California Rent Increase Laws 2026: Caps, Notice, Exemptions

TL;DR: Under California's Tenant Protection Act (AB 1482), most rental units can't raise rent by more than 5% plus the local Consumer Price Index, capped at 10% total in any 12-month period. Landlords must give 30 days' notice for increases at or under 10% and 90 days' notice for anything above that. Single-family homes owned by individuals (not corporations), units with a certificate of occupancy issued in the last 15 years, and a few other categories are exempt, but only if the required exemption notice is on the lease.

_Last reviewed: August 2026 · 8 min read_

Every spring, landlords across California ask the same question: how much can I actually raise the rent this year? The answer isn't a flat percentage. It's a formula tied to inflation, a notice deadline that changes based on the size of the increase, and a growing list of properties that age out of their exemption every January.

Okoniq Property Hub helps owner-operators log rent increase dates, notice delivery, and lease renewal terms in one place so nothing slips past a statutory deadline.

How much can a landlord raise rent in California in 2026?

The cap is 5% plus the applicable regional CPI, or 10%, whichever is lower, applied once every 12 months. AB 1482, passed in 2019 and still in effect through 2030, uses CPI data from the Bureau of Labor Statistics for the specific metro area where the property sits, not a single statewide number. That means a rental in the Bay Area might see a different allowable percentage than one in Fresno or Riverside in the same calendar year.

In practice, most regions have landed between 8% and 10% total in recent years, since CPI plus 5% often bumps against the ceiling. Cities with their own rent control ordinances, like Los Angeles, San Francisco, and Oakland, can set stricter local caps that override the state number when the local rule is lower. AB 1482 is a floor for tenant protection, not a ceiling on what cities can do. Before setting a number, check both the state formula and your city's rent board site for the current local rate.

How much notice does a landlord need to give before raising rent?

Notice length depends on the size of the increase, not the length of the tenancy. For any increase of 10% or less, California law (Civil Code 827) requires 30 days' written notice. For an increase greater than 10% of the lowest rent charged in the prior 12 months, the requirement jumps to 90 days' notice. Because AB 1482 already caps most increases at 10%, the 90-day rule mostly comes into play for exempt properties or in rare cases where multiple smaller increases stack up over the year.

Notice has to be delivered properly, either by personal service or by mail with an extra 5 days added for mailing time. Keeping a dated copy of the notice and proof of delivery matters if a tenant later disputes the increase. The same discipline applies to any habitability work tied to the unit. Landlords tracking foundation cracks that are serious or signs a roof is aging faster than it should should log those repair dates alongside rent notices, since habitability complaints and rent disputes often get raised together in court.

Which properties are exempt from California's rent cap?

Several categories fall outside AB 1482, but the exemption isn't automatic. The main ones:

• Single-family homes and condos, as long as the owner is not a corporation, REIT, or an LLC with a corporate member, and the lease includes a specific written exemption notice.
• Housing with a certificate of occupancy issued within the last 15 years, on a rolling basis. A building certified in 2011 lost its exemption in 2026, and one certified in 2012 loses it in 2027.
• Duplexes where the owner lives in one of the two units.
• Deed-restricted affordable housing and dormitories.

| Exemption Type | Still Needs Written Notice? | Rolls Off Over Time? | |---|---|---| | Single-family home, individual owner | Yes | No | | New construction (15-year rule) | No | Yes, one year at a time | | Owner-occupied duplex | Yes | No |

Missing the required exemption language on the lease is the most common mistake. A landlord who genuinely qualifies for the single-family home exemption but never included the disclosure can still be held to the 5%-plus-CPI cap. This is worth double-checking with a local attorney before the next lease renewal, especially for owners who bought a property mid-tenancy and inherited an old lease.

What happens to properties built around 2011 in 2026?

They lose their new-construction exemption this year. The 15-year rolling clock means any property that received its certificate of occupancy in 2011 is now subject to AB 1482's cap for the first time, and the landlord needs to update lease language and notice procedures accordingly. This catches a fair number of owner-operators off guard, since properties in this age band were often bought or refinanced years after construction and the original exemption paperwork gets lost in the shuffle.

If a property is crossing into the capped category this year, it's a reasonable moment to also review other maintenance items that affect habitability claims down the line, like attic ventilation failing a roof or drainage jobs before rainy season. Tenants who feel a rent increase is unjustified sometimes pair a rent dispute with a habitability complaint, and a clean maintenance record helps on both fronts.

Do just-cause eviction rules connect to rent increases?

Yes, and they use a similar 12-month test. AB 1482 also requires "just cause" for ending a tenancy once a tenant has lived in a unit for 12 months (or 24 months if a new adult moved in during that period). Just cause includes at-fault reasons like nonpayment, and no-fault reasons like owner move-in or a substantial remodel. A substantial remodel has to involve permits and work that can't be done with the tenant living there, not routine upkeep. Replacing a water heater or patching drywall doesn't qualify; gutting a unit to the studs generally does.

Landlords planning a genuine remodel-based move-out should keep permit records and contractor invoices on hand, since tenants can challenge the claim in small claims or unlawful detainer court if the "remodel" turns out to be cosmetic.

FAQ

Can a California landlord raise rent by 15% in one year?

No, unless the property is fully exempt from AB 1482. For covered units, the cap is 5% plus local CPI, capped at 10% total, in any rolling 12-month period.

Does a month-to-month tenant get more or less protection than a lease tenant?

The same protection. AB 1482's rent cap and just-cause rules apply based on how long the tenant has occupied the unit (12 or 24 months), not whether they're on a lease or month-to-month agreement.

Can a city's rent control law override the state 10% cap?

Yes, if the local ordinance is stricter. Cities like Los Angeles and San Francisco can set lower caps, and the more tenant-protective rule applies.

What CPI number should I use to calculate the increase?

Use the regional CPI published by the Bureau of Labor Statistics for the specific metro area where the property is located, applied as of the date the notice is served, not the lease start date.

Is a rent increase notice valid if sent by email?

Generally no. California requires personal delivery or mail with an extra 5 days added, so relying solely on email or text can invalidate the notice if challenged.

This is educational information, not legal advice. Consult a California landlord-tenant attorney or your local rent board before setting or contesting a rent increase.