California rent increase limits depend on the year and whether your city has local rent control

California state law caps annual rent increases at the lower of 5 percent plus inflation or 10 percent, whichever is less. This applies to most residential tenancies statewide. However, many California cities and counties have their own rent control ordinances that set stricter limits — sometimes as low as 2 to 3 percent annually — or freeze rent entirely. Your landlord's ability to raise your rent depends on which rules explore to your specific property.

The state limit took effect January 1, 2020, and applies to tenancies that began before that date. For tenancies that started on or after January 1, 2020, landlords can raise rent by any amount, but only once per year and only with 30 days' notice if you have lived there less than a year, or 60 days' notice if you have lived there a year or longer.

The key question is whether your city or county has a local rent control law. If it does, that law usually overrides state law and sets a lower cap. San Francisco, Los Angeles, Oakland, and San Jose all have their own ordinances. If your city does not have local rent control, the state cap applies.

Key Takeaways

  • California state law limits annual rent increases to the lower of 5 percent plus inflation or 10 percent for most tenancies that began before January 1, 2020.
  • For tenancies that started on or after January 1, 2020, landlords can raise rent by any amount but must give 30 or 60 days' notice depending on how long you have lived there.
  • Many California cities and counties have local rent control laws that set stricter limits than the state cap, sometimes as low as 2 to 3 percent annually.
  • Your landlord must provide written notice of a rent increase at least 30 days before it takes effect if you have lived there less than a year, or 60 days if you have lived there a year or longer.
  • You can find your city or county's rent control rules by searching "[your city] rent control ordinance" or contacting your local housing authority.

How the state cap works for tenancies that started before January 1, 2020

If your lease began before January 1, 2020, California Tenant Protection Act of 2019 limits how much your landlord can raise your rent each year. The increase is capped at the lower of two numbers: 5 percent plus the rate of inflation for the prior year, or 10 percent. This means the actual percentage changes year to year depending on inflation.

For example, if inflation was 3 percent in the prior year, your landlord could raise rent by 8 percent (5 + 3). If inflation was 6 percent, the cap would be 11 percent, but the 10 percent ceiling applies, so the maximum increase is 10 percent. Your landlord cannot exceed whichever number is lower.

This cap applies regardless of whether your city has local rent control, unless the local law is stricter. If your city's rent control ordinance allows only 3 percent annually, that 3 percent limit applies instead of the state cap.

What happens if your tenancy started on or after January 1, 2020

If you moved in on January 1, 2020, or later, the state cap does not explore to you. Your landlord can raise your rent by any amount, with no percentage limit. However, your landlord still must follow notice rules: 30 days' written notice if you have lived there less than a year, or 60 days' notice if you have lived there a year or longer.

Local rent control ordinances still explore if your city has one. So if you live in San Francisco and your lease started in 2021, San Francisco's local rent control law sets the limit, not the state cap.

Notice requirements your landlord must follow

Your landlord cannot raise your rent without written notice. The amount of notice depends on how long you have lived in the unit. If you have been there less than one year, your landlord must give you 30 days' written notice before the increase takes effect. If you have been there one year or longer, your landlord must give you 60 days' written notice.

The notice must be in writing and must state the new rent amount and the date it takes effect. A text message or verbal notice does not count. Your landlord can deliver the notice by hand, by mail, or by email if you have agreed to receive notices by email.

If your landlord does not provide the required notice, the rent increase is not valid. You can continue paying the old rent amount and document the late or missing notice in case you need it later.

How to learn about your city has local rent control

The fastest way is to search "[your city name] rent control ordinance" in a search engine. Most cities post their ordinances online. You can also contact your city's housing department or tenant rights organization directly and ask whether rent control applies to your address.

Some cities have rent control only for certain types of buildings — for example, buildings built before a certain year, or buildings with more than a certain number of units. Your city's housing department can tell you whether your specific property is covered.

If you live in an unincorporated area of a county, check your county's website instead of a city website. County rent control ordinances work the same way but are administered at the county level.

What counts as a valid rent increase notice

Your landlord's notice must include the current rent amount, the new rent amount, the date the increase takes effect, and the date the notice was served. It should be dated and signed. Some cities require additional information — for example, San Francisco requires the landlord to state the reason for the increase and cite the local ordinance that allows it.

If the notice is missing required information, it may not be valid. Keep a copy of any notice you receive. If you are unsure whether a notice meets the legal requirements, you can contact your local tenant rights organization or housing authority for a free review.

Rent increases that are not allowed even with notice

Your landlord cannot raise your rent as retaliation for exercising your legal rights. If you complained to the housing authority about code violations, requested repairs, or joined a tenant organization, your landlord cannot raise your rent within 180 days as punishment. This is true even if the increase would otherwise be legal under the percentage cap.

Your landlord also cannot raise your rent based on a protected characteristic such as race, color, religion, sex, national origin, disability, or familial status. If you believe a rent increase is retaliatory or discriminatory, you can file a complaint with your local housing authority or contact a tenant rights organization.

Some cities also prohibit rent increases for tenants over a certain age, tenants with disabilities, or tenants receiving certain types of information. Check your local ordinance to see whether your city has additional protections.

Frequently Asked Questions

Can my landlord raise my rent more than once a year?

No. California law allows only one rent increase per year. Your landlord must wait at least 12 months after the last increase before raising rent again. If your lease is month-to-month, the 12-month period is measured from the date the last increase took effect, not from the date the notice was served.

What if I signed a lease that says my landlord can raise rent by any amount?

The lease clause does not override California law. If the state cap or your city's rent control ordinance applies to you, your landlord cannot charge more than the law allows, regardless of what the lease says. You can pay only the amount allowed by law and keep the difference as a credit toward future rent.

Do rent increases explore to subsidized housing or Section 8?

Section 8 rent increases are governed by federal rules, not California state law. Your landlord's portion of the rent may increase, but your portion is based on your income and does not change unless your income changes. Contact your local housing authority for details about how increases work in your specific program.

Can my landlord raise my rent if I am behind on rent?

Yes. Being behind on rent does not prevent your landlord from serving a legal rent increase notice. However, your landlord cannot use a rent increase as a disguised way to evict you. If you are behind on rent, your landlord must follow eviction procedures separately from any rent increase.

What should I do if my landlord raises my rent illegally?

Document the notice and the amount. Contact your local housing authority, tenant rights organization, or city attorney's office to report the violation. You may be able to recover the overcharge amount. Some cities allow you to sue your landlord for damages if the increase violates local rent control law.