Rent Control Increase Calculator

Rent control is a system of laws that limit how much landlords can increase rent on residential properties. These laws typically cap annual rent increases to a certain percentage, often tied to the Consumer Price Index (CPI) or a fixed amount. The primary goals are to keep housing affordable, prevent displacement of long-term tenants, and maintain community stability.

In California, rent control operates at both local and state levels. Local ordinances in cities like San Francisco, Los Angeles, Oakland, and Berkeley have been in place for decades and typically offer stronger protections. The statewide AB 1482 provides baseline protections for properties not covered by local ordinances.

Under AB 1482, most residential rental properties in California are subject to rent caps, with several exemptions:

Covered: Most apartments, condos, and townhomes; single-family homes owned by corporations, REITs, or LLCs with corporate members; properties built more than 15 years ago.

Exempt: Single-family homes owned by natural persons (with proper notice); properties built within the last 15 years; owner-occupied duplexes; affordable housing with deed restrictions; dormitories; and properties already covered by more restrictive local ordinances.

Local rent control ordinances (like those in San Francisco, LA, Oakland) were enacted before AB 1482 and typically provide stronger protections. Key differences include:

Coverage: Local ordinances often cover more property types and have fewer exemptions. AB 1482 has broad exemptions for newer properties and single-family homes.

Rent Caps: Local ordinances often have lower caps (e.g., SF's 60% of CPI). AB 1482 allows 5% + CPI (up to 10% total).

Administration: Local ordinances are administered by rent boards with registration, petition, and mediation services. AB 1482 has no administrative body.

If a property is covered by a local ordinance, that ordinance applies instead of AB 1482's rent cap provisions.

The Consumer Price Index (CPI) measures inflation by tracking price changes in a basket of goods and services. Rent control laws use CPI to ensure rent increases keep pace with but don't exceed general inflation.

The Bureau of Labor Statistics publishes CPI data for various metropolitan areas. California rent control laws typically use regional CPI data (e.g., SF-Oakland-Hayward CPI for Bay Area cities, Los Angeles-Long Beach CPI for Southern California).

Different jurisdictions apply CPI differently: some use the full CPI percentage, others use a fraction (e.g., San Francisco uses 60% of CPI), and AB 1482 adds a flat 5% to the CPI.

California Civil Code Section 827 establishes minimum notice requirements:

30-day notice: Required for rent increases of 10% or less (calculated cumulatively over the preceding 12 months).

90-day notice: Required for rent increases greater than 10% (calculated cumulatively over the preceding 12 months).

Local rent control ordinances may have additional requirements, such as specific notice forms or rent board filings. Always check your local jurisdiction's rules in addition to state requirements.

AB 1482, also known as the California Tenant Protection Act of 2019, is a statewide law that took effect on January 1, 2020. It was enacted to address California's housing affordability crisis by establishing baseline tenant protections across the state.

The law has two main components: (1) A rent cap limiting annual increases to 5% plus local CPI (maximum 10% total), and (2) Just cause eviction requirements for tenants who have occupied a property for 12 months or more.

AB 1482 was originally set to expire in 2030 but has been extended through 2034. Properties built within 15 years of their certificate of occupancy are exempt from the rent cap provisions.

Single-family homes may be exempt from AB 1482 if they meet ALL of the following conditions:

1. The property is not owned by a corporation, REIT, or LLC where a corporation is a member.

2. The owner has provided written notice to the tenant that the property is exempt from AB 1482. This notice must be provided as a separate document or in the lease agreement.

If the owner fails to provide the required notice, the exemption doesn't apply and the property is subject to AB 1482's rent cap and just cause eviction provisions. The notice must use specific language referencing Civil Code Section 1946.2(e).

The 15-year exemption is a rolling date calculated from the property's certificate of occupancy. If a property received its certificate of occupancy less than 15 years ago from the current date, it is exempt from AB 1482's rent cap provisions.

For example: In 2025, properties that received certificates of occupancy after January 1, 2010 are exempt. By 2026, the cutoff moves to 2011, and so on.

Note that this exemption applies to the rent cap provisions only. Just cause eviction requirements may still apply to newer properties depending on their specific circumstances and the date the tenant moved in.

AB 1482 requires landlords to have "just cause" to evict tenants who have occupied a property for 12 months or more (or all occupants have resided there for 12+ months). Just cause is divided into two categories:

At-Fault Causes: Non-payment of rent, breach of lease terms, nuisance behavior, criminal activity, refusing access for repairs, unapproved subletting, refusing to sign a renewal lease with substantially similar terms, or refusing to vacate at the end of a fixed-term lease.

No-Fault Causes: Owner move-in (owner or immediate family), withdrawal from rental market (Ellis Act), demolition or substantial remodel, government order to vacate, or intent to demolish or substantially remodel.

For no-fault evictions, landlords must provide relocation assistance equal to one month's rent.

Capital improvement pass-throughs allow landlords to recover costs of major property improvements by adding a portion of those costs to tenants' rent. These are separate from annual allowable increases.

To qualify, improvements typically must: extend the life of the building by at least 5 years, improve habitability or safety, or be required by law (such as seismic retrofitting). Regular maintenance and repairs usually don't qualify.

