Making a Tenant Responsible for Repair Costs in California

[John Boby]

To lease out a residential units in California I usually see the real state agents use month to month rental agreement  (C.A.R. form revised 12/15). Is this the best form to protect landlord for repairs?  Is it OK to add this part in addendum.

REPAIRS AND MAINTENANCE: Tenant agrees to maintain the lawn, repair and/or replace any and all facilities related to the premises, to provide ordinary and customary preventive maintenance, and to maintain the building in good to excellent condition throughout the Term of this Agreement. This includes all walks, drives, electrical, plumbing, bath and kitchen fixtures, appliances, roofing, painting, lawn, landscaping, and all other exterior and interior items. The costs of such maintenance and repairs shall be allocated as follows: 

*The cost of repairs, maintenance and improvements, which are less than or equal to Five Hundred and no/100 Dollars ($500.00) per repair shall be paid by Tenant. Owner agrees to pay for fixing any roof leak, if Tenant immediately notifies Owner of the roof leak. If Tenant does not notify Owner immediately of the roof leak, the Tenant will pay for fixing the roof and any resulting damage to the building, regardless of cost.
*The cost of repairs and maintenance in excess of Five Hundred and no/100 Dollars ($500.00) shall be shared equally by Owner and Tenant, provided that Owner has approved of each expenditure in writing prior to the commencement of any work on the premises, and provided that the work is performed by a reputable contractor.
tenant law in the State of: