19 verified renter-law changes passed or taking effect across 13 states in 2026. The big themes: junk-fee and price-transparency rules (Colorado, Virginia), stronger security-deposit protections (Colorado, Connecticut, Louisiana, South Dakota), 2026 rent-increase caps (Oregon at 9.5%, Washington at 9.683%), and fairer tenant screening (Maryland, New Hampshire). Every entry below cites the statute and its effective date — and this tracker is updated as more 2026 laws take effect.
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| AB 628 (2025) — stoves & refrigerators requiredCal. Civil Code § 1941.1 (AB 628) | A working stove and refrigerator are now part of California's habitability standard. For leases entered into, amended, or extended on or after January 1, 2026, the landlord must provide and maintain both in good working order (a tenant can agree in writing to supply their own refrigerator). A recalled appliance must be repaired or replaced within 30 days of notice of the recall. | Renters signing, amending, or extending a lease in 2026 or later (some supportive-housing and SRO units are exempt) | |
| AB 414 (2025) — electronic deposit refundsCal. Civil Code § 1950.5 (AB 414) | If the landlord received your security deposit or rent payments electronically, any refund of the deposit must now be returned by electronic transfer to an account you designate in writing — unless both sides agree in writing to another method. The 21-day return deadline and itemized-statement rules are unchanged. | Tenants who paid their deposit or rent electronically and are waiting on a refund | |
| Los Angeles RSO amendment — smaller rent increasesL.A. Mun. Code § 151.06 (amended) | Los Angeles cut the allowable annual increase for rent-stabilized (RSO) units: the formula dropped from 100% of CPI to 90% of CPI, the floor fell from 3% to 1%, and the ceiling fell from 8% to 4%. The extra 1% bump for landlord-paid gas/electric was eliminated, and the 10% additional-tenant increase no longer applies when a dependent is added to an existing tenancy (it can still apply for a non-dependent additional adult). During the transition, increases not already noticed between June 1, 2025 and June 30, 2026 are capped at 3%; the new formula governs from the July 1, 2026 cycle — and its published output is 3% through June 30, 2027. | Tenants in Los Angeles RSO-covered units (most multi-unit buildings first occupied before October 1978) |
AB 628 (2025) — stoves & refrigerators required
Cal. Civil Code § 1941.1 (AB 628)
A working stove and refrigerator are now part of California's habitability standard. For leases entered into, amended, or extended on or after January 1, 2026, the landlord must provide and maintain both in good working order (a tenant can agree in writing to supply their own refrigerator). A recalled appliance must be repaired or replaced within 30 days of notice of the recall.
Who it protects: Renters signing, amending, or extending a lease in 2026 or later (some supportive-housing and SRO units are exempt)
AB 414 (2025) — electronic deposit refunds
Cal. Civil Code § 1950.5 (AB 414)
If the landlord received your security deposit or rent payments electronically, any refund of the deposit must now be returned by electronic transfer to an account you designate in writing — unless both sides agree in writing to another method. The 21-day return deadline and itemized-statement rules are unchanged.
Who it protects: Tenants who paid their deposit or rent electronically and are waiting on a refund
Los Angeles RSO amendment — smaller rent increases
L.A. Mun. Code § 151.06 (amended)
Los Angeles cut the allowable annual increase for rent-stabilized (RSO) units: the formula dropped from 100% of CPI to 90% of CPI, the floor fell from 3% to 1%, and the ceiling fell from 8% to 4%. The extra 1% bump for landlord-paid gas/electric was eliminated, and the 10% additional-tenant increase no longer applies when a dependent is added to an existing tenancy (it can still apply for a non-dependent additional adult). During the transition, increases not already noticed between June 1, 2025 and June 30, 2026 are capped at 3%; the new formula governs from the July 1, 2026 cycle — and its published output is 3% through June 30, 2027.
