When Can a Landlord Refuse Lease Renewal in California?

Many renters in California want to know if their landlord can refuse to renew a lease and, if so, under what circumstances. Understanding your rights—and the correct process your landlord must follow—can help you protect your home and respond appropriately if you receive a non-renewal notice.

Lease Renewal Basics in California

In California, a lease is a legal contract between a landlord and tenant. When your lease term ends, your landlord is generally not obligated to renew it, but there are laws that may restrict termination or non-renewal in certain situations. The main legislation governing these issues is the California Civil Code Sections 1940–1954 (Tenant Protections).¹

When Can a Landlord Refuse to Renew a Lease?

• No Cause (for Exempt Properties): If your rental is exempt from California’s “just cause” law (like certain single-family homes or newly constructed buildings), a landlord can choose not to renew your lease without giving a reason, as long as they provide proper written notice.
• With Just Cause: For most apartments and rentals built before January 1, 2005, landlords must have “just cause” to refuse renewal. Common lawful reasons include serious lease violations, non-payment of rent, or the landlord moving in.²
• Discriminatory or Retaliatory Reasons Are Illegal: Landlords can NEVER refuse lease renewal for reasons like your race, religion, having children, or because you requested repairs. These protections are detailed in California’s Fair Employment and Housing Act.³

Required Notice Periods for Non-Renewal

If your landlord does not wish to renew your lease, they must provide proper written notice before the lease ends:

• 30-Day Notice to Terminate Tenancy (Form): For tenants renting less than one year.
• 60-Day Notice to Terminate Tenancy (Form): For tenants renting one year or longer.

These official notices must be in writing and served according to legal requirements. California's official sample forms are available on the California Courts Self-Help Center:

• 30-Day Notice to Terminate Tenancy (Sample Form)
  • When to use: If your landlord ends your lease and you have lived there less than a year. For example, if your 12-month lease is expiring after 8 months and the landlord will not renew, you should receive this notice at least 30 days in advance.
• 60-Day Notice to Terminate Tenancy (Sample Form)
  • When to use: For tenants of one year or more. Your landlord must provide this at least 60 days before the lease ends if they will not renew.

What Is "Just Cause" Under California Law?

The California Civil Code Section 1946.2—sometimes called the Tenant Protection Act—requires "just cause" for most non-renewals after the first year. Just cause includes things like:

• Non-payment of rent
• Violation of important terms in your lease
• Criminal activity on the property
• Landlord or their family moving into the unit
• Significant renovations or demolition (with strict rules)

Exempt units may not require a specific reason for non-renewal, but notice rules still apply.

What to Do If You Receive a Non-Renewal Notice

If you get a written notice that your lease will not be renewed:

• Check if your unit is covered by "just cause" rules (see official tenant guide).
• Verify the notice period and format are correct.
• Ask your landlord (in writing) for the reason, especially if you have lived there more than one year.
• If you suspect discrimination or retaliation, document all communications and contact the Civil Rights Department.
• If you wish to challenge the non-renewal or believe the law was not properly followed, contact your local rent board or a tenant advocacy group.

If you are unsure whether your rental is covered by these protections, check with your city’s or county’s rent stabilization board or visit the California Department of Social Services Housing webpage.

Who Handles Rental Disputes?

In California, rental disputes are typically handled by your local city or county rent board (if available) or the civil court system. For more information or to locate your nearest resource, visit the California Courts – Eviction Help page.

Frequently Asked Questions

1. Can my landlord refuse to renew my lease for no reason?
   In California, landlords of some properties (like certain single-family homes) may refuse to renew without giving a reason. If your unit is covered by “just cause” rules, a valid legal reason is required.
2. How much notice do I get if my lease won’t be renewed?
   Generally 30 days if you’ve lived there less than a year, or 60 days if it’s a year or more. Special circumstances—like local rent control—may affect this timeline.
3. Is it legal for my landlord not to renew my lease if I complain about repairs?
   No. It is illegal for landlords to retaliate against tenants for exercising legal rights (such as requesting repairs or reporting violations).
4. What should I do if I think my non-renewal notice is illegal or retaliatory?
   Collect evidence, communicate in writing, and contact your local rent board or the California Civil Rights Department.
5. Where can I get help if my landlord refuses to renew my lease?
   You can connect with your local rent board, legal aid organizations, or the California Courts Self-Help Center for guidance.

Need Help? Resources for Renters

• California Courts Self-Help Center: Tenant/Landlord Resources
• California Civil Rights Department: File a Discrimination Complaint
• California Department of Consumer Affairs: California Tenants Book
• Contact your local rent or housing board (if your city/county has one) for guidance.

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1. California Civil Code Sections 1940–1954, Tenant Protections
2. California Civil Code Section 1946.2 (Tenant Protection Act)
3. California Fair Employment and Housing Act

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