Preventive Maintenance Checks and California Entry Rules

Reviewed by Brendan McKee, Managing Broker, DRE #01882732, on October 20, 2026.

California Civil Code § 1954 lets a landlord enter a rental only for listed purposes, such as necessary or agreed repairs and services, with reasonable written notice (24 hours is presumed reasonable) during normal business hours. Separate statutes allow entry for specific checks, including smoke alarms, carbon monoxide devices, water-conserving fixtures, water submeters, bed bug inspections and SB 721 balcony inspections. The entry statute does not mention routine inspections by name, so a periodic walk-through needs a plan built on the lease, the tenant's agreement and advice from a lawyer.

The short version

• Section 1954(a) says a landlord may enter "only" in the listed cases.
• Specific statutes authorize entry to test and maintain smoke alarms, CO devices and water fixtures, to deal with submeters and high water use, to inspect for bed bugs, and to inspect balconies under SB 721.
• Routine or preventive inspections are not a listed purpose. Put any walk-through plan in the lease, get the tenant's agreement, give written notice, and ask counsel.
• A lease clause that waives the tenant's § 1954 rights is void (Civil Code § 1953(a)).
• A landlord may not abuse the right of access or use it to harass the tenant (§ 1954(c)).

What § 1954 allows

The statute lists six cases (§ 1954(a)): an emergency; necessary or agreed repairs, decorations, alterations or improvements, necessary or agreed services, showing the unit, or the pre-move-out inspection under § 1950.5(f); abandonment or surrender; a court order; water submeter purposes under § 1954.201 and following; and compliance with the SB 721 balcony law (H&S § 17973).

For most entries, the notice rules are:

• Reasonable written notice stating the date, approximate time and purpose. Twenty-four hours is presumed reasonable; mailing at least six days before is presumed reasonable (§ 1954(d)(1)).
• Entry during normal business hours, unless the tenant consents at the time (§ 1954(b)). The statute does not define "normal business hours."
• The tenant and landlord may agree orally to an entry for agreed repairs or services, with a date and approximate time within one week of the agreement (§ 1954(d)(3)).
• No notice is needed for an emergency, when the tenant is present and consents at the time, or after abandonment or surrender (§ 1954(e)).

The full rule, including showings to buyers, is on the landlord entry page.

Statutes that allow entry for specific checks

When a visit fits one of these, name that purpose in the notice. The smoke alarm statute has its own notice wording and does not mention the six-day mailing presumption, so do not count on mailing to make that notice reasonable. Balcony inspections are covered in SB 721 balcony and deck inspections, and bed bug procedures in bed bugs and pest control.

Routine inspections: an open question

Section 1954(a) does not use the words "routine," "periodic" or "preventive," and the only inspection it names is the pre-move-out inspection under § 1950.5(f). The closest listed purposes are "necessary or agreed repairs" and "necessary or agreed services." For bed bugs, the Legislature said in so many words that inspection is a necessary service; no general statute says the same for routine inspections, so whether a periodic walk-through fits those purposes is unresolved. Section 1954 sets no maximum number of entries; its general limit is § 1954(c).

If you want periodic walk-throughs, take these steps:

1. Put the plan in the lease: what the visit is for, what you will look at and how you will give notice. See the repairs and maintenance clause.
2. Get the tenant's agreement before each visit, and accept a reasonable alternative time.
3. Give written notice with the date, approximate time and purpose, during normal business hours.
4. Ask a California landlord-tenant lawyer whether a particular check is allowed before relying on it.

A preventive check list

These items come from duties set in state law. Use them on a visit with a proper purpose and notice, or at turnover when the unit is empty.