Who it protects: Tenants in Los Angeles RSO-covered units (most multi-unit buildings first occupied before October 1978)
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| HB 25-1090 — honest pricing / junk-fee banColo. HB 25-1090 (2025) | Advertised rent must now be a single, prominently displayed total price that includes every mandatory non-government charge — no more teaser rents with required fees stacked on later. The law also bars residential landlords from charging certain junk fees, including fees for payment processing when no free payment option exists and fees for services never rendered. | Anyone shopping for a Colorado rental, and current tenants charged mandatory add-on fees | |
| HB 25-1249 — stronger deposit-return rulesC.R.S. § 38-12-103 (HB 25-1249) | Security deposits must be returned within 30 days (a lease can extend this to at most 60). Nothing may be withheld for normal wear and tear or damage that existed before you moved in. "Wrongful" retention — no longer just willful retention — now triggers treble damages plus attorney fees after a 7-day demand, and withholding 125% or more of actual damages creates a presumption the retention was excessive. Failing to send the required written statement counts as wrongful withholding. | Colorado tenants moving out and waiting on a deposit refund |
HB 25-1090 — honest pricing / junk-fee ban
Advertised rent must now be a single, prominently displayed total price that includes every mandatory non-government charge — no more teaser rents with required fees stacked on later. The law also bars residential landlords from charging certain junk fees, including fees for payment processing when no free payment option exists and fees for services never rendered.
Who it protects: Anyone shopping for a Colorado rental, and current tenants charged mandatory add-on fees
HB 25-1249 — stronger deposit-return rules
C.R.S. § 38-12-103 (HB 25-1249)
Security deposits must be returned within 30 days (a lease can extend this to at most 60). Nothing may be withheld for normal wear and tear or damage that existed before you moved in. "Wrongful" retention — no longer just willful retention — now triggers treble damages plus attorney fees after a 7-day demand, and withholding 125% or more of actual damages creates a presumption the retention was excessive. Failing to send the required written statement counts as wrongful withholding.
Who it protects: Colorado tenants moving out and waiting on a deposit refund
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| P.A. 26-79 (SB 218) — state enforcement of deposit rulesConn. P.A. 26-79 § 3 (2026) | Connecticut's Banking Commissioner — who could already investigate tenant deposit complaints and order landlords to comply — gains new authority to fine landlords for security-deposit violations (civil penalties under CGS 36a-50). That adds real financial teeth to the state enforcement that sits on top of the tenant's existing private remedies. | Connecticut tenants whose landlords over-collect or mishandle security deposits |
P.A. 26-79 (SB 218) — state enforcement of deposit rules
Connecticut's Banking Commissioner — who could already investigate tenant deposit complaints and order landlords to comply — gains new authority to fine landlords for security-deposit violations (civil penalties under CGS 36a-50). That adds real financial teeth to the state enforcement that sits on top of the tenant's existing private remedies.
Who it protects: Connecticut tenants whose landlords over-collect or mishandle security deposits
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| HB 311 (2026) — landlord-tenant guide required25 Del. C. § 5124 (HB 311) | Delaware is creating an official statewide Rights & Responsibilities Guide for landlords and tenants, drafted and maintained by the Real Estate Commission. Landlords must provide the guide to prospective tenants before they sign a rental agreement and collect an acknowledgment of receipt. The bill was signed June 10, 2026; the distribution duty begins once the Commission publishes the guide — no later than June 10, 2027 — and the penalty provisions phase in 180 days after that. | Prospective Delaware tenants, who must receive a plain-language rights guide before signing |
HB 311 (2026) — landlord-tenant guide required
Delaware is creating an official statewide Rights & Responsibilities Guide for landlords and tenants, drafted and maintained by the Real Estate Commission. Landlords must provide the guide to prospective tenants before they sign a rental agreement and collect an acknowledgment of receipt. The bill was signed June 10, 2026; the distribution duty begins once the Commission publishes the guide — no later than June 10, 2027 — and the penalty provisions phase in 180 days after that.
Who it protects: Prospective Delaware tenants, who must receive a plain-language rights guide before signing
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| Summary of Rights for Safer Homes Act (P.A. 103-1031)765 ILCS 752/20 | Every written residential lease — new or renewal — must attach the Illinois Department of Human Rights' Safer Homes summary as its first page, and the landlord must get each tenant's signed acknowledgment on every page of the summary. The summary explains existing housing protections for victims of domestic or sexual violence. A landlord who fails to comply owes the tenant the greater of actual damages up to $2,000 or $100, plus court costs and attorney's fees. | All Illinois tenants signing or renewing a written lease — especially survivors of domestic or sexual violence |
Summary of Rights for Safer Homes Act (P.A. 103-1031)
Every written residential lease — new or renewal — must attach the Illinois Department of Human Rights' Safer Homes summary as its first page, and the landlord must get each tenant's signed acknowledgment on every page of the summary. The summary explains existing housing protections for victims of domestic or sexual violence. A landlord who fails to comply owes the tenant the greater of actual damages up to $2,000 or $100, plus court costs and attorney's fees.
