Rent Increase Rules & Caps by State (2026)

Quick answer

There is no federal cap on rent increases in the US — the rules are state-level and city-level. Five jurisdictions currently cap annual increases statewide (or district-wide): California (5% + regional inflation, hard ceiling 10%), Oregon (2026: 9.5%), Washington (2026: 9.683%), New York's rent-stabilized units (2026-27 order: 0% freeze), and Washington DC (2026 rent-control year: 4.1% standard). A few big cities go further on their own — St. Paul, MN caps increases at 3% per 12 months — and in the rest of the country the practical limits are your lease term and the state's advance-notice statute. State statute (official text) · 2026-10-28

Use the rent increase calculator to see the maximum legal increase in capped states — or the notice rules that apply in uncapped ones — or pick a state below. The biggest capped market is worth reading in full: California rent increase rules (AB 1482), alongside Oregon, Washington, New York and Washington DC.

States people think are capped — but aren't

Two common misconceptions, verified against the statutes:

• New Jersey has no statewide percentage cap. A statewide cap bill failed in the 2024 session; what NJ actually has is 100+ municipalities with their own rent control boards, each with local percentage limits. If you rent in Newark or Jersey City, your town — not Trenton — sets the cap.
• Maryland's 2024 law (HB 693) capped security deposits at one month's rent and added tenant purchase rights — it did not cap rent increases. Percentage limits exist only locally (Montgomery County, Takoma Park).

Similarly, Colorado and Illinois prohibit local rent control by state preemption law, and Rhode Island has never adopted a cap — its protection is a 60/120-day notice statute.

Why cap percentages move every year

Most cap formulas are inflation-indexed: California adds regional CPI to a base 5%, Oregon and Washington re-announce each year's percentage in the summer, and DC resets every rent-control year in May. That means last year's number can be quietly wrong — so each capped state's page shows the formula and the current period's value with its verification date, and links the agency that publishes the next one. When a state re-announces, we update the page and move the date.

What every state page covers

• Whether a cap exists and the exact formula, with the current period's value where the state publishes one;
• Exemptions — which rentals fall outside the cap;
• Notice requirements — how far in advance a increase must be delivered in writing;
• Local rules that go further — the cities with their own regimes;
• The statute — citation, official link and Last Verified date.

FAQ

What is the maximum rent increase per year?

In capped states, the cap formula sets it (and it changes most years with inflation — each state page shows the current value). In uncapped states there is no percentage maximum; the protections are notice, lease terms, and anti-retaliation rules.

Does a cap apply to my building?

Often not automatically — caps commonly exempt newer buildings, smaller multi-families, or recently renovated units. Each capped state's page lists the exemptions with citations.

Is this legal advice?

No — see the disclaimer.

Summaries only — always confirm against the linked official statute.