Let's start with the obvious. Culver City applies the California statewide landlord-tenant rules. A number of additional unique local ordinances are active as well. The rental agreements, disclosures, security deposits, and rental management can be a nightmare for new owners. If you're thinking about owning property in Culver City, at least take a quick skim. We're digging into rental agreement and security deposit laws unique to Culver City.
Culver City Rental Agreements and Leases
Movies love to depict verbal contracts as non-binding. However, that is not necessarily true. Also, we have to say it: this isn't legal advice.
The truth is that California recognizes both written and oral rental agreements. Under Civil Code §§ 1940–1954.1, an oral agreement is valid. You'd think Hollywood would get this right being in California. While a verbal contract can be binding, you should still write out a lease. It helps with clarity. For example, who repairs things when they break? Who pays for pest control?
Landlords in Culver City Must Comply with California Standard Disclosures
A Culver City landlord's responsibilities include providing a habitable premises. They need to warn tenants about aspects of the rental property. They need to know what could cause them injury or interfere with their tenants' safe use of the dwelling. So, if a building was built before 1978? Need to disclose if it used lead-based paint. Landlords may need to make these disclosures orally or in writing. Standard disclosures mandated by California include information about:
Landlord contact information
Lead-based paint (for pre-1978 buildings)
Pest control activity
Bedbug information
Toxic Mold
Megan's Law database
Meth contamination (per the Methamphetamine Contaminated Property Act of 2005)
Recent death on the property
Demolition plans
Flood hazard area
No smoking policy
Proximity to former military training grounds
Unit in a condominium conversion project
Keep in mind that some problems need more than disclosure. They actually need to be fixed. A landlord can warn a tenant about a hidden danger. However, the property owner will still be legally responsible for inspecting and maintaining the property. This is why a full-service property manager can be helpful. The best property managers, like Martin Feinberg and his team, know how to make sure your property is safe for tenants.
Culver City Local Requirements
Culver City mandates that all rental units are registered with the city annually. Landlords must provide each tenant with a copy (or post publicly) of the city's Rent Registration Certificate. All rental agreements, written and oral, must contain specific Culver City-required clauses. These address items like "just cause" eviction, owner move-in limits, buyout agreements, and anti-harassment protections for tenants.
Recent Culver City Property Management Changes
Since 2020, Culver City's ordinances require registration for all rentals. These include single-family homes and condos. It includes new addendums and clauses to all active leases. Notably, landlords must provide an addendum (signed by tenants) that outlines the city's tenant protections and just cause requirements. If a new lease or renewal occurred after July 1, 2020, special language for owner-occupancy rights must also be included for legality.
Culver City Rental Security Deposits
As of July 1, 2024, California Civil Code § 1950.5 (amended by AB 12) restricts security deposits. Nearly all rentals are capped to one month's rent. This is regardless of whether the unit is furnished or unfurnished. Previously, the maximum was two months for unfurnished, three months for furnished.
One Month's Rent Exception
The main carve-out is for "small landlords". These are people (not corporations) who own no more than two residential properties with up to four units total. These landlords may collect up to two months’ rent as a deposit, regardless of furnishing.
Security Deposit Rules
Security deposits must be returned within 21 days of move-out. The landlord must provide an itemized statement of any deductions made for rent, damages (beyond normal wear and tear), or cleaning. Deductions must be documented. The best practice (and frequently requested in disputes) is to provide photographic evidence for each deduction. This practice is increasingly referenced in updated landlord resources. Using photographs for property move-in and move-out documentation is highly recommended and can help with any disputes or small claims actions.
Culver City Rules Around Security Deposits
Culver City doesn't currently have additional deposit restrictions. However, all landlords remain subject to Culver City's anti-harassment and disclosure rules. These affect both deposit returns and documentation obligations. Culver City's tenant ordinances provide local enforcement mechanisms to tenants. If a landlord unfairly withholds a deposit as a form of retaliation or harassment? Tenants may seek city intervention or pursue penalties locally on top of state civil penalties.
Landlords in Culver City need to provide additional written disclosures and notices to tenants at lease signing and before deductions from deposits. These include a breakdown of rent control rules, tenant protections, and city contact information if a dispute arises. Clauses that attempt to circumvent deposit refunds or anti-harassment protections (such as tenant waivers or “nonrefundable deposit” provisions) are void and unenforceable under both state and city law. Culver City specifically scrutinizes and penalizes these clauses.
Who is the Best Culver City Property Manager?
As a Culver City property owner, you probably don’t want to obsess over rental property fees and agreements. You want someone with a lot of experience who is current on new laws and rules. Martin Feinberg has over 30 years of experience in real estate and property management. He is one of the most consistently successful Realtors and property managers operating in Culver City. It's a particular area of expertise for him.
Want to work with Martin and his team? Contact Us.
