Can My Landlord Raise My Rent?

If you recently received notice that your rent is going up, you’re not alone in asking: Can my landlord raise my rent? While in many  circumstances the answer is yes, the answer depends on a few factors, including your lease type, state or city laws, and whether your unit is rent-controlled.

Here are some of the key points we’ll cover about landlords raising rent:

• Can a landlord raise your rent without notice?
• How much notice must be provided?
• How much can your landlord raise rent?
• Are you in a rent-controlled area?
• What to do if you can’t afford the new rent?

Can a landlord raise rent without notice?

Landlords and property managers are legally required to give their tenants proper notice when increasing rent upon the expiration of the lease term. If a landlord fails to follow proper notice procedures, the increase may be delayed, disputed, or subject to penalties under local law. 

A rent increase notice typically involves:

• The landlord or property manager must provide written notice to the tenant before the increase takes effect.
• A minimum notice period of usually 30 days, though some states or cities require 60 to even 90 days for specific percentage increases.
• The notice must include the new rent amount and the date the new rent comes into effect.

How much notice must be provided for a rent increase?

Generally, if you’re on a month-to-month lease, your landlord can raise your rent with at least 30 days’ written notice. If you’re under a fixed-term lease (such as a 6- or 12-month agreement), they typically cannot raise the rent until your lease ends. 

Month-to-month leases

If you’re renting month-to-month, your landlord can raise your rent — potentially every renewal month — as long as they give you proper notice. In most states, this means 30 days’ written notice, though a few require 60 days for larger increases. 

Fixed-term leases

If you’re under a fixed-term lease, like a one-year agreement, your landlord generally can’t raise your rent during that time. Most landlords wait until the lease expiration is upcoming to propose a new rental rate at renewal.

Rent-controlled unit

If you live in a rent-controlled or rent-stabilized unit, state or local laws restrict how much your landlord can increase the rent. These caps are often tied to inflation or a set percentage and vary by jurisdiction.

No rent control

In areas without rent control or other rental price protections, there could be no legal limit on how much a landlord can raise your rent as long as they follow proper notice laws. If you live in one of these areas, the answer to how much a landlord can raise your rent might be: as much as they want. But you ultimately control whether to accept the new terms. If the increase is out of step with your local market, you may be able to negotiate or explore other rental options on Zillow. 

How much can my landlord raise my rent?

In some places, like California or Oregon, there can be percentage caps on how much a specific type of landlord or property can increase rent. But in many states with no rent control laws, there’s no limit, meaning your landlord can raise your rent by $300 dollars a month or more, provided proper notice is given.

Even if it’s legal for landlords to raise your rent, you have rights as a renter. Here are a few instances when it becomes illegal to raise your rent:

Discrimination

Landlords cannot use rent increases to discriminate based on race, religion, national origin, sex, familial status, or disability. Rent increases used to target protected characteristics are prohibited under the federal Fair Housing Act.

Retaliation

A landlord can’t raise your rent as punishment for reporting unsafe conditions, requesting repairs, joining a tenants’ union, or filing a complaint with a housing agency.

Breach of contract

If you’re under a lease agreement with a set rent amount, your landlord cannot change the rent during that term unless the lease allows it. Any unauthorized change may be a breach of contract.

Rent control laws by state

At the state level, many  states don’t have rent control laws, and many even prohibit cities from enacting local rent price regulations. According to the National Apartment Association, 33 states currently prevent local governments from adopting rent regulations. However, California, the District of Columbia, Maine, Maryland, Minnesota, New Jersey, New York, and Oregon have various rental price protection policies in place at the state and local level. Here’s a quick look at what to expect in those states:

California

Under the Tenant Protection Act, eligible residential landlords cannot raise rent more than 5% plus the local cost of living, or 10% total, whichever is lower, within a 12-month period. Local ordinances can also impose stricter limits. Certain exemptions also apply. 

The District of Columbia

D.C. has rent stabilization rules, unless an exemption applies. For example, current increases are limited to CPI +2% up to a cap of 4.9% for most tenants and 2.9% for seniors or disabled tenants who file the proper exemption form.

Maine

Maine has no statewide cap, but local governments can and have regulated rent. Landlords must still provide proper notice and avoid discriminatory or retaliatory increases.

Maryland

Maryland has no statewide cap, but cities like Takoma Park have enacted rent stabilization laws. 

Minnesota

No statewide rent caps, but cities such as St. Paul included a rent stabilization ordinance while  Minneapolis voters approved enabling such legislation.  

• St. Paul: Rent Stabilization Ordinance implemented a 3% annual limit; certain exceptions available.
• Minneapolis: No formal rent control policy is in place currently, but voters approved enabling the legislation. 

New Jersey

There’s no state-imposed limit, but over 100 cities regulate rent increases, subject to their own rules and exemptions. Examples:

• Edison: Max 5%
• Jersey City: CPI-based, but max 4%
• Newark: CPI-based, capped at 4%
• Paterson: 5%, or 3.5% for seniors/disabled

New York

Rent-controlled and rent-stabilized units have strict limits:

• Rent-controlled (NYC): Adjustments are capped and regulated by statute; increases are typically much lower and tied to fixed formulas. 
• Rent-stabilized: Limits set annually by regional Rent Guidelines Boards.
• Mobile homes: Max 3% increase unless a landlord can justify a higher increase due to hardship or increased expenses. 

Oregon

Rent increases are capped at the lesser of 7% plus the consumer price index (CPI) or 10% annually. Exemptions apply to certain properties, including newer buildings (less than 15 years old) and government-subsidized housing.

What to do if you can’t afford the new rent

Legally, if a rent increase complies with local laws and isn’t discriminatory or retaliatory, your landlord is generally within their rights to raise the rent — even significantly. However, you may still be able to appeal to their business sense and initiate a conversation about more reasonable terms. If a rent hike puts you in a tough financial position, here are some steps you can take:

Step 1: Try negotiating with your landlord

When it’s time to renew your lease, explain your situation respectfully and propose solutions. Offer to sign a longer lease or handle small maintenance tasks in exchange for a smaller increase. And remind the landlord of your value: long-term, reliable tenants typically can save landlords money. If you can’t get a full reduction, see if you can negotiate new lease terms, like a phased increase over time.

Step 2: Know your rights

Educate yourself about local laws governing rent increases, notice requirements, and tenant protections. If you’re facing an unfair or unlawful rent increase, a tenant rights organization or attorney can help if needed.

Step 3: Budget and plan

If you’re unsure what you can afford, evaluate your monthly income and expenses. You may find areas where you can cut back on unnecessary spending or determine that moving is the best option. 

Step 4: Explore assistance programs

Contact your city, county, or state housing authorities to inquire about rental assistance programs, such as Housing Vouchers or similar initiatives. Government agencies and non-profit organizations may offer temporary or long-term financial assistance to help with rent payments.

Step 5: Consider housing alternatives

If you’re comfortable sharing living space, finding a roommate can significantly reduce your rent burden. You can also explore options for more affordable housing elsewhere. Use tools like Zillow’s Rent Affordability Calculator to find places within your budget, and relocate to a more affordable unit or neighborhood if necessary.

When your rent goes up, it’s easy to feel overwhelmed, but understanding your rights and options can make a big difference. Whether you’re on a lease or renting month-to-month, staying informed is the first step toward protecting your housing stability.