When you’re renting a home or apartment, one of the biggest concerns is how much the rent might increase from year to year. As a tenant, you want stability and predictability. As a landlord, it’s about maintaining profitability and keeping up with rising costs. So what does the law say about rent increases? Can a landlord raise the rent as much as they want—or are there limits?
The short answer is: it depends on where you live – both in terms of your state and your city. Rent increase laws vary significantly from state to state and even city to city. In some places, there are strict caps on how much rent can go up each year. In others, landlords have a lot more freedom. Here’s what you need to know.
Understanding Rent Control and Rent Stabilization
Rent control and rent stabilization laws are the most common ways that governments regulate how much a landlord can increase rent.
- Rent control usually refers to laws that set a maximum price landlords can charge for rent or specifically limiting the amounts by which rent may increase..
- Rent stabilization, on the other hand, refers to regulations that allow for rent increases within certain limits or guidelines.
These laws are common in cities with high housing demand, like New York City, San Francisco, and Seattle. However, most U.S. cities do not have rent control or rent stabilization.
In very limited circumstances, Federal Rent Control Laws may apply. For example, during World War II, the Emergency Price Control Act of 1942 established rent control freezing rent at the amount charged on April 1, 1941. Interestingly, this was shortly followed by the Stabilization Acts of 1942 and 1944, the latter of which extended those rent controls through June 30, 1945.
States with Statewide Rent Increase Limits
Some states have passed laws that limit rent increases even in areas without traditional rent control. For example, here in Washington, the recent passing of House Bill 1217 on May 7, 2025 implemented a 15-year rent stabilization scheme for most residential tenancies. This law caps residential rate increases to the lower of 7% plus inflation or 10%.
Washington also has an exemplar municipality. Seattle presents a myriad regulatory scheme including ordinary rental housing; rent caps in certain developer-agreement housing projects; and even some pertaining to the moorage fees for floating home owners
States with No Rent Increase Limits
In many states, there are no laws limiting rent increases. Some states outright prohibit or preempt rent control legislation. However, just because there is no rent control does not mean landlords can raise rent during a lease; refuse to give notice of rent increases; or charge more rent in retaliation or discrimination against a tenant.
Make sure to check your state and local laws, because the rules can vary quite a bit.
How Much Notice Is Required for a Rent Increase?
Nearly all states and municipalities require written notice before increasing rent. Here are some general guidelines:
- Month-to-month leases: Usually require at least one of the rental periods’ worth of notice – at least 30 days.
- Fixed-term leases (e.g., 12 months): Rent cannot be increased until the lease ends, unless the lease says otherwise.
Make sure to check your state and local laws, because the rules can vary quite a bit.
When Is a Rent Increase Illegal?
A rent increase can be challenged or deemed illegal in certain situations:
- Discrimination: If the increase is based on a tenant’s race, gender, religion, national origin, disability, family status, or other protected class.
- Retaliation: For example, if a tenant complains about unsafe conditions and the landlord raises the rent immediately afterward.
- Lease violations: If the lease agreement specifies no increases during the lease term and the landlord ignores that provision of the Lease.
- Improper notice: If the landlord fails to give the required notice in writing, the increase may not be enforceable.
Tips for Tenants Facing a Rent Increase
- Review your lease: Check what it says about rent adjustments and timing.
- Know your rights: Research local rent control or tenant protection laws.
- Negotiate: Sometimes landlords are willing to compromise, especially with good tenants.
- Ask for justification: If the increase is steep, ask your landlord to explain why.
- Get it in writing: Always request rent increase notices in writing to protect yourself.
Final Thoughts
There’s no one-size-fits-all answer to how much a landlord can raise the rent—it all depends on where you live and what kind of property you’re living in. In regulated cities, rent hikes may be capped. In others, landlords have more leeway, but still need to follow legal procedures. Whether you’re a tenant preparing for a lease renewal or a landlord planning to adjust your rent, knowing the local rules is key. If you’re in need of an Okanogan landlord law firm, we recommend reaching out to us for consultation. Staying informed helps prevent disputes and keeps the rental relationship running smoothly.