Finding a reliable tenant in Santa Clarita does not have to feel overwhelming. You just need a clear process that protects you legally, keeps things fair, and moves quickly when you find the right fit. If you are new to landlording or placing tenants in SCV, a repeatable, compliant workflow will save you time, stress, and money.
In this guide, you will learn the core laws you must follow in California, how to advertise a rental the right way, a step-by-step screening process, and the move-in essentials. You will also get a quick checklist and local support ideas to keep your leasing on track. Let’s dive in.
Know the rules in California and SCV
Before you advertise or screen a single applicant, ground your process in the laws that apply to Santa Clarita landlords.
- Fair Housing. The federal Fair Housing Act bans discrimination based on race, color, national origin, religion, sex, familial status, and disability. Your ads, screening, and selection must comply with these protections. Review the basics in the HUD Fair Housing Act overview.
- Criminal history. Avoid blanket bans. HUD advises that one-size-fits-all exclusions for criminal records can create illegal disparate impact. Use individualized assessments that consider the offense type, how long ago it happened, and relevance to safety. See HUD’s criminal records guidance.
- Credit reports and FCRA. If you use consumer reports for screening, the Fair Credit Reporting Act sets the rules. You need written consent before ordering reports. If you deny or change terms based on a report, you must follow the pre-adverse and adverse action steps. The FTC explains these steps in its guide for housing providers: Using consumer reports: what landlords need to know.
- State protections. California adds protected classes beyond federal law, including source of income, sexual orientation, gender identity, and more. Review state guidance at the California Civil Rights Department housing page.
- AB 1482 — rent cap and just cause. The Tenant Protection Act of 2019 limits rent increases for covered units and requires just-cause reasons for eviction. Some properties are exempt. Always check coverage before you set rent or issue notices. Read the bill text and scope in AB 1482.
- Security deposits. California Civil Code section 1950.5 governs deposit limits, itemized deductions, and timelines for returning funds. Follow it exactly to avoid disputes. See Civil Code 1950.5.
- Entry for showings. If the unit is occupied, California Civil Code section 1954 requires reasonable notice, typically 24 hours in writing, and reasonable hours for entry. Review Civil Code 1954.
Local note: Cities and counties sometimes add rules. Confirm whether any Santa Clarita or Los Angeles County ordinances apply to your property, especially near jurisdiction boundaries.
Craft a compliant rental listing
A strong listing sets the tone for a smooth tenant placement. Keep it clear, complete, and fair.
What to include
- Monthly rent, security deposit, lease length, target move-in date.
- Beds, baths, approximate square footage, parking, in-unit laundry or hookups, outdoor space.
- Utility details and who pays what.
- Pet policy and any fees or restrictions.
- Showing instructions and application steps.
- Disclosure note if pre-1978 construction requires a lead-based paint disclosure.
Fair housing language
- Focus on property features and terms. For example, “updated kitchen, in-unit laundry, assigned parking.”
- Avoid any preference or limitation tied to protected classes. Do not use phrases like “ideal for singles,” “no kids,” or references to religion or nationality. See the HUD Fair Housing Act overview for examples.
- In California, be careful about source of income. If you accept rental assistance or third-party payments, state it clearly and apply your criteria consistently.
Where to advertise
- Major rental platforms, regional MLS through the local Realtor association, neighborhood social media groups, and community boards can all help. Include a short, neutral yard sign and consider a virtual tour for reach.
Reduce screening burden in your ad
- List your basic criteria upfront: “Income verification required,” “credit and background check required,” “complete application with ID and pay stubs.”
- Explain the application fee, timeline, and how to schedule a showing.
Build a repeatable screening workflow
A written policy keeps your decisions consistent and defensible. Here is a simple sequence you can reuse for each unit.
Step-by-step timeline
Pre-qualify by phone or email. Confirm move-in date, monthly income range, pets, and any deal-breakers.
Collect a complete application. Use a standard form with signed consent to order consumer reports and to contact references. Ask for ID, recent pay stubs or bank statements, employer contact, and prior landlord information.
Order consumer reports. Credit, eviction, and, if you use them, criminal background reports from an FCRA-compliant provider.
Verify income and employment. Call or use verified documentation. For self-employed applicants, accept tax returns and bank statements.
Check rental history. Contact prior landlords to confirm payment history and any lease issues. Document every call.
Score and decide. Apply your written criteria and record your decision the same day you complete verification.
Set clear, consistent criteria
Common policy elements you can adapt:
- Income. Minimum gross household income around 2.5 to 3 times the monthly rent. Accept documented additional income or a qualified co-signer if your policy allows.
- Credit. A threshold score is common, but allow context for items like medical debt. State if higher deposits or co-signers are permitted with exceptions.
- Rental history. Recent, documented eviction judgments are often disqualifying. Consider the age of the event and any repayment documentation.
- Criminal history. Avoid blanket exclusions. Use an individualized assessment that considers the nature of the offense, time since conviction, relevance to safety, and rehabilitation, consistent with HUD’s criminal records guidance.
- Pets. State your pet policy and any fees clearly.
Apply your criteria uniformly to every applicant. Keep your policy in writing and note any exceptions and why you made them.
FCRA notices done right
If you might deny or change terms because of information in a consumer report, follow the FCRA notice sequence.
