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Rent increase notice and limits: how much and how soon can your landlord raise the rent?

STATEState and local law. The calculator covers 12 states, including the three with statewide caps; cities can add rent control where the state allows it.Checked by the Justice legal team against official sources · Last reviewed

Short answer

In most states a landlord can raise the rent only when the lease allows or ends, and must give written notice first: 30 days in California for an increase of 10% or less, 30 to 90 days in New York, 90 days in Oregon and Washington. California, Oregon and Washington cap yearly increases; many states bar local rent control.

Calculator · 12 states

Is your rent increase on time, and within the cap?

Each state's notice and cap read from its statute or official agency · checked Oct 14, 2026

Which state?

Pick your state and enter the rent now and the new rent.

    Practise the negotiationEvery state's rules

    Each rule comes from the official source linked in the result. It runs on your device: nothing you type is stored or sent. General information, not legal advice.

    Key points

    During a lease
    A fixed-term lease locks the rent unless the lease itself allows increases.
    Notice
    California: 30 days for 10% or less, 90 days above. New York: 30, 60 or 90 days for 5% or more. Oregon and Washington: 90 days.
    Caps
    California: 5% plus inflation, at most 10%. Oregon: 9.5% for 2026. Washington: 9.683% for 2026.
    No caps
    Texas, Florida, Illinois, Ohio, North Carolina and Michigan have no statewide cap, and most bar local rent control.

    A rent increase is legal only if it follows the lease and the state's notice rules, and stays within a cap where one applies. During a fixed-term lease, the rent stays the same unless the lease says otherwise. In a month-to-month tenancy, the landlord can raise it with written notice, and a few states limit how much.

    Below: the notice each state requires, the states with rent caps and what they cover, how to check a notice, how to negotiate or answer it, and where to get help, each with its official source.

    Rent increase notice and caps, state by state

    StateNotice before the new rentStatewide capLaw
    California30 days for an increase of 10% or less; 90 days for more than 10%; 5 more days if mailed.5% plus regional inflation, at most 10% in 12 months. For increases from August 1, 2026: Los Angeles area 8.7%, Riverside 8.1%, San Diego 8.2%, San Francisco area 8.8%, all other counties 8.6%.Cal. Civ. Code §§ 827(b), 1947.12
    New YorkFor an increase of 5% or more: 30 days (under 1 year in the unit), 60 days (1 to 2 years), 90 days (2 years or more).In Good Cause areas, above 5% plus inflation, and above 10%, is presumed unreasonable.N.Y. Real Prop. Law § 226-c; art. 6-A
    Oregon90 days; none in the first year.9.5% for 2026 (7% plus inflation, at most 10%); 10% for 2027.ORS 90.323
    Washington90 days; none in the first 12 months.9.683% for 2026 (7% plus inflation, at most 10%); 10% for 2027.RCW 59.18.700
    Illinois30 days month-to-month (7 days week-to-week).None; local rent control barred.735 ILCS 5/9-207; 50 ILCS 825
    Georgia60 days for a tenancy at will.None statewide.O.C.G.A. § 44-7-7
    TexasNo statute; ending a month-to-month tenancy takes 1 month.None; cities only after a disaster, with the governor's approval.Tex. Prop. Code § 91.001; Loc. Gov't Code § 214.902
    FloridaNo statute; ending month-to-month takes 30 days.None; local rent control barred.Fla. Stat. §§ 83.57, 125.0103
    PennsylvaniaNo statute; ending month-to-month takes 15 days.None statewide.68 P.S. § 250.501
    OhioNo statute; ending month-to-month takes 30 days.None; local rent control barred.Ohio Rev. Code §§ 5321.17, 5321.20
    North CarolinaNo statute; ending month-to-month takes 7 days.None; local rent regulation barred.N.C. Gen. Stat. §§ 42-14, 42-14.1
    MichiganNo statute; ending month-to-month takes 1 month.None; local rent control barred.MCL 554.134(1); MCL 123.411
    Watch out. Checked via a secondary source. The Pennsylvania, Ohio and North Carolina rows and Michigan's bar on local rent control were checked through a secondary source, because the official statute sites could not be opened from our checker. Each links the official statute: confirm the rule there before you rely on it.

    Rent caps: California, Oregon, Washington and New York

    • California: the Tenant Protection Act. Over any 12 months, the rent can rise by at most 5% plus the change in the regional cost of living, and never more than 10%, counted from the lowest rent in the past 12 months, in no more than two increases. Many single-family homes, condos and newer buildings are exempt; local rent control can be stricter.Cal. Civ. Code § 1947.12 · California Attorney General
    • Oregon. The state publishes the maximum each year: 9.5% for 2026 and 10% for 2027. No increase in the first year, at most once in 12 months, with 90 days' written notice.ORS 90.323 · Oregon Department of Administrative Services
    • Washington. Since 2025, increases are limited to 7% plus inflation or 10%, whichever is less: 9.683% for 2026. 90 days' written notice, and no increase in the first 12 months.RCW 59.18.700 · Washington Department of Commerce
    • New York: Good Cause Eviction. In New York City and the places that opt in, an increase above 5% plus inflation, capped at 10%, is presumed unreasonable, which can be a defense to an eviction for not paying it.N.Y. Real Prop. Law art. 6-A · NY Attorney General
    Tip. No cap doesn't mean no rules. Even without a cap, an increase must respect the lease, the notice period, fair housing law and, in many states, the rules against retaliation. See Tenant rights.

