A California lease commonly requires the owner's written consent before a tenant alters the unit, but three rules apply whatever that clause says: a qualifying request to install an EV charging station must be approved (Civil Code § 1947.6), a tenant may use a clothesline or drying rack in a private area under set conditions (Civil Code § 1940.20), and a lease may not impair a small satellite dish or antenna in an area under the tenant's exclusive use (47 CFR § 1.4000). Disability-related modifications follow their own fair housing rules.

The short version

  • A clause requiring written consent for alterations is common practice. Write down every approval.
  • EV chargers: for leases executed, extended or renewed on or after July 1, 2015, the landlord must approve a written request that meets § 1947.6, unless an exemption applies (for example, fewer than five parking spaces).
  • The tenant pays for an EV charger's installation, electricity and upkeep, and may have to carry liability insurance of up to 10 times the annual rent.
  • Clotheslines and drying racks are allowed in the tenant's private area if they meet the § 1940.20 conditions, including landlord approval.
  • The federal OTARD rule bars lease terms that impair satellite dishes of one meter or less on property within the tenant's exclusive use or control.
  • At move-out, deposit deductions stay within the § 1950.5 categories; fees for alterations the tenant requests are an exception to the deposit cap (§ 1950.5(c)(3)).

What the clause should cover

ItemWhat to includeWhy
Consent ruleNo alterations, painting, fixtures or lock changes without the owner's written consentClear default for everything not covered by statute
How to askWritten request describing the work, who does it, materials and timingGives the owner what it needs to decide
Approval termsLicensed contractor where required, permits, insurance where lawful, who owns the improvementProtects both sides
RestorationWhether the tenant must remove the change and restore at move-outAvoids move-out disputes
EV chargersA reference to the § 1947.6 process and the written agreement it requiresThe statute sets minimum terms
ClotheslinesReasonable time and location limits, approval of typeAllowed by § 1940.20(b)(4), (5)
Satellite dishesWhere dishes may go and any safety limits, without impairing installation in exclusive-use areas47 CFR § 1.4000
HOA rulesThat the tenant follows the association's architectural rulesCondo and planned-community homes
Disability modificationsThat requests are handled under fair housing law2 CCR §§ 12176 to 12181

EV charging stations: Civil Code § 1947.6

For any lease executed, extended or renewed on or after July 1, 2015, a landlord must approve a tenant's written request to install an electric vehicle charging station at a parking space allotted to the tenant, if the request meets the statute and complies with the landlord's procedural approval process for modifications.

When the duty does not apply (§ 1947.6(b)):

  • EV charging stations for tenants already exist for 10% or more of designated parking spaces;
  • parking is not provided as part of the lease;
  • there are fewer than five parking spaces;
  • the dwelling is subject to a residential rent control ordinance, but this exemption does not apply to a lease executed, extended or renewed on or after January 1, 2019;
  • the dwelling is subject to both a rent control ordinance and a local ordinance adopted on or before January 1, 2018 requiring approval of tenant EV-charger requests.

What the tenant's request must include. The request must include the tenant's consent to a written agreement covering at least (§ 1947.6(g)):

  1. compliance with the landlord's requirements for installation, use, maintenance and removal of the station and its infrastructure;
  2. a complete financial analysis and scope of work;
  3. a written description of how, when and where the work will be done, consistent with the state's permitting checklist;
  4. the tenant paying all costs of the landlord's installation before any modification;
  5. the tenant paying, as part of rent, the station's electricity and the costs of damage, maintenance, repair, removal and replacement.

Insurance. The tenant must carry personal liability coverage in an amount not to exceed 10 times the annual rent, from installation until removal or surrender of possession (§ 1947.6(h)). No insurance may be required if the station is certified by an OSHA-approved Nationally Recognized Testing Laboratory and the station and related electrical work is done by a licensed electrician (§ 1947.6(i)).

The landlord need not provide an extra parking space, and if the station effectively gives the tenant a reserved space, the landlord may charge monthly rent for it (§ 1947.6(d), (e)).

Clotheslines and drying racks: Civil Code § 1940.20

A tenant may use a clothesline or drying rack in the tenant's private area if all of these are met:

  1. it will not interfere with maintenance of the property;
  2. it will not create a health or safety hazard, block doorways, or interfere with walkways or utility equipment;
  3. the tenant seeks the landlord's consent before affixing a clothesline to a building;
  4. use follows reasonable time or location restrictions the landlord imposes;
  5. the tenant has received the landlord's approval of the clothesline or drying rack, or its type.

A "private area" is an outdoor area or an area in the tenant's premises enclosed by a wall or fence with access from a door of the premises. A balcony, railing, awning or other part of a building is not a clothesline or drying rack.

