When can a California landlord enter your rental? Notice and privacy rules

The allowed reasons for entry

Civil Code § 1954 lists the situations in which a landlord may enter: in an emergency; to make necessary or agreed repairs, decorations, alterations or improvements, or to supply agreed services; to show the unit to prospective or actual buyers, lenders, tenants, workers or contractors; when the tenant has abandoned or surrendered the unit; under a court order; and for certain inspections, such as the initial inspection before you move out. The lease cannot give the landlord broader rights than the statute allows.

Wanting to check on you, look around without a reason or pressure you to move out are not allowed reasons.

Notice and timing

Outside an emergency, the landlord must give you reasonable written notice of the intent to enter. Twenty-four hours is presumed reasonable, and six days if the notice is mailed. The notice should state the date, the approximate time and the purpose of the entry. Entry must be during normal business hours unless there is an emergency, you consent at the time of entry, or you have abandoned the unit.

There is a narrower rule for showing the unit to a buyer: if the landlord has told you in writing that the property is for sale, the landlord may give notice orally for showings within the following 120 days, still at least 24 hours in advance. You can also agree to a specific entry orally, for example a repair visit you scheduled yourself.

• Ask for entry notices in writing and keep them.
• If the time does not work, propose another time in writing.
• Do not change the locks without checking your lease and getting advice.

When entry becomes harassment

A landlord may not abuse the right of entry or use it to harass a tenant. Repeated entries without notice, entries at night without an emergency, or entering to intimidate you can violate § 1954. Under Civil Code § 1940.2, a significant and intentional violation of the entry rules, done to influence a tenant to move out, can lead to a civil penalty for each violation. Some cities also have tenant anti-harassment ordinances.

Document every unannounced entry: the date, the time, who entered, what they did and any witnesses. Write to the landlord asking that future entries follow § 1954. If the pattern continues, an attorney can explain your options.

Your side of the bargain

You may not unreasonably refuse entry when the landlord gives proper notice for an allowed reason. Refusing access for necessary repairs can be used against you later, for example in a habitability dispute or a lease violation claim. If you have concerns about a specific visit, such as a contractor you do not know, raise them in writing and suggest a solution rather than simply refusing.