The process varies by jurisdiction but generally requires: rent board application, documentation of costs, tenant notification, and approval before implementation. Pass-through amounts are usually amortized over the useful life of the improvement and capped at a maximum monthly amount.

Typically Qualifying: New roof, seismic retrofitting, elevator modernization, new heating/cooling systems, new windows, electrical system upgrades, plumbing replacement, fire safety improvements, accessibility modifications.

Typically Not Qualifying: Routine maintenance (painting, minor repairs), cosmetic improvements, appliance replacement (unless upgrading entire building), landscaping, amenity additions (unless required for habitability).

Each jurisdiction has specific guidelines. San Francisco, for example, has detailed categories with different amortization periods and caps. Always check with your local rent board for specific requirements.

Banking allows landlords to accumulate unused annual rent increase percentages for future use. If a landlord doesn't raise rent to the maximum allowed in a given year, they can "bank" that unused portion and potentially apply it in subsequent years.

Not all jurisdictions allow banking. Those that do often have restrictions:

- Limits on how many years of increases can be banked

- Caps on how much can be applied in a single year

- Requirements for documentation and rent board notification

AB 1482 does not allow banking. Berkeley does not allow banking. San Francisco and Los Angeles allow limited banking under specific conditions.

If you believe your rent increase exceeds legal limits, take these steps:

1. Document everything: Keep copies of your current lease, all rent increase notices, and payment records.

2. Verify the calculation: Use this calculator or contact your local rent board to determine the maximum allowable increase.

3. Communicate with your landlord: Many illegal increases result from calculation errors. Send a written letter explaining why you believe the increase is improper.

4. File a petition: If you're in a jurisdiction with a rent board, file a petition challenging the increase. In non-rent-controlled areas, you may need to pursue remedies through small claims court.

5. Consult an attorney: For complex situations or if your landlord is unresponsive, consider consulting a tenant rights attorney or legal aid organization.

Yes, landlords can raise rent at lease renewal, but the increase is limited by applicable rent control laws. In rent-controlled jurisdictions, the increase cannot exceed the annual allowable amount regardless of whether the tenant is on a month-to-month tenancy or renewing a fixed-term lease.

For properties under AB 1482, the same 5% + CPI cap (maximum 10%) applies to lease renewals. The landlord must still provide proper notice (30 or 90 days depending on the increase amount).

Note: Under AB 1482, refusing to sign a lease renewal with substantially similar terms is considered "just cause" for eviction. However, this doesn't allow landlords to impose excessive rent increases - the increase must still comply with the rent cap.

Yes, but with limitations. Landlords can increase rent during your tenancy as long as:

1. The increase doesn't exceed the allowable cap for your jurisdiction

2. Proper notice is provided (30 or 90 days)

3. The lease doesn't prohibit mid-lease increases (most fixed-term leases lock in the rent for the lease period)

For month-to-month tenancies, landlords can typically increase rent once per year up to the allowable maximum. For fixed-term leases, the rent is usually locked for the lease term unless the lease specifically allows mid-term increases.

Note: AB 1482's just cause eviction protections don't apply until you've occupied the property for 12 months, but the rent cap provisions apply from day one.

Under AB 1482, rent can only be increased once every 12 months for each tenant. Local rent control ordinances may have similar or more restrictive rules.

For example, San Francisco allows one rent increase per year effective March 1. Los Angeles allows increases on the anniversary date of the tenancy or the date the last increase took effect.

When timing rent increases, remember that the 12-month period is calculated on a rolling basis. If you raise rent in January 2024, you cannot raise it again until January 2025, even if the annual allowable percentage changes in between.

Yes, in most cases. Both local rent control ordinances and AB 1482 allow "vacancy decontrol," meaning landlords can reset rent to market rate when a unit is lawfully vacated. However, important conditions apply:

Lawful vacancy: The previous tenant must have vacated lawfully (not evicted for cause). Some jurisdictions limit rent resets after certain types of evictions.

San Francisco exception: SF has partial limits on vacancy increases - rent can increase after vacancy, but there are caps on how much for certain units.

AB 1482: Once a new tenant moves in at market rate, AB 1482's rent cap applies going forward from that new base rent.

Good record-keeping is essential for rent control compliance. You should maintain:

Rent history: Complete records of all rent amounts, increase dates, and increase amounts for each unit going back at least 5 years (longer if banking is allowed).

Notice copies: Copies of all rent increase notices with proof of service (certified mail receipts, delivery confirmation, or signed acknowledgments).

Lease documents: All lease agreements, amendments, and addenda.

Exemption notices: If claiming exemption from AB 1482, copies of exemption notices provided to tenants.

Capital improvement documentation: Invoices, permits, rent board applications, and approvals for any pass-through amounts.

Penalties for rent control violations vary by jurisdiction and can be significant:

Refund of excess rent: Tenants can recover any rent paid above the legal maximum, often going back several years.

Treble damages: Some jurisdictions allow treble (triple) damages for willful violations.

Attorney fees: Landlords may be required to pay the tenant's attorney fees in successful cases.

Rent rollback: The illegal increase is void, and rent reverts to the last legal amount.

Civil penalties: Under AB 1482, willful violations can result in civil penalties plus actual damages.

Criminal penalties: Some local ordinances make severe violations misdemeanors with potential fines.