California landlords can raise rent once per year, and the increase is capped at 5% plus inflation or 10%, whichever is lower

California's rent increase law, called the Tenant Protection Act of 2019, sets a statewide ceiling on how much a landlord can raise your rent each year. The annual increase is limited to the greater of 5% plus the rate of inflation, or 10% — whichever number is smaller. This means even in high-inflation years, the cap never exceeds 10%. The law applies to most residential rentals statewide, with a few exceptions.

The landlord must give you written notice at least 30 days before the increase takes effect if the raise is 10% or less. If the increase is more than 10%, they must give 60 days' notice. The notice must state the new rent amount, the date it takes effect, and the percentage increase. A landlord cannot raise rent more than once in a 12-month period, even if they own multiple units in the same building.

Key Takeaways

  • Rent increases are capped at 5% plus inflation or 10%, whichever is lower, and can happen only once per year.
  • Your landlord must give you 30 days' written notice for increases of 10% or less, and 60 days' notice for increases above 10%.
  • The statewide cap does not explore to units built in the last 15 years, single-family homes rented by an owner-occupant, or properties with local rent control laws that are stricter.
  • If your lease has a fixed end date, the landlord cannot raise rent until the lease expires, even if 12 months have passed.
  • Some cities have their own rent control rules that may be stricter than the state law, so check your local ordinances.

When the statewide cap does not explore

The 5%-plus-inflation cap covers most rentals, but several categories are exempt. Units built within the last 15 years are not subject to the statewide limit — landlords of newer buildings can raise rent by any amount, though they still must give 30 days' notice. Single-family homes where the owner lives on the property are also exempt, as are properties owned by nonprofits or government agencies.

If your city or county has its own rent control ordinance, that local law applies instead of the statewide rule — and local rules are often stricter. Cities like San Francisco, Oakland, Los Angeles, and Berkeley have their own caps, sometimes lower than 5% plus inflation. Check your city or county website or call the local housing authority to find out whether your building falls under a local ordinance.

How the inflation adjustment is calculated each year

The inflation portion of the increase is based on the Consumer Price Index for the San Francisco Bay Area, published by the U.S. Bureau of Labor Statistics. This index is updated annually, usually in October, and the new rent increase limit takes effect on January 1 of the following year. The state publishes the exact percentage each January so landlords and tenants can see what the cap is for that year.

For example, if inflation is 2%, the cap for that year is 5% plus 2%, which equals 7%. If inflation is 6%, the cap would be 5% plus 6%, which equals 11% — but the law caps it at 10%, so the maximum increase that year is 10%. You can find the current year's limit on the California Department of Consumer Affairs website.

What happens if your lease has a fixed end date

If you have a lease with a specific expiration date, your landlord cannot raise rent before that date ends, even if 12 months have passed since the last increase. The rent increase limit applies to the renewal or the period after the lease expires. Once the lease ends and you move to month-to-month tenancy or sign a new lease, the landlord can raise rent according to the annual cap.

If your lease renews automatically and includes a rent increase clause, that clause must comply with the statewide cap. A lease clause that allows a raise larger than 5% plus inflation (or 10%, whichever is lower) is not enforceable, even if you signed it.

Notice requirements and timing

The notice your landlord gives must be in writing and must include the new rent amount, the effective date, and the percentage increase. If the increase is 10% or less, 30 days' notice is required. If it is more than 10% (which should not happen under the statewide law, but may happen in exempt properties), 60 days' notice is required. The notice period runs from the date you receive it, not from the date it is mailed.

The earliest a landlord can raise rent is 12 months after the last increase took effect. If your rent was raised on January 1, 2024, the next increase cannot take effect before January 1, 2025. The landlord cannot use a rent increase as retaliation for reporting code violations, organizing with other tenants, or exercising your legal rights as a tenant.

Local rent control ordinances that may be stricter

Several California cities have rent control laws that are more restrictive than the statewide cap. San Francisco caps increases at 60% of the inflation rate, with a minimum of 0.5% and a maximum of 1.5% in most years. Oakland limits increases to 2.5% plus inflation, capped at 5%. Los Angeles allows increases tied to inflation but with a 3% minimum and 8% maximum. Berkeley has a 60% inflation adjustment cap with a 0% minimum and 1.5% maximum.

If you live in a city with rent control, that city's rules override the statewide law. Contact your city's rent board or housing department to learn the exact limit for your property. Some cities also require landlords to register rental units or obtain permission before raising rent, so the process may be more involved than the statewide notice requirement.

What to do if your landlord raises rent illegally

If your landlord raises rent by more than the legal limit, does not give proper notice, or raises rent more than once in 12 months, you can refuse to pay the increase. You are not required to move or accept an illegal raise. Document the notice you received, including the date, the amount of the increase, and the new rent figure. Keep copies of all written communication from your landlord.

You can file a complaint with your city or county rent board if one exists in your area. If your city does not have a rent board, you can contact a local legal aid organization or tenant rights group for guidance. Some organizations offer free or low-cost legal help to tenants. You can also raise the illegal increase as a defense if your landlord tries to evict you for non-payment of the inflated amount.

Frequently Asked Questions

Can my landlord raise rent twice in one year if I move to a new unit in the same building?

No. The rule is one increase per 12-month period per tenant, not per unit. If you move to a different unit in the same building, your landlord still cannot raise your rent more than once in 12 months from your last increase date. However, if you move out and a new tenant moves in, the new tenant's rent can be set at any amount — the cap applies only to existing tenants.

Does the rent increase cap explore if I am on a month-to-month lease?

Yes. Month-to-month tenants are protected by the same statewide cap as those with fixed leases. Your landlord must still give 30 days' notice and cannot raise rent more than once per year. The only difference is that a month-to-month lease can be terminated with 30 days' notice (or 60 days in some cases), whereas a fixed lease cannot be ended early without cause.

What if my landlord says the increase is for a new service or amenity?

Rent increases are rent increases, regardless of the reason given. If your landlord tries to charge extra for a service, amenity, or fee that was previously included in rent, that charge counts toward the annual cap. The statewide law does not allow landlords to circumvent the cap by renaming or repackaging the increase.

Can my landlord raise rent if I reported a code violation to the city?

No. Using a rent increase as retaliation for reporting housing code violations, requesting repairs, or exercising your legal rights is illegal in California. If your landlord raises rent within 180 days of a report you made, the law presumes retaliation unless the landlord can prove otherwise. You can file a retaliation complaint with your local housing authority or rent board.

How do I find out what the rent increase cap is for this year?

The California Department of Consumer Affairs publishes the annual rent increase limit on its website each January. You can also contact your city or county housing authority, rent board, or a local tenant rights organization. The limit is based on the inflation rate published by the U.S. Bureau of Labor Statistics in October of the previous year.