Statewide Caps vs. City Rent Control
"Rent control" can mean two different things: a small number of states now cap how much any landlord can raise rent in a year, regardless of city, while a longer-standing tradition of local rent control or rent stabilization ordinances exists only in specific cities that have adopted them. Whether either one applies to you depends on both your state and, sometimes, your specific city and building.
States With a Statewide Rent Increase Cap
Three states have passed a general statewide cap as of 2026. California limits most non-exempt residential rent increases to 5% plus the change in the cost of living, or 10%, whichever is lower, over any 12-month period, capped at two increases per year for the same tenant — a cap due to be repealed on January 1, 2030 unless extended (Cal. Civ. Code § 1947.12). Oregon bars any increase during a tenancy's first year, requires at least 90 days' written notice after that, and caps most increases at 7% plus inflation or 10%, whichever is less (ORS 90.323, 90.324). Washington bars increases during a tenancy's first 12 months and then caps most increases at 7% plus inflation or 10%, whichever is less, for any type of tenancy (RCW 59.18.700). Each of these has exemptions — commonly for newer construction and certain subsidized or deed-restricted housing — so read the statute or ask before assuming your unit is covered.
City-Level Rent Control
Separately from any statewide cap, some individual cities have adopted their own, often stricter, rent control or rent stabilization ordinances that predate or layer on top of state law. These are specific to the city and sometimes even to the building's age or the number of units, so a citywide rule doesn't necessarily cover every apartment in that city.
Some States Bar Local Rent Control Entirely
At the other end, some states have passed laws that preempt cities from adopting rent control ordinances at all, meaning no city in that state can pass one regardless of local support. If you live in one of these states, checking your city council's website won't turn up a local rent control law no matter how hard you look, because state law doesn't allow one to exist. This is worth ruling out early, since it saves you from searching for something that structurally can't be there.
Common Exemptions Even Where a Cap Exists
Almost every rent control, rent stabilization, or statewide cap program carves out categories of housing it doesn't cover. New construction is a near-universal exemption, typically for a set number of years after a certificate of occupancy is issued, on the theory that new supply shouldn't be discouraged by an immediate cap. Single-family homes and condos owned by an individual (rather than a corporation or investment entity) are frequently exempt too, along with small owner-occupied buildings where the owner also lives in one of the units, and government-subsidized or deed-restricted affordable housing that already has its own rent rules. None of this means your specific unit is exempt — it means you can't assume coverage just because your city or state has a program at all; you have to check whether your particular building fits inside it.
What "Rent Stabilization" Usually Means in Practice
Where a cap exists — whether statewide or local — it's typically closer to rent stabilization than the older idea of strict rent control: it limits how much rent can go up each year rather than fixing what the rent has to be. Most stabilization programs still let a landlord set a new starting rent when a unit turns over between tenants, so moving in doesn't guarantee you inherit the previous tenant's stabilized rate. Say a unit stabilized at $1,600 a month turns over to a new tenant — the landlord can typically set the new lease at $2,000 if that's what the market supports, and the stabilization program only starts limiting increases from that new $2,000 baseline going forward.
How to Check Your Own Unit
Look up your state's law first, then check whether your city has an additional local ordinance and whether your specific building qualifies — new construction, single-family homes, and small owner-occupied buildings are commonly exempt even where a program exists. See can-landlord-raise-rent-whenever-they-want for how caps interact with notice requirements, and check rent control by state for a state-by-state starting point.
If You're Not Sure Where You Stand
Honestkey can review your lease and flag anything that looks like it's trying to get around a rent cap that would otherwise apply to your unit — though for your city's specific ordinance, your local rent board or housing authority is the most current source.