Los Angeles Landlord Disclosures: What You Must Hand Over at Lease Signing

If you rent property in Los Angeles, the disclosure stack is heavier than most landlords realize. Federal rules apply. California rules apply on top. Los Angeles City rules apply on top of that. Miss one and you can void the lease, lose an unlawful detainer, or face administrative penalties from the Los Angeles Housing Department (LAHD).

Below is a working checklist of the disclosures and pamphlets a residential landlord in Los Angeles City should review at lease signing. It is not exhaustive, and your specific property may have additional obligations (rent-stabilized status, pre-1978 construction, flood hazard zone, common-area pesticide service, and so on). Confirm everything with the agencies and your attorney.

Federal disclosures

1. Lead-based paint (pre-1978 properties only)

Required by 42 U.S.C. §4852d for any residential dwelling built before 1978. Three pieces:

• EPA/HUD pamphlet "Protect Your Family From Lead in Your Home" (current edition)
• Lead-Based Paint Disclosure form signed by both parties (HUD form)
• 10-day inspection period for the tenant unless waived in writing

California statewide disclosures

2. Bedbug pamphlet (Civil Code §1954.603)

Effective July 1, 2017, every California residential landlord must provide a bedbug information pamphlet to:

• All new tenants before they sign a lease
• All existing tenants when they renew or as a separate disclosure

The pamphlet must include the statutorily required content. The CA Department of Consumer Affairs and many local landlord associations publish a compliant version.

3. Megan's Law notice (Civil Code §2079.10a)

Every residential lease must include the verbatim Megan's Law database notice referencing the California Department of Justice sex offender registry website. The notice text is set by statute. Do not paraphrase.

4. Death on premises (Civil Code §1710.2)

If anyone has died on the property within the prior three years, you must disclose that fact upon a request or, in practice, at offer. Two important points:

• You generally cannot disclose a death from HIV/AIDS. The statute prohibits this disclosure.
• Manner of death (natural causes vs. homicide vs. suicide) is a separate question and material facts may need to be disclosed if asked.

This is a frequently missed disclosure. Document the answer in writing in the lease packet, even when the answer is "no death has occurred on the property in the past three years to the landlord's knowledge."

5. Mold (Health & Safety Code §26147; Civil Code §1102.17)

Written disclosure required if you know or have reasonable cause to believe mold is present at levels that would pose a health threat. The CA Department of Public Health publishes a "Mold In My Home: What Do I Do?" booklet that many landlords attach as belt-and-suspenders.

6. Smoke alarms and carbon monoxide alarms (Civil Code §1947.6, Health & Safety Code §13113.7, §17926)

You must install operable smoke alarms and carbon monoxide alarms compliant with the California State Fire Marshal standards, and must disclose the locations to the tenant. Many leases include a signed "alarm test" form acknowledging the tenant verified each unit at move-in.

7. Asbestos (pre-1981 properties)

For multi-unit buildings constructed before 1981, written notice to tenants if asbestos is known to be present, with an explanation of safe handling.

8. Pesticide application (Civil Code §1940.8)

If the landlord uses a structural pest control operator on a periodic basis, advance written notice to tenants of the schedule and pesticides used.

9. Flood hazard area (Civil Code §1102.6e via AB 1197)

If the property is in a special flood hazard area or area of potential flooding designated by FEMA or the state, written notice required at lease signing.

10. Methamphetamine contamination (Health & Safety Code §25400.28)

If the unit has been the subject of a meth-contamination order from a local health officer that has not been cleared, written disclosure required.

11. Demolition permit (Civil Code §1940.6)

If you have applied for a demolition permit, written notice to all current and prospective tenants before they apply or sign.

12. Utility submetering, ratio billing (Civil Code §1954.201 and following)

Detailed disclosures required if any utility is shared, submetered, or billed by RUBS-style allocation.

Los Angeles-specific disclosures

13. RSO Disclosure (LAMC §151.05)

If your unit is covered by the Los Angeles Rent Stabilization Ordinance (most multifamily built before October 1, 1978, with two or more units), you must register the unit annually with LAHD and provide tenants with the required RSO disclosure language. Failure to register the unit blocks rent increases and certain evictions.

14. LAHD "Renters Rights" handout

LAHD publishes a tenant rights handout that landlords are encouraged (and in some cases required) to provide at move-in for covered units. The handout summarizes the RSO, Just Cause Ordinance, anti-harassment, and complaint procedures.

15. Just Cause Ordinance (LAMC §151.30 and following)

The Los Angeles Just Cause Ordinance covers all rentals in the City of Los Angeles, including units not subject to RSO rent caps. Eviction notices must state a permitted "just cause" and reference the ordinance. Add the JCO disclosure language to your lease and to every notice you serve.

16. Tenant Anti-Harassment Ordinance (TAHO, LAMC §45.33)

TAHO prohibits landlord conduct that harasses or coerces a tenant. The lease packet should include the tenant's rights under TAHO. Pattern-of-delay repair behavior can become a TAHO violation.

17. Relocation assistance (when applicable)

For evictions under specific just-cause categories (owner move-in, demolition, withdrawal under Ellis Act, substantial remodel), LAHD requires payment of statutory relocation assistance and a written advisory to the tenant of the amount and process. Get current numbers from LAHD before serving the notice.

How to assemble the lease packet

1. Lease itself, with the Megan's Law statutory text and the Los Angeles Just Cause Ordinance disclosure embedded
2. Bedbug pamphlet (signed acknowledgment page)
3. Lead-based paint disclosure + EPA pamphlet (pre-1978 only, signed)
4. Mold pamphlet, if relevant, with disclosure form
5. Smoke / CO alarm acknowledgment, signed at move-in
6. RSO disclosure and LAHD Renters Rights handout, if covered unit
7. TAHO advisory
8. Pesticide schedule, flood hazard, asbestos, demolition permit notices, where applicable
9. Death-on-premises statement, signed and dated by both parties

Save signed copies of every disclosure with the lease for the duration of the tenancy plus your retention period. If a tenant later disputes a notice, the signed disclosure packet is your defense.

Where rentnotice.com fits

rentnotice.com generates the California-compliant 3-day notices, 24-hour notices to enter, and post-entry receipts that reference the same statutes and ordinances above. We do not generate leases or disclosure packets directly, but our notices include the LAMC §151 RSO and §151.30 JCO language where appropriate, the LAHD city filing copy, and the certified mail tracking that LAHD requires within 3 business days of service.