Rent increase rules by state
Verified against statutes and agency pages on 2026-07-04. Not legal advice.
Four jurisdictions cap rent increases statewide in 2026 — California, Oregon, Washington, and DC — and every state has its own notice regime, from "whatever the lease says" to Oregon and Washington's 90 days. Serve the wrong notice and the increase can be void.
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States with a statewide cap (2026)
| State | 2026 max | Formula | Notice |
|---|---|---|---|
| California | varies by region | 5% + regional CPI, max 10%, whichever is lower (AB 1482, Tenant Protection Act of 2019) | 30d |
| District of Columbia | 4.1% | CPI-W + 2%, max 10%, for rent-stabilized units; elderly/disabled tenants: lesser of CPI-W, Social Security COLA, or 5% (Rental Housing Act of 1985) | 30d |
| Oregon | 9.5% | Lesser of 10% or 7% + CPI (SB 611, 2023; ORS 90.323/90.324); manufactured-home parks/marinas over 30 spaces capped separately at lesser of 6% or CPI (HB 3054, 2025) | 90d |
| Washington | 9.683% | Lesser of 10% or 7% + CPI (June 12-month CPI-U for Seattle area) (EHB 1217, 2025); manufactured/mobile-home lot rents capped at 5% | 90d |
No statewide cap, but local rent control
Maine (Portland) · Maryland (Takoma Park, Montgomery County, Prince George's County) · Minnesota (St. Paul) · New Jersey (Newark, Jersey City, Hoboken) · New York (New York City, Albany, Kingston)
Notice requirements, all states
| State | Notice (month-to-month) | Rule |
|---|---|---|
| Alabama | no statute | No rent-increase notice statute; 30-day notice to terminate a month-to-month tenancy (Ala. Code § 35-9A-441) is the practical floor |
| Alaska | 30 days | 30 days' written notice for month-to-month tenancies (change of rental agreement terms); 14 days for week-to-week |
| Arizona | 30 days | 30 days before the next rental period for month-to-month; 10 days for week-to-week; 90 days for mobile-home lots (A.R.S. § 33-1413) |
| Arkansas | 30 days | One month's notice for month-to-month tenancies; 7 days for week-to-week |
| California | 30 days | 30 days' written notice if total increase over 12 months is 10% or less; 90 days if more than 10% (Civ. Code § 827(b)) |
| Colorado | 60 days | 60 days' written notice for residential tenancies without a written agreement (C.R.S. § 38-12-701); written leases governed by lease terms; rent may be increased only once per 12 months regardless of lease (C.R.S. § 38-12-702) |
| Connecticut | 45 days | 45 days' written notice before a rent increase takes effect; for lease terms of one month or less, notice equal to the full lease term (PA 24-143, effective Oct 1, 2024) |
| Delaware | 60 days | 60 days' notice before renewal with a rent increase; tenant then has 45 days to accept or terminate (25 Del. C. § 5107); mobile-home lots 90-120 days |
| District of Columbia | 30 days | At least 30 days' written notice before any rent increase (D.C. Code § 42-3502.08(f); RAD form required for stabilized units); only one increase per 12 months on stabilized units |
| Florida | no statute | No rent-increase notice statute; 30-day notice to terminate a month-to-month tenancy (Fla. Stat. § 83.57, as amended 2023) is the practical floor |
| Georgia | 60 days | No rent-increase-specific statute; landlord must give 60 days' notice to terminate/modify a tenancy at will (O.C.G.A. § 44-7-7), which governs increases on at-will tenancies |
| Hawaii | 45 days | 45 days' written notice for month-to-month tenancies; 15 days for week-to-week (HRS § 521-21(d)) |
| Idaho | 30 days | 30 days' written notice of any residential rent increase; 90 days for mobile-home lots |
| Illinois | no statute | No state statute on increase notice; 30-day notice terminates month-to-month (735 ILCS 5/9-207); Chicago's Fair Notice ordinance requires 30/60/120 days based on tenancy length |
| Indiana | 30 days | 30 days (one month) for month-to-month tenancies unless the lease sets a different period (Ind. Code § 32-31-1-1) |
| Iowa | 30 days | 30 days' written notice before a rent increase on a periodic tenancy (Iowa Code § 562A.13(5)) |
| Kansas | 30 days | No increase-specific statute; 30-day notice to terminate month-to-month (K.S.A. § 58-2570) governs; 60 days for mobile-home lots |
| Kentucky | no statute | No statewide statute; in URLTA-adopting jurisdictions (e.g., Louisville, Lexington), 30-day month-to-month termination notice (KRS § 383.695) is the effective floor |
| Louisiana | no statute | No rent-increase statute; month-to-month tenancies terminate on 10 days' notice before the end of the month (La. Civ. Code art. 2728), the practical mechanism for imposing new rent |
| Maine | 45 days | 45 days' written notice for tenancies at will; 75 days if the increase (alone or cumulatively over 12 months) is 10% or more (14 M.R.S. § 6015); 30 days for mobile-home lots; Portland requires 90 days by ordinance |
| Maryland | 60 days | 60 days for month-to-month tenancies; 90 days for lease terms over one month; 21 days (oral) / 7 days (written) for week-or-less terms (Md. Real Prop. § 8-209, effective Oct 2023); local laws may require more (Montgomery Co. 90 days) |
