Rent Increase Cap Calculator: Maximum Legal Rent Increase
Check a proposed rent increase against a rent cap: your own percentage, a “base % + CPI with a ceiling” formula, California AB 1482 (5% + CPI, max 10%), Oregon 2026 (9.5%), Washington 2026 (9.683%) or New York Good Cause. See the maximum allowed rent, whether the increase is over the limit, the 12-month lowest-rent rule, the notice needed and the maximum rent over the next years.
How it works
Cap % = your fixed cap, or min(base % + CPI, ceiling) (California and New York: 5% + CPI, max 10%), or a published state figure (Oregon 2026 9.5%, Washington 2026 9.683%) · Maximum rent = lowest rent in the past 12 months (usually the current rent) × (1 + cap %) · Proposed increase % = (proposed − current) ÷ current × 100
Rent caps limit how much rent can rise within 12 months, either as a fixed percentage or as a formula tied to inflation. California’s Tenant Protection Act (AB 1482) allows 5% plus the regional April-to-April CPI change, never more than 10%: for increases from August 1, 2026 that is 8.7% in Los Angeles and Orange counties and 8.6% in the San Francisco Bay Area. Oregon allows 7% plus CPI with a 10% ceiling, published as 9.5% for 2026, and Washington’s 2025 law sets 7% plus CPI, max 10%, which is 9.683% for 2026. New York’s Good Cause Eviction law treats increases above 5% plus CPI (max 10%) as presumed unreasonable. Many cities have stricter rent control; choose a fixed percentage for those. The calculator finds the cap, applies it to your rent to get the maximum allowed rent and checks the proposed figure. Because caps count every increase in a 12-month period together, you can enter the lowest rent of the last 12 months under More options. It also shows the written notice usually required and the maximum rent if the cap were used every year. Exemptions are common (newer buildings, many single-family homes, subsidised housing), so check that the rule covers your unit.
Worked example
Rent of $1,800 under a 5% cap can rise to at most $1,800 × 1.05 = $1,890.00, an increase of $90.00 a month. A proposed $1,980 is a 10.00% increase, $90.00 over the cap, and would cost $2,160.00 more a year than now. Under California AB 1482 with 3.6% CPI the cap would be 8.6% and the maximum $1,954.80, so $1,980 would still be over the limit.
Sources: Washington Department of Commerce: 9.683% rent cap for 2026 · Oregon DAS: 2026 rent stabilization percentages · Steadily: California rent increase limits (AB 1482) · City of Davis: AB 1482 maximum increase from Aug 1, 2026 · States that cap rent increases (2026) · ManageCasa: rent increase notice periods 2026 · terms.law rent control calculator
Frequently asked questions
How much can a landlord raise rent in California in 2026?
Under AB 1482, 5% plus the regional CPI change, never more than 10% in 12 months. From August 1, 2026 that is 8.7% in Los Angeles and Orange counties and 8.6% in the San Francisco Bay Area. City rent control, where it applies, is usually lower.
What is the maximum rent increase in Oregon and Washington for 2026?
Oregon: 9.5% for most covered rentals (6% for manufactured-home and marina facilities with more than 30 spaces). Washington: 9.683% under its 2025 rent stabilization law. Both require 90 days’ written notice.
Do rent caps apply to my unit?
It depends on local law. Many caps exempt newer buildings (15 years in California and Oregon, 12 in Washington), single-family homes owned by individuals and subsidised housing. Check your city or state housing agency.
How much notice is required for a rent increase?
In California, 30 days for increases of 10% or less in 12 months and 90 days for more. Oregon and Washington require 90 days. New York requires 30 to 90 days for increases of 5% or more, depending on how long you have lived there.
Does the cap count several increases in one year?
Yes, most caps limit the total increase over any 12 months. Enter the lowest rent of the last 12 months under More options to check a second increase.
How do I calculate the percentage of my rent increase?
Subtract the current rent from the new rent, divide by the current rent and multiply by 100. From $1,800 to $1,890 is (1,890 − 1,800) ÷ 1,800 × 100 = 5%.
Related calculators
Educational estimate, not legal or financial advice. Rent laws, exemptions and published caps change; confirm the rule for your unit with your local rent board or an attorney.