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

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

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 2026-10-15

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) (Browser transcription) · 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. No fixed number of days in state law: rent can't be raised mid-lease. To raise it, the landlord must serve a valid notice to quit and notice of the increase ending the current lease and offering a new one. Increases must not be unconscionable and must follow any local rent ordinance.

Verified N.J.S.A. 2A:18-61.1(f) (via NJ DCA Truth in Renting) · last checked 2026-10-15

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 2026-10-15

Washington: Rent increase notice. At least 90 days' prior written notice of a rent increase (30 days for certain income-based subsidized tenancies), and the increase can't take effect before the end of the rental agreement term.

Verified RCW 59.18.140 · last checked 2026-10-15

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.