of state law, such as local just-cause, relocation or rental registration requirements; check your city's code. Coronado has no local rent-control or just-cause ordinance as of October 2026 (based on a review of its code's contents).
Frequently asked questions
How much money can a landlord collect at lease signing in California?
The first month's rent plus security of no more than the § 1950.5(c)(1) cap, which counts any payment, fee, deposit or charge imposed at the start of the tenancy, including last month's rent. The amount and its exceptions are on the security deposits law page.
When does the tenant get a copy of the signed lease?
Within 15 days of the tenant signing it, under Civil Code § 1962(a)(4). After that, the tenant may ask for another copy once each calendar year, due within 15 days of the request.
Can a lease be signed electronically in California?
Yes, if both parties agreed to conduct the transaction electronically (Civil Code § 1633.5(b)). An electronic signature then satisfies a law that requires a signature (§ 1633.7). That agreement cannot be hidden in a paper standard-form contract.
Does every lease need the AB 1482 notice?
Not every lease. A property covered by the Tenant Protection Act needs the § 1946.2(f) tenant notice. A single-family home or condo that relies on the exemption in § 1947.12(d)(5) and § 1946.2(e)(8) needs the exemption statement instead, and for tenancies begun or renewed on or after July 1, 2020 it must be in the lease. Which properties are covered is explained on the rent increase cap law page.
This is general information, not legal advice. Laws change; confirm the current text and your situation with a California attorney.
McKee Properties manages rentals from its Coronado office; contact us with questions about your property.
Sources
- Civil Code § 1962 (opens in a new tab)
- Civil Code § 1946.2 (opens in a new tab) and § 1947.12 (opens in a new tab)
- Civil Code § 1950.5 (opens in a new tab)
- Civil Code § 1947.3 (opens in a new tab) and § 1499 (opens in a new tab)
- Civil Code § 1633.5 (opens in a new tab) and § 1633.7 (opens in a new tab)
- Civil Code § 1632 (opens in a new tab) and § 1945.5 (opens in a new tab)
- Civil Code § 2079.10a (opens in a new tab), § 1954.603 (opens in a new tab), § 1947.5 (opens in a new tab), § 1940.6 (opens in a new tab), § 1940.7 (opens in a new tab), § 1940.8 (opens in a new tab) and § 1940.9 (opens in a new tab)
- Civil Code § 1941.1 (opens in a new tab), § 1941.3 (opens in a new tab), § 1942.8 (opens in a new tab) and § 1954.07 (opens in a new tab)
- Gov. Code § 8589.45 (opens in a new tab)
- Health and Safety Code § 13113.7 (opens in a new tab), § 17926.1 (opens in a new tab) and § 26148 (opens in a new tab)
- CDPH, Mold (opens in a new tab)
- 40 CFR part 745, subpart F (opens in a new tab)
- California DRE, California Tenants guide (2026) (opens in a new tab)
Verified October 19, 2026.
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