Rent Caps and Freezes Landlords Need to Know for 2026-27

Published 2026-10-17 · facts last checked 2026-11-12

Three local rent rules changed or came up for a vote this fall, and several other cities have already published their allowable increases for the year ahead. If you own a rental in one of these places, here is what the official sources say right now and when we last checked each one.

Why this fall matters for rent increases

Most US landlords can set rent at renewal with nothing more than proper notice. A growing list of cities, though, limit how much rent can go up on covered units and how often, and several of them reset their allowable increase once a year. A renewal priced off last year's number can be an overcharge this year. This post covers the three changes we confirmed in this morning's accuracy check, followed by the current caps in other cities on our site.

New York City: a freeze on rent-stabilized renewals

The Rent Guidelines Board sets the maximum increase for rent-stabilized apartments once a year, and the order applies by lease start date, not by the date you send the renewal. Its newest order is a change from last year's, so renewal offers that still use the prior percentages need to be redone.

New York, NY: Rent control / stabilization. Rent-stabilized apartments with leases starting October 1, 2026 through September 30, 2027: 0% for a one-year lease and 0% for a two-year lease (a rent freeze), under Rent Guidelines Board Order #58. These are increases over the lawful rent charged and paid on September 30, 2026. The previous order (#57) allowed 3% (1-year) or 4.5% (2-year) for leases starting October 1, 2025 through September 30, 2026.

Verified NYC Rent Guidelines Board Order #58 (June 25, 2026) · last checked 2026-10-17

This applies only to rent-stabilized apartments. Market-rate units in the city may instead fall under the state's Good Cause Eviction law, which has its own rent standard and its own exemptions for small landlords. Both rules are on our New York City page.

New York, NY: Just-cause eviction. Yes, for many market-rate units. Under New York State's Good Cause Eviction law (effective April 20, 2024), covered landlords cannot end a tenancy without a 'good cause' reason. Tenants can use the law as a defense in Housing Court, and can challenge rent increases above the local rent standard (inflation plus 5%, capped at 10%). Exempt: small landlords owning 10 or fewer units statewide, rent-stabilized or rent-controlled and other regulated units, condos and co-ops, and buildings built on or after Jan. 1, 2009 (for 30 years).

Verified N.Y. Real Prop. Law art. 6-A (per NYC HPD) · last checked 2026-10-15

New York State law also requires written notice before certain rent increases, with a longer notice period the longer the tenant has been in the unit.

New York: Rent increase notice. For a rent increase of 5% or more, or a non-renewal, the landlord must give written notice. The notice period depends on how long the tenant has lived there or the lease term: at least 30 days if under 1 year, 60 days for 1–2 years, and 90 days for 2 years or more.

Verified N.Y. Real Prop. Law § 226-c(1)–(2) · last checked 2026-10-23

Santa Barbara: a new rent cap and rental registry from 2027

Santa Barbara's City Council adopted two related ordinances this month: rent stabilization for older multifamily units and a registry covering nearly every rental unit in the city. Neither one takes effect until 2027, but the rent ordinance reaches back to count some increases made before then, so a landlord planning an increase now should read it first.

Santa Barbara, CA: Rent control / stabilization. Yes, starting January 1, 2027. The City Council adopted a rent stabilization ordinance on October 6, 2026 (Mun. Code ch. 26.90). It covers rental units whose certificate of occupancy (or final building inspection) came before February 1, 1995, except units that can be sold separately from any other dwelling (such as most condos and houses) and mobilehome or RV park spaces. From January 1, 2027, rent increases on covered units are limited to the annual general adjustment: 60% of the yearly change in CPI or 3%, whichever is less. The city has posted 2.1% for January 1 to December 31, 2027. Only one increase is allowed per 12 months, with at least 30 days' advance written notice. A landlord may set the starting rent for a new tenancy after a lawful vacancy, and any increase made after December 16, 2025 counts against the allowed increases.

Verified Santa Barbara Mun. Code §§ 26.90.010, 26.90.030, 26.90.040 (ordinance adopted Oct 6, 2026); 2027 adjustment per City of Santa Barbara Rent Stabilization page · last checked 2026-10-17

Santa Barbara, CA: Rental licensing / registration. Yes, starting in 2027. Under the rental registry ordinance adopted October 6, 2026 (Mun. Code ch. 26.100), every residential rental unit in the city must be registered, except units inside an owner-occupied home where the owner and tenants share facilities such as a kitchen or bathroom. Rent-stabilized (covered) units must be registered by the later of April 1, 2027 or 30 days after the city makes the form available; other rental units by the later of October 1, 2027 or 30 days after the form is available. Registration must be amended within 30 days of a change in ownership.