• Smoke alarms. The owner of a rented unit is responsible for testing and maintaining them and must make sure they work when a new tenancy begins (H&S § 13113.7(d)(2)). The statute sets no testing frequency; follow the manufacturer's instructions.
• Carbon monoxide devices. Required in units with a fossil fuel burning heater or appliance, a fireplace or an attached garage, and must be operable when the tenant moves in (H&S §§ 17926, 17926.1).
• Water heater strapping. All existing residential water heaters must be braced, anchored or strapped against earthquake motion (H&S § 19211(a)).
• Water fixtures (multifamily). Water-conserving fixtures must operate at the manufacturer's rated water use when a tenant takes possession, and the owner corrects a problem on the tenant's notice or when the owner detects it (Civil Code § 1101.5(c)).
• Deadbolts. An operable deadbolt on each main swinging entry door (Civil Code § 1941.3(a)(1)).
• Signs of bed bugs. If an infestation is evident on visual inspection, the landlord is considered to have notice (Civil Code § 1954.602(b)).
• Leaks and moisture. Look under sinks, around toilets and at ceilings, and note any constant water use.
• Balconies and decks. For buildings covered by H&S § 17973, note the date of the last inspection report.

Write down what you saw, date your photos, and send the tenant a short summary of any repairs you will schedule. For timing by season, see the San Diego rental maintenance calendar.

Limits on access

Entry rights are not a way to pressure a tenant. Section 1954(c) bars abusing the right of access or using it to harass, and Civil Code § 1942.5 bars retaliation against a tenant who complains about repairs; see retaliation, harassment and lockouts. A lease cannot take away § 1954 rights (Civil Code § 1953(a)).

For owners

Plan visits around a listed purpose and say what it is. Group the statutory checks (smoke alarms, CO devices, fixtures) into one visit where you can, so tenants see fewer entries. Keep a copy of every notice. If a tenant declines a walk-through that has no listed purpose, do not enter; talk with counsel about your options.

For renters

You can ask what the visit is for and request a different time. For a listed purpose with proper notice, let the landlord in; refusing lawful entry under § 1954, H&S § 13113.7 or § 17926.1 is listed as an at-fault just cause for ending a covered tenancy (Civil Code § 1946.2(b)(1)). Report a broken smoke alarm or CO device; the owner is not in violation for a defect it was not told about (H&S §§ 13113.7(d)(2)(B), 17926.1(c)).

Local rules

Cities in San Diego County can add tenant protections and fire safety rules on top of state law. Battery smoke alarms meet the state rule "unless prohibited by local rules" (H&S § 13113.7(a)(4)), so check with your city or local fire department, and read your city's municipal code for any local tenant ordinance.

Frequently asked questions

Can a California landlord do routine inspections?

California's entry statute lists specific purposes, including necessary or agreed repairs and services. It does not mention routine inspections by name. Owners who want periodic walk-throughs should put them in the lease, get the tenant's agreement, give written notice, and ask a lawyer whether a particular check is allowed.

How much notice does a landlord need to give to test smoke alarms?

H&S § 13113.7(d)(2)(A) requires reasonable written notice and entry only during normal business hours, except in emergencies. Twenty-four hours is presumed reasonable.

How often can a landlord enter a rental?

Section 1954 does not set a maximum number of entries. Each entry needs a listed purpose and proper notice, and § 1954(c) bars abusing the right of access or using it to harass the tenant.

What counts as normal business hours?

Section 1954 does not define the term. Pick reasonable daytime hours, and if a tenant asks for an evening or weekend visit, the tenant can consent at the time of entry (§ 1954(b)).

Can a lease give the landlord broader entry rights?

A lease provision by which the tenant agrees to modify or waive rights under § 1954 is void (Civil Code § 1953(a)). A lease can still describe how notices are given and what visits the parties plan, but it cannot remove the statute's protections.

This is general information, not legal or tax advice. Rules change; confirm your situation with a California attorney, your local building or fire department, or a licensed professional.

Sources

• Civil Code § 1954 (opens in a new tab)
• Civil Code § 1953 (opens in a new tab)
• Health and Safety Code § 13113.7 (opens in a new tab)
• Health and Safety Code § 17926 (opens in a new tab)
• Health and Safety Code § 17926.1 (opens in a new tab)
• Health and Safety Code § 19211 (opens in a new tab)
• Civil Code § 1101.5 (opens in a new tab)
• Civil Code § 1954.211 (opens in a new tab)
• Civil Code § 1954.602 (opens in a new tab)
• Civil Code § 1954.604 (opens in a new tab)
• Civil Code § 1941.3 (opens in a new tab)
• Civil Code § 1946.2 (opens in a new tab)

Verified October 19, 2026.