Navigating Rent Increases: How Much Can a Landlord Increase Rent By?

Learn how much a landlord can legally increase rent by. Understand regulations, factors, and tenant rights for informed decisions.

Nichole Stohler
Last Updated
September 4, 2023
Navigating Rent Increases: How Much Can a Landlord Increase Rent By?

Rent hikes causing conflict in your building? As dreaded as they may be for renters, rent increases are often to be expected sooner or later. Understanding why they happen, what factors are at play, and how to manage them when they do happen can make the process feel a whole lot more manageable for both tenants and landlords.

Familiarizing yourself with how much a landlord can legally increase rent, as well as understanding notice periods, rent control laws, and market conditions will set you up for success if the time eventually comes to face a rent increase.

Want to know your stuff? Keep on reading.

Rent increase regulations

Unless you're living in a rent controlled apartment, rent increases will apply to you and all of the other tenants in your building. Laws in most states regulate the duration for when rent increases are applicable to provide fairness and stability for both landlords and tenants. These laws aim to strike the balance between allowing landlords to cover their costs and preventing excessive rent hikes that burden tenants.

Additionally, landlords cannot raise rent in retaliation for lease violations. This protection safeguards tenants from unfair and arbitrary rent increases due to minor infractions. These regulations provide tenants with peace of mind, knowing they are not at risk of facing vindictive actions from their landlords in response to issues unrelated to rent.

In almost all states, tenants cannot seek rent refunds solely based on instances of discrimination. If discriminatory practices occur, solutions usually involve addressing the discrimination directly rather than seeking rent reimbursements.

Laws and regulations about rent increases, retaliatory actions, and discrimination ensure a fair, transparent, and equitable relationship between landlords and tenants.

Factors influencing rent increases

Rent hikes can stem from a variety of factors. These include rising property taxes, increased operating costs (such as maintenance and utilities), inflation, changes in demand for rental properties, and market conditions. For example, property taxes on single-family homes increased by 4% nationwide in 2022.

Improvements or renovations to the property can also justify a rent increase.

Market conditions

Property managers frequently adjust rental rates based on market conditions. When demand for similar properties is high and rental prices rise, landlords may increase the current rent to align with these market dynamics. Notably, since July 2021, national rent prices have increased by 15.5%.

Lease agreements

Sometimes, the rental lease agreement could have specific rules about raising the rent. For instance, it might say on the lease term how much the rent could go up yearly, though only up to a particular limit.

Property maintenance and upgrades 

Landlords can raise rent to cover expenses related to taking care of the property, fixing things, or making improvements. These are considered investments in the property, and making efforts to improve it can be a reason for increasing rent prices.

Tax and insurance increases

When property taxes or insurance premiums increase, landlords may increase the rent to offset these additional costs. For instance, forecasts predict homeowner's insurance to rise 9% nationwide in 2023.

Rent control laws

Rent control laws are implemented in specific areas to either permit or prohibit rent control. Currently, 31 states have implemented rules that do not allow local governments to implement rent control. Check your local regulations to see what the rent control law looks like in your area.

Consumer Price Index (CPI)

Consumer Price Index (CPI) adjustments can affect rent increases in some locations. The CPI is an economic indicator used to measure the average price change of goods and services. If CPI increases, landlords may increase rent to cover costs associated with inflation.

Between July 2022 and July 2023, there has been a 3.2% increase in CPI. This uptick in inflation can potentially result in higher rental costs.

Determining fair market value

To determine the fair market value for a property, a landlord might look at what other landlords are charging for similar rental properties in the area. They can also use tools like Rentometer, Mashvisor, and RentRange for more accurate estimates.

Landlords have several other methods at their disposal to assess fair market value. One approach is to consider the property's unique features and amenities.

Landlords can evaluate factors such as the property size, number of bedrooms and bathrooms, parking availability, condition of the property, and any additional amenities like a pool or fitness center. These attributes can influence the desirability and perceived value of the rental property.

Landlords should watch local economic trends and market conditions. Job growth, population influx, and development projects can affect rental demand and fair market value. Keeping an eye on these trends and adjusting rental prices can help landlords maintain competitiveness and maximize returns.

Fair market value is not static and may fluctuate over time. To stay on top of the current market, landlords should regularly reassess and adjust rental prices based on market dynamics to stay competitive, attract tenants, and receive a fair return on investment.