| Massachusetts | 30 days | Tenancy-at-will changes require notice equal to one full rental period, minimum 30 days (via M.G.L. c.186 § 12 termination rules); an increase requires terminating the tenancy and offering new terms |
| Michigan | no statute | No increase-specific statute; one-month notice applicable to terminate/modify month-to-month tenancies (MCL 554.134) is the practical floor |
| Minnesota | 30 days | Tenancy-at-will term changes require notice equal to one rental interval (max 3 months) - one month for month-to-month (Minn. Stat. § 504B.135); 60 days for manufactured-home parks |
| Mississippi | 30 days | 30 days for month-to-month tenancies; 7 days for week-to-week (Miss. Code § 89-8-19) |
| Missouri | no statute | No statute for standard housing (60 days for mobile-home lots); one-month month-to-month termination notice (Mo. Rev. Stat. § 441.060) is the practical floor |
| Montana | 30 days | 30 days for month-to-month tenancies; 7 days for week-to-week (via change/termination rules, Mont. Code § 70-24-441) |
| Nebraska | 30 days | 30 days for month-to-month; 7 days for week-to-week; 60 days for mobile-home lots (Neb. Rev. Stat. § 76-1437) |
| Nevada | 60 days | 60 days' advance written notice of a rent increase for periodic tenancies of one month or longer; 30 days if the periodic tenancy is less than one month (NRS 118A.300) |
| New Hampshire | 30 days | 30 days' written notice for rent increases (RSA 540:2); 60 days for manufactured-housing parks |
| New Jersey | 30 days | One month's notice to quit plus offer of new terms for month-to-month tenancies (N.J.S.A. 2A:18-56); increases must not be 'unconscionable' under case law/Anti-Eviction Act |
| New Mexico | 30 days | Written notice at least 30 days before the rent due date on which the increase takes effect for month-to-month tenancies (NMSA § 47-8-15(F)); 7 days week-to-week |
| New York | 30 days | For increases of 5% or more (or non-renewal): 30 days' notice if occupancy under 1 year, 60 days if 1-2 years, 90 days if over 2 years (RPL § 226-c) |
| North Carolina | no statute | No rent-increase statute; month-to-month tenancies terminate on 7 days' notice (N.C.G.S. § 42-14), the practical mechanism for new rent terms |
| North Dakota | 30 days | 30 days' written notice to change lease terms including rent (N.D.C.C. § 47-16-07); 90 days for month-to-month mobile-home lots |
| Ohio | no statute | No rent-increase statute; 30-day notice to terminate month-to-month (Ohio Rev. Code § 5321.17) is the practical floor |
| Oklahoma | no statute | No rent-increase statute; 30-day notice to terminate month-to-month (41 O.S. § 111) is the practical floor |
| Oregon | 90 days | 90 days' written notice for any increase after the first year of tenancy; no increase at all during the first year; 7 days for week-to-week tenancies (ORS 90.323) |
| Pennsylvania | no statute | No state statute; lease terms and common-law reasonable notice govern; some cities (e.g., Philadelphia) impose notice requirements by ordinance |
| Rhode Island | 60 days | 60 days' written notice before a rent increase; 120 days for month-to-month tenants over age 62 (R.I. Gen. Laws § 34-18-16.1, as amended eff. June 24, 2024) |
| South Carolina | no statute | No rent-increase statute; 30-day notice to terminate month-to-month (S.C. Code § 27-40-770) is the practical floor |
| South Dakota | 30 days | One month's (30 days') notice to change lease terms including rent on month-to-month tenancies (SDCL § 43-32-13) |
| Tennessee | no statute | No rent-increase statute; 30-day month-to-month termination notice in URLTA counties (Tenn. Code § 66-28-512) is the practical floor |
| Texas | no statute | No rent-increase statute; one month's notice terminates a month-to-month tenancy (Tex. Prop. Code § 91.001), the practical mechanism for new rent |
| Utah | no statute | No rent-increase statute; 15-day notice ends a month-to-month tenancy (Utah Code § 78B-6-802), the practical mechanism for new rent |
| Vermont | 60 days | 60 days' written notice before the effective date of a rent increase (9 V.S.A. § 4455) |
| Virginia | 30 days | 30 days for month-to-month tenancies; 7 days for week-to-week; 60 days in some written-lease renewal situations (Va. Residential Landlord and Tenant Act) |
| Washington | 90 days | 90 days' written notice for every rent increase (even cap-exempt properties), on the standardized Dept. of Commerce form; no increase during first 12 months of tenancy; income-based subsidized tenancies 30 days; Seattle requires 180 days locally |
| West Virginia | no statute | No rent-increase statute; one month's notice terminates a month-to-month tenancy (W. Va. Code § 37-6-5), the practical mechanism for new rent |
| Wisconsin | no statute | No rent-increase statute; 28-day notice terminates a month-to-month tenancy (Wis. Stat. § 704.19), the practical mechanism for new rent |
| Wyoming | no statute | No statute on rent increases or notice; lease terms govern |
State pages with calculators are being rolled out weekly. States without a page yet are fully summarized in the table above.