Use it when a tenant signed the lease but hasn’t paid rent or deposit before move-in: pay within 2 days or the lease can be cancelled.
The lease is signed, but the tenant hasn’t paid the first month’s rent or the deposit yet, and hasn’t moved in. This notice says: “Pay what the lease says within 2 days, or I can cancel the lease.” It’s like reserving a table at a restaurant: if you never show up with the deposit, they give the table to someone else. The key word is before. Once the tenant has the keys and is living there, this form is the wrong tool.
Fill in the lease date, the address, the housing provider and the tenant. This ties the notice to one specific signed agreement.
Use the exact names from the lease, every tenant who signed.
The rent amount still owed, as set in the lease (paragraph 5 of C.A.R. form RLMM).
The deposit still owed, also from paragraph 5 of the lease.
Since 7/1/2024 the deposit is capped (AB 12): 1 month’s rent, or 2 months for a qualifying small landlord, never 2 for a servicemember. If the lease asked for more, fix the lease before you demand it.
Two blank lines for anything else the lease requires before move-in. Write what it is and the amount.
If the tenant doesn’t pay within 2 calendar days (or the number you fill in) after delivery, the housing provider may cancel the lease using C.A.R. form CLR. If a local rent or eviction ordinance applies, talk to a California real estate attorney before cancelling.
San Jose has its own tenant protection ordinance. A signed lease may already count as a tenancy there; don’t guess.
Up to two housing providers sign and date it.
Many people get this wrong: “I’ll give them the keys now, they promised to pay Monday.” Then Monday comes, no money, and the PPN is useless. You now need a 3-day notice and possibly a court case. I tell every owner the same thing: money first, keys second.
Also wrong: “Two months’ deposit is normal.” Not anymore. Since July 2024 most owners can only take one month. The small-landlord exception is narrow, and it never applies to a servicemember.
45-second explainer, vertical video.
Ken will reply and help you check your situation. No spam.
408-666-2825