Guidelines for rent increases

When increasing rent, landlords should consider the following best practices:

  • Review local laws: Understand your area's rental laws and regulations. Each jurisdiction may have specific rules regarding rent increases, notice periods, and allowable percentages.
  • Provide ample notice: Give your tenants sufficient notice before increasing rent. The recommended timeframe is typically 30 to 60 days, but it can vary depending on local laws and lease agreements.
  • Communicate clearly: Explain the reasons for the rent increase and provide a written notice to your tenants. Transparency will help minimize confusion and potential disputes.
  • Be competitive: Research the local rental market to determine if your proposed rent increase aligns with the current rates in your area. Justify the increase by highlighting any improvements or added amenities.
  • Be fair and consistent: Keep rent increases reasonable and consistent across all tenants. Avoid discriminatory practices and treat all tenants fairly.
  • Consider tenant relations: Build positive relationships with your tenants. If possible, discuss the rent increase openly and address any concerns tenants may have.
  • Offer value: Enhance the value of your property by providing additional services or amenities that justify the rent increase, such as maintenance upgrades or added conveniences.
  • Consult legal advice: If you have any doubts or questions about the legal aspects of raising rent, consult with a lawyer or seek guidance from local housing authorities.

Rent increase laws

Regulations regarding rent increases can vary depending on the location and specific laws in place. Here are some commonplace regulations found across many parts of the country:

Notice requirement

In most states, landlords must provide written notice to tenants before implementing a rent increase. The notice period can range from 30 to 60 days, allowing tenants time to adjust their budgets or make decisions regarding their housing situation.

Rent control

Some cities or states have laws that limit how much landlords can increase the rent. In some states like California, landlords can increase the rent based on a certain percentage of the CPI change.

Lease agreements

If a tenant is under a fixed-term lease agreement, landlords typically cannot increase the rent until the lease term expires unless otherwise specified in the lease contract.

Fair Market Rent

The Department of Housing and Urban Development (HUD) has implemented a Fair Market Rent policy that helps keep housing affordable by providing accurate data that reflects average housing costs around the country. This up-to-date rent cost database better allows landlords to determine if a rent increase is appropriate.

Local laws

Landlords need to become acquainted with the local regulations specific to their area. Some cities or states may have additional requirements or restrictions on rent increases that landlords must abide by.

Can a landlord raise the rent for a month-to-month tenant?

In a month-to-month rental agreement, landlords generally have the right to raise rent, but they must provide proper notice to the tenant. The specific regulations and requirements surrounding rent increases for month-to-month tenants can vary depending on the location. However, some general guidelines can help landlords and tenants understand their rights.

Landlords typically have the authority to raise rent during a month-to-month lease if they provide proper notice to the tenant. This notice period can vary, but it's usually around 30 days.

Tenant rights and options

As a tenant, familiarizing yourself with your rights and options for rent increases can be empowering. Many jurisdictions have regulations to safeguard tenants from excessive hikes.

These regulations stipulate the maximum percentage and frequency of rent increases. Certain jurisdictions also require landlords to give advance notice, enabling tenants to make decisions. If you suspect a landlord is not complying with these rules, here are some options to consider:

  • Consult your local laws: Learn about the rent increase laws specific to your state or city to better understand your rights as a tenant.
  • Seek legal advice: Contact a landlord-tenant attorney who can help you navigate the situation and protect your legal rights.
  • Document evidence: Gather physical evidence that helps to prove your case, such as copies of the lease agreement, rent increase notices, and any communication with the landlord regarding the increasing rent.
  • Communicate with the landlord: Express your concerns to the landlord in writing, highlighting why you believe the rent increase is illegal.
  • Report the issue: If necessary, report the illegal actions to the appropriate authorities, such as local housing agencies or tenant advocacy organizations.

Communication and transparency

Landlords and tenants should aim to have open and transparent communication about rent increases.

Landlords have a right to raise rent. They should be knowledgeable about local regulations and provide written rent increase notice in advance that clearly explains the reasons behind the increase.

Tenants should know their rights as renters. Understanding the rules and factors that affect rent increases can assist tenants in negotiating fair rental agreements.

Clear communication ultimately fosters a positive landlord-tenant dynamic, which will be beneficial in situations beyond just the cost of rent.

How much can a landlord increase rent by? FAQs

Where can I get information on the availability of rent-stabilized apartments?

To obtain information on the availability of rent-stabilized apartments in New York City, individuals can contact the NYS Homes and Community Renewal (HCR). This state agency administers the local rent control laws. The HCR can provide guidance and resources regarding rent-stabilized building lists.

How often can a landlord raise rent payments?

The frequency at which a landlord can raise rent payments may vary depending on local laws and regulations. In some areas, as long as a tenant receives proper notice, there may be no limitations on how often a landlord can increase rent. However, other jurisdictions may have stricter rules, such as allowing rent increases once per year or within a certain timeframe.

Important Note: This post is for informational and educational purposes only. It should not be taken as legal, accounting, or tax advice, nor should it be used as a substitute for such services. Always consult your own legal, accounting, or tax counsel before taking any action based on this information.

Nichole Stohler

Nichole co-founded Gateway Private Equity Group, with a history of investments in single-family and multi-family properties, and now a specialization in hotel real estate investments. She is also the creator of, a blog dedicated to real estate investing.

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