Who it protects: All Illinois tenants signing or renewing a written lease — especially survivors of domestic or sexual violence
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| Act 63 of 2026 (HB 292) — deposit itemization timingLa. R.S. 9:3251 (Act 63, 2026) | Under Act 63, the itemized statement a landlord must send when withholding part of a security deposit may now arrive up to 15 days after the one-month deadline. The core protection is unchanged: the deposit refund itself is still due within one month after the lease terminates, and any amount retained must still be explained in an itemized statement. | Louisiana tenants whose landlords withhold part of a security deposit |
Act 63 of 2026 (HB 292) — deposit itemization timing
La. R.S. 9:3251 (Act 63, 2026)
Under Act 63, the itemized statement a landlord must send when withholding part of a security deposit may now arrive up to 15 days after the one-month deadline. The core protection is unchanged: the deposit refund itself is still due within one month after the lease terminates, and any amount retained must still be explained in an itemized statement.
Who it protects: Louisiana tenants whose landlords withhold part of a security deposit
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| Fair Chance Housing Act (SB 937)Md. SB 937 (2026) | Landlords must delay most criminal-background screening until after a conditional offer of housing is made and other screening criteria (credit, rental history, eviction history) have been reviewed — narrow pre-offer exceptions exist for sex-offender-registry status and certain serious convictions. After the conditional offer, only specified serious convictions within limited lookback periods may be considered, and applicants get the chance to present evidence of rehabilitation, inaccuracies, or mitigating circumstances before an offer is withdrawn. | Maryland rental applicants with criminal records — most criminal screening now happens after a conditional offer, not before |
Fair Chance Housing Act (SB 937)
Landlords must delay most criminal-background screening until after a conditional offer of housing is made and other screening criteria (credit, rental history, eviction history) have been reviewed — narrow pre-offer exceptions exist for sex-offender-registry status and certain serious convictions. After the conditional offer, only specified serious convictions within limited lookback periods may be considered, and applicants get the chance to present evidence of rehabilitation, inaccuracies, or mitigating circumstances before an offer is withdrawn.
Who it protects: Maryland rental applicants with criminal records — most criminal screening now happens after a conditional offer, not before
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| HB 60 (2025, ch. 263) — end-of-term lease nonrenewalN.H. RSA 540:2, II(i) | Lease expiration becomes a lawful ground for eviction in New Hampshire — for leases with an original term of 12 months or longer (or shorter leases renewed to 12+ months total) — but only if the landlord gives at least 60 days' written notice that the lease won't be renewed and files any possessory action within 6 months of the lease expiring. Important renter protection inside the change: this kind of no-fault termination may not be treated as an eviction on rental applications or tenant-screening reports, and retaliation defenses are preserved. | New Hampshire tenants on fixed-term leases — know your 60-day notice rights and the screening-report protection |
HB 60 (2025, ch. 263) — end-of-term lease nonrenewal
Lease expiration becomes a lawful ground for eviction in New Hampshire — for leases with an original term of 12 months or longer (or shorter leases renewed to 12+ months total) — but only if the landlord gives at least 60 days' written notice that the lease won't be renewed and files any possessory action within 6 months of the lease expiring. Important renter protection inside the change: this kind of no-fault termination may not be treated as an eviction on rental applications or tenant-screening reports, and retaliation defenses are preserved.
Who it protects: New Hampshire tenants on fixed-term leases — know your 60-day notice rights and the screening-report protection
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| HB 3521 (2025) — pre-lease deposit rulesORS 90.297 (HB 3521) | For deposits received on or after January 1, 2026, a landlord may charge a deposit to hold a rental only after approving your application — and must first give you a written statement of the rent, fees, deposits, and refund conditions. If the landlord fails to comply, or you back out after discovering serious habitability defects, the deposit must be returned within five business days. Violations make the landlord liable for the deposit plus a penalty. | Oregon rental applicants asked for a holding deposit before signing | |
| 2026 statewide rent-increase cap set at 9.5%ORS 90.323 / 90.324 | Oregon's annual rent-increase ceiling for 2026 is 9.5% (7% plus CPI, under the 10% hard ceiling). No increase is allowed in the first year of tenancy, increases are limited to once per 12 months, and at least 90 days' written notice is required. Newer buildings (first occupancy under 15 years ago) and certain regulated affordable housing are exempt. An unlawful increase makes the landlord liable for three months' rent plus actual damages. | Most Oregon tenants past their first year of tenancy |
HB 3521 (2025) — pre-lease deposit rules
For deposits received on or after January 1, 2026, a landlord may charge a deposit to hold a rental only after approving your application — and must first give you a written statement of the rent, fees, deposits, and refund conditions. If the landlord fails to comply, or you back out after discovering serious habitability defects, the deposit must be returned within five business days. Violations make the landlord liable for the deposit plus a penalty.