- Pre-adverse action. Before you finalize a denial, give the applicant a pre-adverse action notice, a copy of the report, and the summary of rights. The FTC explains this process in its landlord FCRA guide. You can find the required “Summary of Your Rights Under the FCRA” on the CFPB’s site.
- Adverse action. After a reasonable time for dispute, if you finalize the denial or different terms, send the adverse action notice with the required details about the consumer reporting agency and the applicant’s rights.
Keep copies and dates for every notice you send.
Avoid fair-housing pitfalls
- Use objective, written criteria and apply them the same way to everyone.
- Be careful with policies that may have a greater impact on protected classes, such as broad criminal-history bars or income multipliers that are higher than needed. Document the business necessity and your individualized review, in line with HUD guidance.
Showings, move-in, and disclosures
Getting the logistics right protects you and sets up a smooth tenancy.
Showings in occupied units
If someone still lives in the home, follow California Civil Code section 1954. Provide written notice at least 24 hours in advance, schedule at reasonable times, and document the notice and entry. Review the specifics in Civil Code 1954. Keep keys secure and accompany visitors during tours.
Vacant-unit showings
Turn on utilities and lights, clean thoroughly, and consider a short virtual tour. This helps pre-qualify interest and reduces unnecessary in-person showings.
Move-in compliance and safety
- Lead-based paint. For homes built before 1978, federal law requires a disclosure and delivery of the EPA/HUD pamphlet. See the EPA’s page on real estate lead disclosure requirements.
- Smoke and CO detectors. Confirm devices meet California requirements and test them at move-in.
- Deposits and documentation. Provide a receipt and a move-in condition checklist with photos. Follow Civil Code 1950.5 for what you can charge and how you must account for deductions at move-out.
- Utilities and keys. Clarify who pays which utilities, when to transfer service, and document key handoff. Rekey between tenancies for safety.
Selecting a tenant and documenting your decision
When you have multiple qualified applicants, pick the one who best fits your documented criteria, not the one who seems the most convenient.
- Use a scoring matrix. Weight income stability, credit, rental history, references, desired move-in date, and pet status. Keep the scores and notes for at least one year.
- Holding deposits. If you take a holding fee before lease signing, put the terms in writing, including when it is refundable.
- Lease terms to confirm. Rent amount, due date, grace period, late fee policy, deposit amount, pet terms, maintenance responsibilities, right-of-entry language, renewal and notice timelines, and dispute resolution if used. Make sure nothing conflicts with California law or with AB 1482 requirements for covered units.
- Move-in packet. Give the signed lease, deposit receipt, condition checklist, any required disclosures, payment instructions, and contact info for repairs and emergencies. Schedule an initial walk-through and save the photos.
Local support in Santa Clarita
You do not have to handle every step alone. Many SCV landlords lean on local vendors for speed and compliance.
- Marketing help. Photographers and videographers for listing photos and virtual tours, plus sign installers for quick visibility.
- Screening tools. FCRA-compliant tenant screening services and identity-verification tools to reduce fraud.
- Legal and management. A local attorney experienced in Los Angeles County landlord-tenant matters and, if desired, a property manager for full-service or a la carte leasing.
- Turnover pros. Cleaners, locksmiths for rekeying, handypeople, HVAC, plumbing, electrical, landscaping, and pest control.
- Community resources. The Santa Clarita Valley Association of REALTORS for MLS exposure and vendor referrals, local Chambers of Commerce, and peer referrals from other SCV landlords.
Lean on neighborhood knowledge too. Market timing and demand can vary across Valencia, Newhall, Saugus, Canyon Country, and Castaic. A short, well-timed listing push with quality photos often brings multiple qualified applications quickly.
Quick checklist: your tenant placement process
- Confirm whether AB 1482 and any local ordinances apply to your property.
- Draft a neutral, complete listing and a standard application.
- Get written consent to run consumer reports.
- Order credit, eviction, and, if used, criminal reports from an FCRA-compliant provider.
- Verify income, employment, and rental history with documentation.
- Apply your written screening matrix consistently and document your decision.
- If you deny based on a report, send pre-adverse and adverse action notices with the required documents.
- Execute the lease, deliver the move-in packet, and take move-in photos.
- Retain records of advertising, applications, reports, and decisions.
Ready to place a great tenant with less stress? If you would like help with SCV-ready listing marketing, screening guidance, or local vendor referrals, the Stephanie Paige Group is here to support you with practical, neighborhood-first service.
FAQs
What is AB 1482 and does it apply in Santa Clarita?
- AB 1482 is California’s Tenant Protection Act that limits rent increases for covered units and requires just cause for eviction; review coverage and exemptions in the AB 1482 bill text.
What notices must I give before denying a rental applicant in California?
- If denial is based on a consumer report, FCRA requires a pre-adverse action notice with the report and rights summary, then an adverse action notice; see the FTC’s landlord FCRA guide and the CFPB rights summary.
How much security deposit can I collect in California?
- California Civil Code 1950.5 sets deposit limits and return rules for residential rentals; review the details in Civil Code 1950.5.
What are the rules for entering an occupied rental for showings in California?
- Provide reasonable notice, typically 24 hours in writing, and enter at reasonable times as required by Civil Code 1954.
Do I need a lead-based paint disclosure for my Santa Clarita rental?
- If your property was built before 1978, federal law requires a disclosure and delivery of the EPA/HUD pamphlet; see the EPA’s lead disclosure requirements.