    How to check a rent increase notice

    1. Find your lease. If you are in a fixed-term lease, the rent can go up during the term only if the lease allows it.
    2. Count the notice period. Use the calculator with the date you got the notice. In California, add 5 days if it was mailed.
    3. Work out the percentage. Compare the new rent with the lowest rent you paid in the past 12 months, including any earlier increase.
    4. Check whether a cap covers you. In California, Oregon and Washington, check the exemptions; in New York, check whether Good Cause applies where you live.
    5. Answer in writing. If the notice is too short or the increase too high, say so in a letter and keep a copy. Ask for the reason and any exemption the landlord relies on.

    Negotiating, or leaving

    • Offer a longer lease in exchange for a smaller increase: landlords often value a reliable tenant over a vacancy.
    • Bring numbers: comparable rents nearby, your payment history, repairs you reported.
    • Ask for the increase in stages, or a later start date.
    • If you decide to move, give the notice your lease and state require, and protect your deposit: see Security deposits and Breaking a lease.
    Watch out. Retaliation. In many states a landlord may not raise the rent to punish a tenant for asking for repairs or complaining to an agency. See the retaliation section of Tenant rights.

    Common questions

    How much can a landlord raise the rent?

    In most states there is no limit, but the increase must follow the lease and the notice rules. California limits increases to 5% plus regional inflation, at most 10% in 12 months; Oregon's 2026 maximum is 9.5% and Washington's 9.683%. In New York City and opt-in places, increases above 5% plus inflation are presumed unreasonable.

    How much notice does a landlord have to give for a rent increase?

    California: 30 days for 10% or less, 90 days above. New York: 30, 60 or 90 days for 5% or more, by how long you have lived there. Oregon and Washington: 90 days. Illinois: 30 days month-to-month. Georgia: 60 days for a tenancy at will.

    Can my landlord raise the rent during my lease?

    Not unless the lease allows it. A fixed-term lease sets the rent for the term; the increase can start when the lease renews or ends, with proper notice.

    How often can rent be raised?

    California allows no more than two increases in 12 months under its cap; Oregon and Washington allow one increase in 12 months and none in the first year of a tenancy. Most other states set no limit.

    Is there rent control in Texas or Florida?

    No. Florida bars local rent control, and Texas cities can adopt it only after a disaster, with the governor's approval. Illinois, Ohio, North Carolina and Michigan also bar local rent control.

    What if my landlord didn't give enough notice?

    The new rent can't start before the notice period runs. Pay the old rent, keep proof, and tell the landlord in writing when the increase can lawfully start.

    Is a rent increase retaliation?

    It can be, if it punishes you for asking for repairs or complaining to an agency. Many states protect tenants against that; see Tenant rights for the rules and where to report.

    Official sources

    1. California Attorney General: landlord-tenant issues (rent increase notice) oag.ca.gov
    2. California Attorney General: rent caps by region (increases from August 1, 2026) oag.ca.gov
    3. Superior Court of California, County of Madera: selected code sections on ending a tenancy (Code Civ. Proc. § 1161; Civ. Code §§ 1946.1, 1947.12, 1954) madera.courts.ca.gov
    4. California Department of Real Estate: California Tenants guide dre.ca.gov
    5. New York Assembly: Housing Stability and Tenant Protection Act of 2019 (RPAPL § 711, RPL § 226-c) nyassembly.gov
    6. New York Attorney General: the Good Cause Eviction Law ag.ny.gov
    7. New York Attorney General: Residential Tenants' Rights Guide ag.ny.gov
    8. Oregon Office of Economic Analysis: rent stabilization oregon.gov
    9. Oregon Department of Administrative Services: 2026 maximum rent increase apps.oregon.gov
    10. Washington Department of Commerce: rent stabilization (HB 1217) resource center commerce.wa.gov
    11. Washington Department of Commerce: 9.683% rent cap for 2026 commerce.wa.gov
    12. Washington Attorney General: landlord-tenant (90 days' notice) atg.wa.gov
    13. Illinois Attorney General: landlord and tenant rights and laws illinoisattorneygeneral.gov
    14. Georgia Department of Community Affairs: Georgia Landlord Tenant Handbook dca.georgia.gov
    15. Texas State Law Library: rent guides.sll.texas.gov
    16. Texas Property Code, Chapter 91: ending a month-to-month tenancy (§ 91.001) tcss.legis.texas.gov
    17. Texas Local Government Code § 214.902: rent control tcss.legis.texas.gov
    18. Fla. Stat. § 83.57: ending a tenancy without a specific term flsenate.gov
    19. Fla. Stat. § 125.0103: rent control preempted flsenate.gov
    20. Pennsylvania Landlord and Tenant Act of 1951, article V (68 P.S. § 250.501) palegis.us
    21. Ohio Rev. Code § 5321.17: ending a periodic tenancy codes.ohio.gov
    22. Ohio Rev. Code § 5321.20: rent control preempted codes.ohio.gov
    23. N.C. Gen. Stat. § 42-14: notice to quit ncleg.gov
    24. N.C. Gen. Stat. § 42-14.1: rent control ncleg.gov
    25. Michigan courts: instructions for the notice to quit (DC 100c) courts.michigan.gov
    26. MCL 123.411: local rent control prohibited legislature.mi.gov
    Your rightsTenant rights: repairs, privacy, retaliation and where to get helpYour rightsAn eviction notice: what it means and what to doYour rightsBreaking a lease early: what you owe, and when the law lets you leaveYour rightsGetting your security deposit backGet helpFind a lawyer or free legal aid

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