Thinking about bringing in a roommate or subleasing your Los Angeles rental? Great idea—when it’s done the right way. At TGN Property Management, we keep the process compliant, transparent, and straightforward so you avoid surprise violations or costly disputes.
Our Los Angeles Property Management experts recommend using this guide to understand what’s allowed, how to get approval, and the exact steps to follow.
Quick Answer
- You can sublease or add a roommate only if your lease allows it or you obtain written consent from the landlord/manager.
- Subleasing keeps you liable under the original lease; assignment transfers your lease to a new tenant (if permitted).
- All adults (18+) should be screened and approved in writing before moving in.
- Short‑term rentals (under 30 days) are tightly regulated by Los Angeles’ Home‑Sharing Ordinance and are typically prohibited in standard rentals.
- Deposits and fees must comply with California law. Application fees are capped; nonrefundable “admin” fees are generally not allowed; security deposits are capped at one month’s rent in most cases.
- Always document changes with a roommate addendum or sublease agreement plus a condition report.
Our Los Angeles Property Management experts recommend getting written approval before anyone moves in or pays rent—verbal permissions can lead to disputes.
What your lease (and local rules) actually say
Your lease is the first stop. Many Southern California leases either prohibit subleasing outright or require prior written consent. Others allow roommates with screening and a signed addendum. Local rules can add layers:
- Los Angeles Rent Stabilization Ordinance (RSO) properties: Special rules may affect occupancy, rent adjustments, and notices. Policies can change, so always verify with the Los Angeles Housing Department and your lease.
- HOA/Condo buildings: Associations may control move‑in windows, require insurance, and charge move fees or deposits—these are separate from landlord policies.
- Short‑term stays: LA’s Home‑Sharing Ordinance restricts rentals under 30 days unless it’s your registered primary residence and your lease allows it. Most apartment/condo leases prohibit short‑term subleases entirely.
Our Los Angeles Property Management experts recommend confirming your property type (RSO or not, HOA or not) and getting the current building rules in writing.
Sublease vs. add a roommate: What’s the difference?
- Adding a roommate (co‑tenant): The new person joins the existing lease via an addendum. Everyone is typically jointly and severally liable for rent and damages, meaning any one tenant can be held responsible for the full amount.
- Sublease: You remain the tenant with the landlord, and you rent to a subtenant. You’re still responsible to the landlord for rent and condition of the unit. The subtenant pays you (or sometimes the landlord, if approved), but you carry the risk.
- Assignment: You transfer your entire interest in the lease to a new tenant (if allowed). After a proper assignment and release, your liability may end.
Our Los Angeles Property Management experts recommend adding a roommate (with proper screening) when you plan to stay, and pursuing an assignment (not a sublease) if you’re leaving long‑term and your lease permits it.
Step‑by‑step: How to add a roommate or sublease the right way
- Review your lease
- Look for sections labeled “Subletting,” “Roommates,” “Assignment,” or “Occupancy.”
- Note any consent requirements, screening rules, and fees.
Our Los Angeles Property Management experts recommend emailing your manager for written clarification if anything is unclear.
- Pre‑approval conversation
- Share the prospective person’s name, target move date, and whether they’re a roommate, subtenant, or assignee.
- Ask for the required forms and a timeline.
- Application and screening
- Every adult (18+) completes an application and provides ID, income verification, and rental history.
- In California, application/screening fees are allowed but capped by state law and should reflect actual costs.
- Expect standard credit, background, and rental checks.
Our Los Angeles Property Management experts recommend confirming the screening fee amount in advance and asking for a receipt.
- Formal documents
- Roommate: Sign a Roommate/Occupancy Addendum, update the rent ledger, and confirm joint liability.
- Sublease: Sign a Sublease Agreement plus a Landlord Consent to Sublease; clarify who pays whom, and ensure the subtenant follows all house rules.
- Assignment: Execute an Assignment and Assumption of Lease, with landlord consent and a written release if granted.
- Add the new person to renters insurance and any required building registrations.
- Move‑in coordination
- If you’re in an HOA or elevator building, schedule move‑in times, provide a Certificate of Insurance from your movers, and pay any HOA‑mandated move fees/deposits.
- Complete a condition checklist with photos for any roommate or subtenant taking possession of bedrooms or shared spaces.
- If someone later moves out
- Notify the landlord in writing.
- Understand that the security deposit stays with the lease, not with individual tenants; co‑tenants should settle reimbursement among themselves unless the landlord reissues the lease and reconciles the deposit.
Our Los Angeles Property Management experts recommend a mid‑term walkthrough and a side agreement among co‑tenants about deposit splits to prevent disputes.
Fees, deposits, and rent: What’s allowed in California
- Security deposit cap: In most cases, California caps residential deposits at one month’s rent. Any “pet deposit” or added roommate deposit counts toward that cap.
- Nonrefundable fees: General “admin” or “move‑in” fees from the landlord are typically not allowed as nonrefundable add‑ons.
- HOA fees: Legitimate third‑party HOA move fees or deposits can be passed through with documentation.
- Rent changes: Adding a roommate doesn’t automatically change rent unless your lease provides for it or local law permits a change.
Our Los Angeles Property Management experts recommend updating the lease ledger in writing so everyone knows the total rent, due date, and acceptable payment methods.
Common pitfalls to avoid
- Unauthorized occupants: Moving someone in without approval can trigger lease violations and cure/quit notices.
- Short‑term sublets: Listing on Airbnb/VRBO without explicit permission can violate both lease and city law.
- Skipping insurance: If the new roommate isn’t listed on your renters policy (or doesn’t carry their own), you could face uncovered losses.
- Exceeding occupancy: Follow building codes and lease limits; the common guideline is two persons per bedroom plus one, but always defer to your lease and local rules.
- Deposit misunderstandings: Landlords don’t do partial deposit returns mid‑lease; settle co‑tenant contributions privately unless the lease is fully reissued.
Our Los Angeles Property Management experts recommend a simple one‑page roommate or sublease plan that lists who pays what, how utilities are split, and what happens if someone leaves early.
Special notes for rent‑controlled and HOA properties
- RSO units: Rent adjustments and occupancy rights can be more complex. Check current LA Housing Department guidance and your lease.
- HOAs/condos: Expect fixed move windows, insurance requirements, and potential reservation fees or deposits—get the HOA notice and fee schedule in writing.
Our Los Angeles Property Management experts recommend building a two‑week lead time for HOA approvals so you don’t lose elevator access on move day.
How TGN Property Management makes this easy
- Clear approvals: We review your lease and property rules, then outline whether a roommate, sublease, or assignment is permitted.
- Fast screening: We process applications quickly and only charge up to the legal cap, with receipts.
- Right paperwork: We prepare the correct addendum or consent documents so liability is clear and compliance is airtight.
- HOA coordination: We schedule elevators, collect certificates of insurance, and pass through any HOA fees at cost with documentation.
- Deposit clarity: We ensure any adjustments comply with California’s deposit cap and that co‑tenants understand how the deposit is handled.
Our Los Angeles Property Management experts recommend reaching out before you make any commitments to a prospective roommate or subtenant. A 10‑minute conversation can save you weeks of headaches.
Ready to add a roommate or consider a sublease the right way? Contact TGN Property Management for a quick policy check and a step‑by‑step plan tailored to your lease and building. This article is general information, not legal advice—rules can change, and your lease controls, but our team is here to help you navigate every step with confidence.