Leasing Homes in Orange County: What You Need to Know

Why Leases Are a Lot of Work

Hi, I’m Audra Lambert, a real estate agent in Orange County specializing in buying, selling, and leasing homes. And let me tell you—leases are no walk in the park. They’re comprehensive, detailed, and filled with paperwork. But when done right, leases protect both parties, create happy clients, and can lead to lifelong relationships.

For Renters: What to Expect in the Application Process

If you’re ready to rent, here’s what most landlords and agents will require:

• Online application (I use Rentspree, about $30)

• Background check & credit report (including FICO score and payment history)

• Verification of employment (typically two months of pay stubs)

• Bank statements (usually two months to show funds for rent)

• Occasionally, tax returns may be requested

It can feel invasive, but this is standard in today’s rental market.

Upfront Costs: Be Ready for a Big Check

Once approved, be prepared for:

• First month’s rent

• Last month’s rent

• Security deposit (higher if the property is furnished or if you have pets; I usually require $500 per pet)

Depending on the property, your upfront cost can easily exceed three months’ rent. Make sure you have enough savings before applying.

Why the Paperwork Matters

Leases involve a mountain of forms—but they’re designed to protect both sides. The most important? The Move-In/Move-Out Condition Form.

Before moving in:

• Walk through the property and note every flaw (scratches, paint chips, loose doorknobs, etc.)

• Take photos and video as proof

• Store documentation safely (cloud storage is best)

When you move out, this form ensures you’re not unfairly charged for damage that was already there.

Utilities and Maintenance Responsibilities

In most long-term leases:

• Tenant: pays utilities

• Landlord: pays for gardening and pool services (this ensures the property is properly maintained by the owner’s chosen vendors)

Short-term leases (3–6 months) often include utilities, with costs billed back to the tenant.

Should You List For Rent By Owner or Use an Agent?

You can lease your property yourself, but be careful. Common mistakes include:

• Not screening tenants thoroughly

• Skipping key contract protections

• Overlooking tenant insurance requirements

If you’re experienced and willing to do the legwork, For Rent By Owner can save you commission. But if you’re new, working with an agent ensures you’re fully protected and avoids costly mistakes.

Why Some Agents Avoid Leases

Here’s the truth: leases pay very little, but they require tons of paperwork and time. I take professional photos and go the extra mile, which often means I make almost nothing on a lease. That’s why many agents avoid them.

So, if an agent helps you with a lease and does a great job? Hire them again for your future real estate needs. It’s good karma—and a smart investment in your own real estate journey.

Quick Rental Pricing Tip

Wondering what your Orange County home could lease for?

• Start with $2.25 per square foot as a baseline

• Add more for upgrades, a pool, or a view

• Adjust slightly down if the property is more dated

This gives you a ballpark number before officially listing.

Final Thoughts

Leases may feel overwhelming, but when done right, they’re worth it. Whether you’re a tenant applying for your dream rental or a landlord protecting your investment, preparation and paperwork are key.

And if you ever need help navigating a lease—or buying or selling in Orange County—I’m always happy to be your trusted resource.