Verified Santa Barbara Mun. Code § 26.100.010 (ordinance adopted Oct 6, 2026) · last checked 2026-10-17

Santa Barbara already had a just-cause eviction ordinance with relocation payments for no-fault evictions, and it still applies alongside the new rules.

Santa Barbara, CA: Just-cause eviction. Yes. An owner may not terminate a qualified tenant's tenancy without just cause, and the cause must be stated in full in the termination notice. For no-fault just cause evictions, the owner must pay each qualified tenant relocation assistance of the amount set by City Council resolution or one month's rent plus one dollar, whichever is greater.

Verified Santa Barbara Mun. Code §§ 26.50.010, 26.50.020 (Browser transcription) · last checked 2026-10-15

California's statewide notice rule for rent increases still applies on top of any city rule.

California: Rent increase notice. Periodic (e.g., month-to-month) tenancies: written notice at least 30 days before the effective date if the increase, alone or combined with other increases in the prior 12 months, is 10% or less. Increases over 10% need at least 90 days' notice.

Verified Cal. Civ. Code § 827(b) · last checked 2026-10-15

West Orange, New Jersey: rent control at a deadline

West Orange's rent control chapter had a built-in expiration date, and that date has now arrived. The council has an ordinance in progress to remove the sunset and keep the chapter in force, but it still needs a final vote. Until the township confirms the result, the cautious approach is to keep following the existing limits.

West Orange, NJ: Rent control / stabilization. In West Orange, when a lease ends, rent may rise by up to 3% a year, or 2% if the tenant pays for heat (§ 15-2.1). Under § 15-7.1 the chapter was set to expire on October 17, 2026 unless the Township Council extended it. Ordinance 2996-26, which removes the sunset and applies the chapter retroactively from October 17, 2026, passed first reading on October 13, 2026, and is scheduled for a final vote on October 27, 2026. Until then, confirm the chapter's status with the township before relying on it.

Verified West Orange Code ch. 15, § 15-2.1, § 15-7.1 · last checked 2026-10-17

New Jersey has no statewide rent cap, but state law controls how a rent increase has to be delivered, and local ordinances such as West Orange's sit on top of that.

New Jersey: Rent increase notice. A rent increase requires a valid notice to quit and notice of the increase. State law does not fix a number of days. A tenant who then fails to pay the increased rent may be removed only if the increase is not unconscionable and complies with other laws and municipal ordinances (N.J.S.A. 2A:18-61.1(f)).

Verified N.J.S.A. 2A:18-61.1(f) · last checked 2026-10-23

Allowable increases in other capped cities

These cities publish or set a yearly allowable increase for covered units. Each one decides which units are covered, when its year starts, and what notice is required, so open the city page before you price a renewal.

Los Angeles, CA: Rent control / stabilization. Rent Stabilization Ordinance (RSO) units: one increase every 12 months; the allowable increase is 3% (Jul 1, 2025 – Jun 30, 2027). From Feb 2, 2026, the formula is 90% of CPI with a 1% floor and a 4% ceiling, and no extra utilities percentage may be added.

Verified LA Rent Stabilization Ordinance (LAHD) · last checked 2026-10-15

San Francisco, CA: Rent control / stabilization. Covered units: rent can be raised once every 12 months by the Rent Board's allowable annual increase, which is 1.6% for Mar 1, 2026 – Feb 28, 2027 (60% of Bay Area CPI). No limit on the starting rent for a vacant unit.

Verified SF Admin. Code § 37.3(a) (Rent Ordinance) (Browser transcription); SF Rent Board, rent increases page · last checked 2026-10-15

Oakland, CA: Rent control / stabilization. Covered units: rent can be raised only once in a 12-month period. The annual CPI increase is 2.3% from Aug 1, 2026 (formula: 60% of CPI or 3%, whichever is lower). Every rent increase notice must include a copy of the RAP Notice, and the unit must be registered with the Rent Adjustment Program (RAP). Combined increases cannot exceed the state cap (8.8% from Aug 1, 2026).

Verified Oakland Rent Adjustment Ordinance (OMC ch. 8.22); City of Oakland, Allowable Rent Increases (Browser transcription) · last checked 2026-10-15

St. Paul, MN: Rent control / stabilization. Residential rent increases are limited to 3% in any 12-month period. Exceptions: self-certification for 3–8%, CPI + 8% after a just-cause vacancy, and staff determination above that. Newly constructed properties are exempt under the 2025 amendments.

