Rent Increase Calculator — is my rent increase legal?
Short answer: most states don't cap rent increases — but California, Oregon, Washington, and Washington, D.C. limit them statewide, New York limits them for covered units, and dozens of cities have their own rent control. Enter your rent below to see the rule for your state, the maximum legal increase in dollars, and the written notice your landlord owes you — with the statute behind each answer.
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Check Your Rent Increase
Enter your state and rent — add the proposed new rent to get a verdict
Which states cap rent increases?
Only a handful of jurisdictions limit how much rent can go up each year. Everywhere else, the protection is a notice period — not a cap.
California
5% plus the regional CPI change, or 10%, whichever is lower, over any 12 months
Cal. Civ. Code § 827(b); Cal. Civ. Code § 1947.12
District of Columbia
the yearly CPI-W adjustment plus 2%, never more than 10% (elderly tenants and tenants with a disability: the least of the CPI-W adjustment, the Social Security raise, or 5%)
D.C. Code § 42-3509.04(b); D.C. Code §§ 42-3502.08(h), 42-3502.24
New YorkCovered units only
5% plus the annual CPI change, or 10%, whichever is lower (Good Cause Eviction's local rent standard, a rebuttable presumption)
N.Y. Real Prop. Law § 226-c; N.Y. Real Prop. Law §§ 211, 214, 216
Oregon
7% plus CPI, or 10%, whichever is lower, in any 12 months
ORS 90.323; ORS 90.323, 90.324
Washington
7% plus CPI, or 10%, whichever is lower, in any 12 months
RCW 59.18.140(3); RCW 59.18.700, 59.18.710
ConnecticutLocal only
No statewide cap. Towns of 25,000 or more must have a fair rent commission.
Conn. Gen. Stat. § 47a-4e
MaineLocal only
No statewide cap. No state ban on local rent control found in 14 M.R.S. ch. 709; Portland has its own ordinance. — including Portland
14 M.R.S. § 6015
MarylandLocal only
No statewide cap. Local laws that add notice or protections are not superseded. — including Baltimore, Takoma Park, Montgomery County, Prince George's County
Md. Code, Real Prop. § 8-209
MinnesotaLocal only
No statewide cap. Local rent control only if approved by voters in a general election. — including St. Paul
Minn. Stat. § 504B.147, subd. 3
New JerseyLocal only
No statewide cap. Many towns have rent control; buildings built after 1987 are exempt from its increase limits for a period. — including Jersey City, Hoboken, Newark
N.J.S.A. 2A:18-61.1(f); 2A:18-56(b)
No cap doesn't mean no rules
Even without a cap, many states require advance written notice before a rent increase takes effect — 30 to 90 days, and longer in some cities. Where no statute sets one, your lease does. An increase can also be unlawful if it's retaliatory or discriminatory. See rent-control & rent-increase limits by state, or check your full state tenant rights →
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Pick your stateFrequently asked questions
Is there a legal limit on how much my landlord can raise my rent?
In most states, no — landlords can raise rent by any amount once the lease term ends, as long as they give proper written notice and the increase isn't retaliatory or discriminatory. Only California (AB 1482: 5% + local CPI or 10%, whichever is lower), Oregon (ORS 90.323: 7% + CPI or 10%), Washington (RCW 59.18.700: 7% + CPI or 10%), and Washington, D.C. cap increases statewide, and New York's Good Cause Eviction law sets a presumptive limit for covered units. Elsewhere, caps exist only at the city or county level — for example Newark, Jersey City, and Hoboken (NJ), St. Paul (MN), Portland (ME), and Takoma Park and Montgomery County (MD).
How much notice does a landlord have to give before raising rent?
It depends on the state, and about half set no rent-increase notice at all — in those, the lease decides. Where a statute does set one it runs from 30 to 90 days (Rhode Island reaches 120 for tenants over 62), and some scale with the size of the increase: California requires 90 days when an increase is over 10%, Maine 75 days at 10% or more. Some cities require far more — Seattle and Tacoma require 180 days. The calculator above shows the rule we read in your state's own statute.
Can my landlord raise my rent in the middle of a lease?
Generally no. With a fixed-term lease, the rent is locked in for the term unless the lease itself contains a clause allowing mid-term increases. On a month-to-month tenancy, the landlord can raise rent going forward, but must first give the written notice your state requires. If a mid-lease increase shows up with no supporting lease clause, that's worth challenging in writing.
What should I do if my rent increase exceeds the legal cap?
Don't pay the difference silently. Respond in writing citing your state's statute — our free rent increase response letter template does this for you — and keep a copy of the increase notice and your lease. Check whether your unit is exempt before assuming the cap applies. If the landlord won't correct it, your state or local rent board, a tenant-rights organization, or legal aid can help, and overcharges in capped jurisdictions can often be recovered.
Does rent control apply to every rental in states that have it?
No. Statewide caps come with significant exemptions — for example, California exempts most single-family homes and buildings less than 15 years old, Washington exempts buildings less than 12 years old and the first 12 months of a tenancy, and Oregon exempts new construction and the first year of any tenancy. New York's Good Cause law exempts small landlords and buildings with a certificate of occupancy on or after January 1, 2009. Always check the exemption list before assuming your unit is covered.