Who it protects: Oregon rental applicants asked for a holding deposit before signing
2026 statewide rent-increase cap set at 9.5%
Oregon's annual rent-increase ceiling for 2026 is 9.5% (7% plus CPI, under the 10% hard ceiling). No increase is allowed in the first year of tenancy, increases are limited to once per 12 months, and at least 90 days' written notice is required. Newer buildings (first occupancy under 15 years ago) and certain regulated affordable housing are exempt. An unlawful increase makes the landlord liable for three months' rent plus actual damages.
Who it protects: Most Oregon tenants past their first year of tenancy
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| Act No. 184 of 2026 (H 3569) — DV survivor lease terminationS.C. Code § 27-40-350 | A tenant who is the victim of a documented qualifying incident of domestic abuse or violence (where both victim and perpetrator are leaseholders) can now end their future lease obligations — but must act within 60 days of the documented qualifying incident, giving the landlord written notice plus documentation: a restraining order, order of protection, or the perpetrator's conviction. Termination takes effect no sooner than 30 days after the landlord receives notice, with no early-termination penalties or fees (rent owed before the termination date is still due), and retaliation is prohibited. | South Carolina tenants who are survivors of domestic violence or abuse |
Act No. 184 of 2026 (H 3569) — DV survivor lease termination
A tenant who is the victim of a documented qualifying incident of domestic abuse or violence (where both victim and perpetrator are leaseholders) can now end their future lease obligations — but must act within 60 days of the documented qualifying incident, giving the landlord written notice plus documentation: a restraining order, order of protection, or the perpetrator's conviction. Termination takes effect no sooner than 30 days after the landlord receives notice, with no early-termination penalties or fees (rent owed before the termination date is still due), and retaliation is prohibited.
Who it protects: South Carolina tenants who are survivors of domestic violence or abuse
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| SB 4 (2026) — deposit return moves to 21 daysSDCL 43-32-24 (2026 SB 4) | The deadline for a landlord to return a security deposit moves from two weeks to 21 days after the tenancy ends. A tenant can still demand an itemized accounting of any amount withheld, due within 45 days after the tenancy ends (upon the tenant's request). A landlord who doesn't follow the procedure forfeits the right to withhold any portion of the deposit. | South Dakota tenants moving out — a slightly longer wait, but the forfeiture penalty for noncompliance stands |
SB 4 (2026) — deposit return moves to 21 days
The deadline for a landlord to return a security deposit moves from two weeks to 21 days after the tenancy ends. A tenant can still demand an itemized accounting of any amount withheld, due within 45 days after the tenancy ends (upon the tenant's request). A landlord who doesn't follow the procedure forfeits the right to withhold any portion of the deposit.
Who it protects: South Dakota tenants moving out — a slightly longer wait, but the forfeiture penalty for noncompliance stands
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| SB 48 / HB 15 (2026) — 14-day pay-or-quit noticeVa. Code § 55.1-1245 | Virginia's pay-or-quit window nearly triples: a landlord must now give a residential tenant 14 days (up from 5) after written notice of unpaid rent to pay before the landlord can terminate the lease and file an unlawful detainer action. | Virginia tenants behind on rent — nine extra days to catch up before an eviction case can start | |
| HB 1005 / SB 313 (2026) — payment methods & fee limitsVa. Code §§ 55.1-1204, 55.1-1208 | Amendments to the Virginia Residential Landlord and Tenant Act restrict the fees landlords can build into leases for maintenance requests and periodic payments, and address tenants' ability to pay by traditional methods such as check or money order rather than being forced into fee-carrying electronic payment systems. | Virginia tenants charged processing or convenience fees just to pay rent or request maintenance |
SB 48 / HB 15 (2026) — 14-day pay-or-quit notice
Virginia's pay-or-quit window nearly triples: a landlord must now give a residential tenant 14 days (up from 5) after written notice of unpaid rent to pay before the landlord can terminate the lease and file an unlawful detainer action.