Verified Saint Paul Rent Stabilization Ordinance · last checked 2026-10-15

Newark, NJ: Rent control / stabilization. Yes. When a lease expires (or a periodic tenancy is terminated), the increase is capped at the change in the CPI-U (NY-northern NJ area) from 15 months to 3 months before the increase, and never more than 4%. Rent may rise only once in any 12-month period, with at least 30 days' written notice to the tenant and the Rent Regulation Officer. No increase is allowed if the landlord isn't registered (§ 19:2-9.8) or the unit isn't in substantial compliance. New multiple dwellings can be exempt for up to 30 years or the initial mortgage term, whichever is less. Note: Ord. 6PSF-C (2026-06-17) amends §§ 19:2-27 and 19:2-32.

Verified Newark Code ch. 19:2, §§ 19:2-3.1, 19:2-3.2 (eCode360, current through 9-23-2026; Browser transcription) · last checked 2026-10-16

Portland, ME: Rent control / stabilization. Yes. For covered units, rent may be raised once every 12 months, by no more than the Allowable Increase Percentage published each year by the Housing Safety Office. Tax-rate adjustments and Rent Board-approved increases may be added. No increase may exceed 10%; any excess is banked. The landlord must give the tenant a signed notice at least 90 days before the increase. The ordinance also bars refusing to rent because of a tenant's source of income.

Verified Portland, Me., Code ch. 6, art. XII, §§ 6-233, 6-234, 6-237 · last checked 2026-10-15

Statewide limits in Oregon and Washington

Some states regulate rent increases for most of the state, not just in certain cities. Oregon's statute ties increases to an annual maximum set under state law, and Washington's requires a long notice period and bars increases before the lease term ends.

Oregon: Rent increase notice. Week-to-week: 7 days' written notice. Other tenancies: no increase in the first year, then 90 days' written notice, no more than once in any 12-month period, and capped at the annual maximum set under ORS 90.324.