Satellite dishes and antennas: 47 CFR § 1.4000

The FCC's OTARD rule prohibits any restriction, expressly including a lease provision, on property within the exclusive use or control of the antenna user where the user has a leasehold interest, that impairs installation, maintenance or use of a satellite dish one meter or less in diameter, certain fixed-wireless antennas of that size, a television broadcast antenna, or a supporting mast.

  • "Impairs" means unreasonably delaying or preventing installation, unreasonably increasing the cost, or preventing reception of an acceptable signal.
  • Any fee must be reasonable.
  • Restrictions are allowed only for a clearly defined, legitimate safety objective or to preserve a listed or eligible historic property, and no more burdensome than necessary. The party imposing a restriction bears the burden of showing it complies.

A tenant's balcony, patio or yard under the tenant's exclusive use is the rule's territory. Common areas, roofs and exterior walls that are not under the tenant's exclusive use or control fall outside the text quoted above, and a lease may restrict installation there.

Disability-related modifications

A tenant with a disability may make reasonable modifications at the tenant's own expense when necessary, and a landlord may, where reasonable, require the tenant to restore the interior at move-out, reasonable wear and tear excepted (Government Code § 12927(c)(1); Civil Code § 54.1(b)(3)). Under the fair housing regulations, the owner may not increase the customary security deposit, may not require a particular contractor, and may not impose liability waivers or insurance requirements; restoration funds may be negotiated into an interest-bearing escrow in limited cases (2 CCR § 12181). See fair housing and source of income.

Handling an alteration request, step by step

  1. Identify the request type. Is it an EV charger, a clothesline, a dish or antenna, a disability-related modification, or an ordinary alteration?
  2. Apply the matching rule. Statutory requests follow their own conditions; ordinary requests follow the lease's consent clause.
  3. Check HOA rules if the home is in an association, and get any required association approval. See HOA rental restrictions.
  4. Put the approval in writing, with conditions, who pays, who does the work, and whether restoration is required.
  5. Photograph before and after, and keep permits and invoices.
  6. At move-out, compare against the approval. Deductions are limited to the § 1950.5(b) categories, such as repairing damage beyond ordinary wear and tear, and only amounts reasonably necessary. See security deposits.

Clause mistakes to avoid

  • A blanket ban on satellite dishes, including on the tenant's own patio.
  • Refusing a qualifying EV request because the lease says "no alterations."
  • Requiring insurance for a certified charger installed by a licensed electrician.
  • Banning every drying rack in a private area outright.
  • Requiring a disabled tenant to pay a higher deposit for a modification.

For owners

Decide in advance how you will handle common requests, so every tenant gets the same answer. If an alteration affects systems you must maintain, such as plumbing or electrical, your duties under the habitability and repairs rules still apply.

For renters

Ask in writing before changing anything, and keep the approval. For an EV charger, include everything § 1947.6(g) requires. A clothesline or drying rack in a private area is allowed only if it meets the § 1940.20 conditions, including the landlord's approval, and a lease may not impair a qualifying dish on a patio or balcony under your exclusive use or control. Photograph any approved change before and after.

Local rules

Some cities add rules on top of state law, such as local just-cause, relocation or rental registration ordinances, so 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

Does a California landlord have to allow an EV charger?

For leases executed, extended or renewed on or after July 1, 2015, a landlord must approve a written request that meets Civil Code § 1947.6, unless an exemption applies, such as fewer than five parking spaces or no parking provided with the lease. The tenant pays for installation, electricity and upkeep under a written agreement.

Can a lease ban satellite dishes in California?

Not on property within the tenant's exclusive use or control, such as a private balcony or patio, for dishes of one meter or less. The FCC's OTARD rule, 47 CFR § 1.4000, bars lease terms that impair them, except for clearly defined safety or historic-preservation limits. Common areas and roofs are outside that text.

Can a landlord prohibit clotheslines?

A tenant may use a clothesline or drying rack in a private area if it meets the § 1940.20 conditions: no interference with maintenance or walkways, no hazard, consent before attaching a line to the building, reasonable time and location limits, and landlord approval of the line or rack.

Can a tenant paint or make changes without permission?

Check the lease first. If it requires written consent for alterations, get the approval in writing before starting. The exceptions are the statutory rights for EV chargers, clotheslines and satellite dishes, and disability-related modifications.

Who pays to remove an approved alteration at move-out?

The written approval should say. Disability-related modifications follow 2 CCR § 12181, which allows interior restoration only where reasonable. Any deposit deduction is limited to the § 1950.5 categories and to amounts reasonably necessary.

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

Verified October 19, 2026.

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