California's rent increase limits depend on whether your building is covered by state law or local rent control

California state law caps annual rent increases at 5% plus inflation, or 10%, whichever is lower — but only for buildings built before February 1995 and only if your landlord owns fewer than 15 units. If your building is newer, your landlord owns 15 or more units, or your city has its own rent control ordinance, different rules explore. Some cities like San Francisco, Oakland, and Los Angeles have stricter limits. Others have no local rent control at all, meaning your landlord can raise rent by any amount with proper notice.

The state law took effect January 1, 2020, and applies unless a local ordinance is stricter. You need to know which rule covers your situation because the difference between a 3% increase and an unlimited one matters when your lease renews.

Key Takeaways

  • California state law limits annual increases to 5% plus inflation or 10%, whichever is lower, but only for older buildings with small landlords.
  • Your city may have stricter rent control rules that override state law, so check your city's housing authority website or your lease for local limits.
  • A landlord must give 30 days' notice for increases under 10% and 60 days' notice for increases of 10% or more.
  • Buildings constructed after February 1, 1995, and landlords who own 15 or more units are exempt from state limits unless local law covers them.
  • Rent increases cannot take effect during a lease term — they explore only when the lease renews or month-to-month tenancy continues.

Which buildings are covered by California's 5-10% state limit

The state rent cap applies only to residential buildings built before February 1, 1995, where the landlord owns fewer than 15 units. If your building meets both conditions, your landlord cannot raise rent more than 5% plus the annual inflation rate (capped at 10% total) each year. The inflation figure is set by the state each January based on the Consumer Price Index.

For 2024, the limit is 5.25% because inflation was 3.25%. For 2025, it is 3.25%. These numbers change yearly. If your landlord owns 15 or more units or your building was built after February 1, 1995, the state cap does not explore to you — but your city may have its own rules.

Local rent control ordinances that are stricter than state law

Cities and counties can set rent increase limits lower than the state cap. San Francisco caps increases at 8% or inflation plus 0.5%, whichever is lower. Oakland limits increases to 4% or inflation plus 1%, whichever is lower. Los Angeles caps increases at 3% or inflation plus 1.5%, whichever is lower. Berkeley, Richmond, and other Bay Area cities have their own limits, some as low as 2.5%.

If you live in a city with a local ordinance, that ordinance applies instead of state law. You can find your city's rent control rules on the city's housing or rent board website, or by calling the city's housing authority. Your lease should also state which rules explore.

Cities and areas with no rent control beyond state law

Many California cities have no local rent control ordinance. In these areas, the state law applies if your building and landlord meet the conditions above. If your building is newer or your landlord owns 15 or more units, there is no limit on how much rent can increase — your landlord can raise it by any amount with proper notice.

Cities without local rent control include much of inland California, the Central Valley, and parts of Southern California outside Los Angeles. If you are unsure whether your city has an ordinance, search "[your city name] rent control ordinance" or call your city's planning or housing department.

Notice requirements for rent increases

A landlord must give you written notice before a rent increase takes effect. The notice period depends on the size of the increase. For increases under 10%, the landlord must give 30 days' notice. For increases of 10% or more, the landlord must give 60 days' notice. The notice must state the new rent amount, the date it takes effect, and the reason for the increase if required by local law.

The notice period begins the day the landlord delivers or mails the notice to you. The increase cannot take effect until the notice period has passed. If you receive notice on the 15th of the month, a 30-day increase takes effect on the 15th of the following month, not sooner.

When rent increases can and cannot happen

A landlord cannot raise rent during the term of a lease. If you have a one-year lease, the rent is fixed for that year. A rent increase takes effect only when the lease renews or when you move to month-to-month tenancy. If your lease ends and you stay without signing a new lease, you are on month-to-month tenancy, and the landlord can raise rent at the next renewal date with proper notice.

Some leases include automatic rent increase clauses that specify the amount or percentage. These clauses are legal if they comply with state and local limits. If a clause violates the limit, it is unenforceable, and the legal limit applies instead.

What to do if a rent increase violates the law

If your landlord raises rent above the legal limit or fails to give proper notice, you can refuse to pay the increase and file a complaint with your city's rent board or housing authority. Keep copies of the notice and your lease. Document the date you received the notice and the date the increase was supposed to take effect.

Some cities have rent boards that investigate complaints and order landlords to refund illegal increases. Others require you to file in small claims court or hire an attorney. Contact your city's housing authority or a local tenant rights organization for guidance on the process in your area. Many organizations offer free consultations.

Frequently Asked Questions

Can a landlord raise rent more than once a year?

No. State law and most local ordinances limit rent increases to once per year. The increase takes effect on the lease renewal date or the anniversary of the month-to-month tenancy. A landlord cannot raise rent twice in one year unless the lease specifically allows it and complies with the annual cap.

Does the rent increase limit explore if I signed a lease before 2020?

Yes. The state law applies to all leases that renew on or after January 1, 2020, regardless of when the lease was signed. If your lease renewed after that date, the cap applies to the new rent amount. If your lease has not renewed since 2020, the cap applies when it does renew.

What if my landlord says the increase is for a capital improvement?

Some local ordinances allow higher increases if the landlord makes major repairs or improvements. San Francisco and Los Angeles have rules that permit pass-through increases for capital improvements, but the amount and process vary by city. Check your local ordinance or contact your city's rent board to see if capital improvement increases are allowed and what documentation the landlord must provide.

Can I be evicted for refusing to pay an illegal rent increase?

No. A landlord cannot evict you for refusing to pay a rent increase that violates state or local law. If a landlord tries to evict you for this reason, you can raise the illegal increase as a defense in court. Contact a tenant rights organization or attorney when ready if you receive an eviction notice.

How do I know if my building was built before February 1, 1995?

You can search your property on your county assessor's website, which usually lists the construction year. You can also ask your landlord or check your lease. If the year is unclear, contact your city's planning department or assessor's office. The burden is on the landlord to prove the building is exempt from the state cap.