Who Pays for Utilities in California Rentals? Laws Explained

Understanding who is responsible for paying utilities—like water, gas, and electricity—in California rentals is crucial for renters. The answer depends on your lease agreement, but state laws give important protections around utility billing and disclosure. Let’s break down what every California renter needs to know about utilities, billing, and your legal rights.

Utility Responsibilities: Landlord or Tenant?

California law doesn’t require landlords to cover all utility bills. Instead, the responsibility for each utility should be clearly outlined in your rental lease or agreement. Common setups include:

  • Tenant pays all utilities: Most common in single-family homes or when you have a separate meter.
  • Landlord pays some utilities: In many apartments, landlords cover water, trash, or gardening, while tenants pay for electricity or gas.
  • Utilities split between units: If utilities are not individually metered (called master-metered), the landlord must follow specific laws about charges and disclosures.

Before signing a lease, always check which utilities you’ll be responsible for and ask for these details in writing.

California Utility Billing Laws and Protections

California’s key utility laws and renter protections come mostly from the California Civil Code and the state Public Utilities Code.

  • California Civil Code Section 1940.9 requires landlords to disclose to tenants if utilities are master-metered (shared meters) and to provide billing information upon request.
  • Landlords cannot charge more than what the utility provider charges them, except for a reasonable administrative fee (not exceeding $4 per bill)[1].
  • California Public Utilities Commission (CPUC) regulates fair utility billing and complaints for shared or master-metered situations.
  • Utility shut-off for nonpayment is highly regulated—landlords cannot use utility shutoffs as a method of eviction or harassment.

Common Utility Types and Who Usually Pays

  • Electricity & Gas: Usually the tenant, especially if there are separate meters.
  • Water & Trash: Often the landlord in multi-unit buildings, but lease terms control.
  • Internet, Cable, Phone: Typically the tenant.

Review your California Lease or Rental Agreement for details, or request a copy from your landlord if unsure.

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Key Forms and How to Use Them

  • Notice of Utility Service Termination (Form not standardized statewide)
    Use: If you receive a shut-off notice for a utility in your landlord’s name, you can notify the provider and request to keep service due to occupancy. Example: If water is being shut off because your landlord didn’t pay, notify the water provider and provide proof you are a tenant.
    Learn more about keeping or restoring utilities.
  • Consumer Complaint Form (California Public Utilities Commission)
    Use: To report unfair or illegal utility charges, service shut-offs, or overbilling in master-metered rentals. Example: If your landlord overcharges for electricity, you file a complaint.
    Submit a utility complaint online (CPUC).

Utility Submetering and Master Meter Laws

If you live in an apartment with shared (master) meters or a submeter, your landlord must:

  • Disclose the billing arrangements in your lease
  • Provide billing records upon request
  • Only charge for actual utility usage (plus the administrative fee allowed by law)

For more details, check the master-meter and utility billing section of the Civil Code.

Tip: If your lease terms don’t match what’s happening in practice, discuss the issue with your landlord in writing. Keep copies of all correspondence and seek outside help if needed.

What To Do If You're Disputing a Utility Bill

If you believe you are being unfairly charged or face threatened shut-off in California:

  • Request an itemized copy of the utility bill from your landlord (required by law)
  • Contact the utility company if the bill is not in your name and you risk shut-off
  • File a utility complaint with the California Public Utilities Commission if the issue is not resolved

The official state tribunal that handles these issues is the California Public Utilities Commission (CPUC), which deals with residential utility billing, services, and complaints.

FAQ: Utility Payments and Tenants’ Rights in California

  1. Who pays for water, gas, and electricity in a California rental?
    It depends on your lease. Usually, tenants pay for individually metered utilities, but always check your rental agreement for specific terms.
  2. Can my landlord shut off utilities if I am late with rent?
    No. California law (Civil Code Section 789.3) prohibits utility shutoff as a means of eviction or retaliation by landlords.
  3. How do I dispute an unfair utility bill from my landlord?
    Request a copy of the actual utility bill. If overcharged or not resolved, contact the California Public Utilities Commission to file a complaint.
  4. Is my landlord required to give me notice before increasing utility charges?
    Yes. Any change in your responsibility or the amount you pay for utilities must be properly disclosed in writing according to California law.
  5. What should I do if I get a utility shut-off notice as a renter?
    Contact the utility provider immediately, inform them you are a tenant, and ask about options to keep or restore service while you resolve the issue.

Need Help? Resources for Renters


Key takeaways for California renters:

  • Utility payment responsibilities are set by your lease—always read and keep a copy.
  • State law protects against illegal shutoffs and unfair overcharging.
  • Resources and complaint forms are available from government agencies if you need help.
Bob Jones
Bob Jones

Editor & Researcher, Renter Rights USA

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for tenants everywhere.