The Long-Term Landlord's Guide to Required Disclosures in California

California has one of the most extensive sets of landlord disclosure requirements in the country. At move-in, landlords are required to provide tenants with a range of documents and notices — and the list has grown over time as the legislature has added new requirements. Missing a required disclosure doesn't just create an awkward moment; it can expose landlords to legal liability and complicate future proceedings if a tenancy becomes disputed.

This post covers the major categories of required disclosures for long-term residential rentals in California. It's an overview, not an exhaustive legal checklist — always verify current requirements with a California real estate attorney or your property manager before signing a new lease. Requirements also vary by city, so local rules may add to what's covered here.

Move-In Documentation: AB 2801

One of the more recent additions to California's landlord requirements is AB 2801, which took effect in 2024. The law requires landlords to provide tenants with photo documentation of the property's condition before they move in, and again when they move out — before any cleaning or repairs are done.

This requirement exists to create a clear, timestamped record of the unit's condition at both ends of the tenancy, which protects both parties in any deposit dispute. Landlords who skip this step are at a disadvantage if they later try to make security deposit deductions, since they won't have documentation to support the claim that damage occurred during the tenancy.

Lead Paint Disclosure

Federal law requires landlords of properties built before 1978 to disclose the presence of known lead-based paint hazards and provide tenants with the EPA's "Protect Your Family from Lead in Your Home" pamphlet. Given that much of the Bay Area's housing stock was built before that cutoff — particularly in San Francisco, Oakland, and Berkeley — this is a disclosure that applies to a large share of the region's rental properties.

Mold Disclosure

California requires landlords to disclose any known mold in the unit that poses a health risk. Bay Area climate conditions — particularly in coastal neighborhoods and older buildings with limited ventilation — make mold a real and common issue. If you know it's there, you're required to disclose it. Discovering it later and not having disclosed it creates both a habitability problem and a disclosure liability.

Pest and Bed Bug Disclosure

Landlords are required to provide new tenants with a written pest control notice if the property has received pest control services in the past 12 months, or if there is a pest control contract in place. There are also specific disclosure and response requirements around bed bugs — landlords must inform tenants of bed bug infestation policies in writing at move-in.

The Military Ordnance Disclosure

If a rental property is located within one mile of a former federal or state military installation that may have been used for military training with live ammunition, California requires a written disclosure. Parts of the Bay Area — including areas near former military installations in Alameda County and the Peninsula — may trigger this requirement. Most landlords in affected areas are already familiar with it, but it's worth confirming for any new acquisition.

Smoking Policy

California requires landlords to disclose their smoking policy in the lease or rental agreement — specifically whether smoking is permitted in the unit, in common areas, or anywhere on the property. Given how many Bay Area municipalities have additional local smoking restrictions, and how frequently smoke damage arises as a deposit issue, having a clear written policy is important.

Rent Control and AB 1482 Notices

For properties covered by AB 1482 (the statewide Tenant Protection Act), landlords are required to provide tenants with a specific written notice at the start of the tenancy informing them of their protections under the law. Properties that are exempt from AB 1482 — such as single-family homes where the owner has provided proper notice — are required to provide a written notice of that exemption. Getting this backwards (or skipping it altogether) creates compliance problems down the line.

The Bottom Line

Required disclosures are not paperwork formalities. They're legal obligations, and the list is longer than most self-managing landlords realize. A professional property management company uses standardized move-in packets that include all required state and local disclosures — which is one of the concrete ways that professional management reduces liability exposure for Bay Area property owners.