---
title: How Much Can a Landlord Raise Rent in 2026?
description: How much a landlord can legally raise rent: 2026 caps in California, Oregon, and Washington, required notice periods, and what a typical increase looks like.
date: 2026-11-05
---
**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](/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.

| State | Yearly limit | 2026 cap | Main exemptions |
| --- | --- | --- | --- |
| California | 5% + regional inflation, max 10% | Set by region; 8.1% to 8.8% for Aug 2026 to Jul 2027 | Units built in the last 15 years; many single-family homes and condos not owned by a corporation |
| Oregon | 7% + inflation, max 10% | 9.5% | Buildings first occupied less than 15 years ago |
| Washington | 7% + inflation, max 10% | 9.683% | Buildings first occupied less than 12 years ago |

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:

| Situation | Typical notice |
| --- | --- |
| Month-to-month tenancy, most states | 30 days in writing |
| California, increase of 10% or less | 30 days |
| California, increase over 10% | 90 days |
| Oregon and Washington | 90 days |
| New York, increase of 5% or more | 30, 60, or 90 days depending on how long the tenant has lived there |
| Fixed-term lease | Usually no increase until the lease ends, unless the lease allows it |

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](/glossary/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.

| Current rent | 3% increase | 5% increase | 10% increase |
| --- | --- | --- | --- |
| $1,000 | $1,030 | $1,050 | $1,100 |
| $1,500 | $1,545 | $1,575 | $1,650 |
| $2,000 | $2,060 | $2,100 | $2,200 |
| $2,500 | $2,575 | $2,625 | $2,750 |

## 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](/rent-increase-letter) creates a written notice with the effective date. If the unit turns over, the [prorated rent calculator](/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](/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.

[Rent increase calculator](/rent-increase-calculator) | [Rent increase letter](/rent-increase-letter) | [Rent affordability calculator](/rent-affordability-calculator)