Who it protects: Virginia tenants behind on rent — nine extra days to catch up before an eviction case can start
HB 1005 / SB 313 (2026) — payment methods & fee limits
Va. Code §§ 55.1-1204, 55.1-1208
Amendments to the Virginia Residential Landlord and Tenant Act restrict the fees landlords can build into leases for maintenance requests and periodic payments, and address tenants' ability to pay by traditional methods such as check or money order rather than being forced into fee-carrying electronic payment systems.
Who it protects: Virginia tenants charged processing or convenience fees just to pay rent or request maintenance
| Law & citation | What changed | Effective | Who it protects |
|---|---|---|---|
| HB 1217 cap — 2026 limit set at 9.683%RCW 59.18.700 (HB 1217) | Washington's statewide rent-increase cap (enacted May 2025) has its Department of Commerce-set limit for calendar year 2026: 9.683% — the lesser of 7% plus CPI or 10%. Rent can't be raised at all in the first 12 months of a tenancy, and after that total increases in any 12-month period cannot exceed the cap (7% plus CPI or 10%, whichever is less), with 90 days' written notice. Manufactured/mobile-home lot rents are capped separately at 5%. New construction under 12 years old and some owner-occupied small buildings are exempt. | Most Washington tenants past their first year of tenancy | |
| Tacoma Ordinance 29086 — single 180-day increase noticeTacoma Mun. Code 1.95.060 (Ord. 29086) | Tacoma consolidated its rent-increase notice rules: landlords must now give one written notice at least 180 days before any rent increase (replacing the old two-notice scheme). The notice must state the percentage increase, the new rent amount, and the effective date, and include the city's tenant-resource summary. Relocation assistance of 2 to 3 months' rent remains available to tenants who move after an increase of 5% or more. | Tacoma tenants facing rent increases |
HB 1217 cap — 2026 limit set at 9.683%
Washington's statewide rent-increase cap (enacted May 2025) has its Department of Commerce-set limit for calendar year 2026: 9.683% — the lesser of 7% plus CPI or 10%. Rent can't be raised at all in the first 12 months of a tenancy, and after that total increases in any 12-month period cannot exceed the cap (7% plus CPI or 10%, whichever is less), with 90 days' written notice. Manufactured/mobile-home lot rents are capped separately at 5%. New construction under 12 years old and some owner-occupied small buildings are exempt.
Who it protects: Most Washington tenants past their first year of tenancy
Tacoma Ordinance 29086 — single 180-day increase notice
Tacoma Mun. Code 1.95.060 (Ord. 29086)
Tacoma consolidated its rent-increase notice rules: landlords must now give one written notice at least 180 days before any rent increase (replacing the old two-notice scheme). The notice must state the percentage increase, the new rent amount, and the effective date, and include the city's tenant-resource summary. Relocation assistance of 2 to 3 months' rent remains available to tenants who move after an increase of 5% or more.
Who it protects: Tacoma tenants facing rent increases
How many states have new rental laws in 2026?
This tracker currently lists 19 verified renter-law changes across 13 states passed or taking effect in 2026 — from California's stove-and-refrigerator habitability rule to Maryland's Fair Chance Housing Act. Every entry is verified against an official legislative source before it's added, and the tracker is updated as more 2026 laws take effect.
When do the 2026 rental law changes take effect?
They roll out through the year. A large wave took effect January 1, 2026 (California, Colorado, Illinois, Oregon, and the 2026 rent-cap figures in Oregon and Washington). South Carolina's survivor-termination law took effect May 18, July 1 brought changes in New Hampshire, South Dakota, and Virginia, and Louisiana (August 1) and Connecticut and Maryland (October 1) follow. Delaware's tenant-guide requirement starts when the official guide is published — by June 10, 2027 at the latest.
Do new rental laws apply to my existing lease?
It depends on the law. Some apply only to leases signed, amended, or extended after the effective date (like California's AB 628 appliance rule). Others govern conduct after the effective date regardless of when you signed — Virginia's 14-day pay-or-quit notice and Colorado's deposit-return rules work that way. Check the "what changed" description and the statute itself for the trigger.
What are the biggest themes in 2026 renter laws?
Four themes dominate: (1) junk fees and price transparency — Colorado's total-price advertising rule and Virginia's payment-fee limits; (2) security-deposit protections — stronger return rules in Colorado, timing changes in Louisiana and South Dakota, and new state enforcement in Connecticut; (3) rent-increase limits — 2026 caps in Oregon (9.5%) and Washington (9.683%) and a smaller formula in Los Angeles; and (4) fairer screening — Maryland's Fair Chance Housing Act and New Hampshire's rule that no-fault nonrenewals can't be reported as evictions.