Verified ORS 90.323 · last checked 2026-10-23

Washington: Rent increase notice. A landlord must give at least 90 days' prior written notice of a rent increase, except that a landlord shall give at least 30 days' prior written notice if the rental agreement governs a subsidized tenancy where the amount of rent is based on the income of the tenant or circumstances specific to the subsidized household. An increase may not become effective before the end of the rental agreement term, except that in a subsidized tenancy of that kind an increase may become effective upon completion of the term or sooner upon mutual consent (RCW 59.18.140(3)(a) and (b)). RCW 59.18.140(3)(c) is a transitional notice rule: for a tenant whose lease or rental agreement was entered into or renewed before May 7, 2025, and whose tenancy is for a specified time, if the lease or rental agreement had more than 60 days but less than 90 days left before the end of the specified time as of May 7, 2025, the landlord must give written notice at least 60 days before the effective date of an increase. That 60-day rule is limited to the tenancies described in RCW 59.18.140(3)(c) and is not a general replacement of the 90-day period in RCW 59.18.140(3)(a). Except as authorized by an exemption under RCW 59.18.710, a landlord may not increase the rent for any type of tenancy, regardless of whether the tenancy is month-to-month or for a term greater or lesser than month-to-month, during the first 12 months after the tenancy begins, or during any 12-month period of the tenancy in an amount greater than seven percent plus the consumer price index, or 10 percent, whichever is less (RCW 59.18.700(1)(a)). RCW 59.18.700(1)(b) says that subsection (1) does not prohibit a landlord from adjusting the rent by any amount after a tenant vacates the dwelling unit and the tenancy ends. Beginning June 1, 2025, and annually thereafter, the department of commerce shall calculate the maximum annual rent increase percentage allowed under RCW 59.18.700(1)(a) for the following calendar year and publish the information on its website and in a press release. For this purpose, "consumer price index" means the June 12-month percent change in the consumer price index for all urban consumers, all items, for the Seattle area as published by the United States bureau of labor statistics (RCW 59.18.700(1)(c)). This answer does not state a published yearly percentage. If a landlord increases the rent above the amount allowed in RCW 59.18.700(1) as authorized by an exemption under RCW 59.18.710, the landlord must include facts supporting any claimed exemptions in the written notice of the rent increase. Notice must comply with RCW 59.18.700, 59.18.720, and 59.18.140, and be served in accordance with RCW 59.12.040 (RCW 59.18.700(2)). RCW 59.18.720 requires a notice of rent increase in a form substantially the same as the statutory form in RCW 59.18.720(3), with an exception in RCW 59.18.720(2) for certain income-based subsidized tenancies. This answer does not restate that form in full. RCW 59.18.710(1) provides that rent increases are not limited by RCW 59.18.700 for any of the following types of tenancies: (a) a tenancy in a dwelling unit for which the first certificate of occupancy was issued 12 or less years before the date of the notice of the rent increase; (b) a tenancy in a dwelling unit owned by a public housing authority, a public development authority, a nonprofit organization where maximum rents are regulated by other laws or local, state, or federal affordable housing program requirements, or a nonprofit entity, as defined in RCW 84.36.560, where a nonprofit organization, housing authority, or public development authority has the majority decision-making power on behalf of the general partner, and where maximum rents are regulated by other laws or local, state, or federal affordable housing program requirements; (c) a tenancy in a qualified low-income housing development as defined in RCW 82.45.010, where the property is owned by any of the organizations described in (b)(i) through (iv); (d) a tenancy in a qualified low-income housing development which was allocated federal low-income housing tax credits authorized under 26 U.S.C. Sec. 42 or successor statute, by the Washington state housing finance commission or successor state-authorized tax credit allocating agency, so long as there is an enforceable regulatory agreement with the Washington state housing finance commission under the low-income housing tax credit program; (e) a tenancy in a dwelling unit in which the tenant shares a bathroom or kitchen facility with the owner who maintains a principal residence at the residential real property; (f) a tenancy in a single-family owner-occupied residence, including a residence in which the owner-occupant rents or leases no more than two units or bedrooms including, but not limited to, an attached or detached accessory dwelling unit; and (g) a tenancy in a duplex, triplex, or fourplex in which the owner occupied one of the units as the owner's principal place of residence at the beginning of the tenancy, so long as the owner continues the occupancy. RCW 59.18.710(2) provides that subsection (1)(e) through (g) only apply where the owner is not a real estate investment trust, as defined in section 856 of the internal revenue code; a corporation; or a limited liability company in which at least one member is a corporation. The official source note following RCW 59.18.700 quotes 2025 c 209 as taking effect immediately [May 7, 2025]. RCW 59.18.700, 59.18.710, and 59.18.720 each state that the section expires July 1, 2040. RCW 59.18.700 also addresses lease-type rent parity, enforcement and remedies, an opportunity for the landlord to cure an unauthorized increase, termination of the rental agreement before an unauthorized increase takes effect, and tenant-screening reports. Those provisions are not fully restated here.

Verified RCW 59.18.140, 59.18.700, 59.18.710, 59.18.720 · last checked 2026-11-12

A simple checklist before you raise rent

First, confirm whether your unit is covered. Many local caps exempt newer buildings, single-family homes, condos, or owner-occupied properties, and the cutoffs differ from city to city. Second, check which year's allowable increase applies to the date the new rent starts. Third, check the notice rules, both the state rule and any longer local rule, plus any required forms or registration. Fourth, keep a copy of the notice and proof of how and when you delivered it. These are good-practice habits, not legal requirements, and a local landlord-tenant attorney can confirm how the rules apply to your unit.

Frequently asked questions

Does the NYC rent freeze apply to my market-rate apartment?

The Rent Guidelines Board order covers rent-stabilized apartments only. A market-rate unit may instead be covered by New York State's Good Cause Eviction law unless an exemption applies. Check the official sources linked above for both.

When do Santa Barbara landlords have to start following the new rent cap?

The ordinance sets a start date in 2027, but it also counts certain earlier increases against the limit. The exact dates and the covered units are in the ordinance excerpt above, linked to the city's adopted text.

Is West Orange rent control still in effect?

The chapter's original expiration date has arrived and an ordinance to remove the sunset is awaiting a final council vote. Confirm the status with the township, and check our West Orange page, which we will update after the vote.

Can I raise rent in the middle of a lease in a rent-controlled city?

Generally a fixed-term lease sets the rent for its term, and several of the state rules above bar an increase before the term ends. Read your lease and the state and city rules linked here before you send any notice.

How often are these numbers checked?

Every rule on this page is pulled from our verified data, which is re-checked against the official source on a rolling daily schedule. The last-checked date beside each rule shows when we last confirmed it.

Not legal advice. General information only. Laws change, and local rules, lease terms and your facts matter. Check the official source linked for each rule and talk to a licensed attorney in your state before you act.