How Much Can a Landlord Raise Rent in 2026?

In most of the US, there is no legal limit on how much a landlord can raise rent on a market-rate unit. The landlord has to wait until the lease ends (or give proper notice on a month-to-month tenancy) and follow notice rules, but the amount itself is not capped.

The exceptions are three states with statewide caps, California, Oregon, and Washington, plus cities and counties with local rent control or rent stabilization, such as New York City, Washington, DC, and parts of New Jersey and Maryland.

To work out a specific increase in dollars and percent, use the rent increase calculator.

States that cap rent increases

These are the statewide limits for covered units. Each law has exemptions, so check whether the property is covered before relying on these numbers.

Sources: the California Attorney General, the Oregon Office of Economic Analysis, and the Washington Department of Commerce publish each year's figure.

California

California's Tenant Protection Act (AB 1482) limits yearly increases to 5% plus the regional change in the Consumer Price Index, never more than 10%. A landlord can raise rent no more than twice in a 12-month period, and the total still has to stay under the cap. Some cities, including Los Angeles, San Francisco, and Oakland, have stricter local rent control for older buildings.

Oregon

Oregon allows one increase per 12 months, none during the first year of a tenancy, and requires 90 days' written notice. The 2026 maximum is 9.5%. Manufactured home parks with more than 30 spaces have a lower cap.

Washington

Washington's 2025 rent stabilization law caps yearly increases at 7% plus inflation, up to 10%. The 2026 limit is 9.683%. Landlords must give 90 days' written notice and can't raise rent during the first 12 months of a tenancy.

Cities and counties with rent control

Most states block cities from passing rent control. Where local rules exist, they usually apply only to older buildings or specific unit types:

• New York: about one million rent-stabilized apartments in New York City have increases set each year by the Rent Guidelines Board. Market-rate units have no cap.
• Washington, DC: most older rental buildings are rent-stabilized, with a yearly limit tied to inflation.
• New Jersey: more than 100 towns, including Newark and Jersey City, have local rent control ordinances.
• Maryland: Montgomery County and Prince George's County cap yearly increases on many units.
• Minnesota: St. Paul has a rent stabilization ordinance with a 3% yearly limit and broad exemptions.

If you rent in a city that isn't listed, search for your city's name with "rent stabilization" or ask your local housing department.

How much notice a landlord has to give

Even where the amount isn't capped, notice is. Common rules:

A notice that is too short or not in writing is often invalid, which means the old rent applies until proper notice runs out.

When a rent increase is illegal anywhere

Even with no cap, a landlord can't raise rent:

• To retaliate against a tenant who reported code violations, asked for repairs, or joined a tenant group.
• To discriminate based on race, religion, national origin, sex, disability, familial status, or another protected class under the Fair Housing Act.
• In the middle of a fixed-term lease unless the lease specifically allows it.
• Without the notice the state or city requires.

What is a typical rent increase?

There's no official national number for renewals, but many landlords plan renewal increases of about 3% to 5% a year, and larger jumps usually happen when rent is well below the local market. On $1,500 a month, a 3% increase is $45 a month, or $540 a year. A 10% increase is $150 a month, or $1,800 a year.

For landlords: setting a renewal increase

Before choosing a number, compare the unit to similar listings nearby and weigh the increase against turnover cost. A vacant month, cleaning, and marketing can cost more than a smaller raise for a tenant who pays on time.

Once you've picked the amount, the free rent increase letter generator creates a written notice with the effective date. If the unit turns over, the prorated rent calculator handles a mid-month move-in.

For tenants: what to do about a big increase

1. Check whether you're covered. Look up your state and city rules above, and confirm the building's age if you're in California, Oregon, or Washington.
2. Check the notice. Count the days and confirm it was delivered in writing.
3. Negotiate. A longer lease, a smaller increase, or a delayed start date are all common counteroffers. Landlords often prefer a reliable tenant over a vacancy.
4. Run the numbers. The rent affordability calculator shows whether the new rent still fits your income.

Frequently asked questions

Is there a federal limit on rent increases?

No. There is no federal cap on rent increases for private market-rate housing. Limits come from state and local law, and some subsidized or federally backed housing programs have their own rules.

Can a landlord raise rent by 20%?

In most states, yes, as long as the lease has ended or the tenant is month-to-month and the landlord gives proper written notice. In California, Oregon, and Washington, a 20% increase on a covered unit exceeds the cap.

How often can a landlord raise rent?

Most states don't limit frequency for month-to-month tenancies beyond the notice period. Oregon and Washington allow one increase per 12 months, and California allows up to two increases in 12 months within the yearly cap.

Can a landlord raise rent in the middle of a lease?

Usually not. A fixed-term lease locks in the rent for its term unless the lease includes a clause allowing increases.

What is the average rent increase per year?

Renewal increases of 3% to 5% are common, but they vary by market and year. In the three states with statewide limits, the most a landlord can raise rent on a covered unit is about 9.5% to 10% a year.

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