The Rent Control Landscape in 2026
Rent control — laws that limit how much landlords can raise rents — exists in fewer than 200 cities and counties across the United States, covering less than 10% of the total rental stock. It's highly concentrated in a few coastal states: California, New York, New Jersey, Maryland, Oregon, and Washington, DC. Most of the country has no rent control at all, and 32 states have laws that prohibit local governments from enacting it (preemption laws).
Even within cities that have rent control, coverage is typically partial — new buildings are almost always exempt, single-family homes are often exempt, and "luxury" units above certain rents may be exempt. Understanding exactly what's covered is essential before relying on these protections. Check the fair market rent calculator to see if your unit's rent aligns with local benchmarks regardless of control status.
States That Prohibit Rent Control (Preemption)
Renters in these states have no local rent control protections, and state legislatures have actively barred cities from enacting them:
- Texas, Florida, Georgia, Arizona, Idaho, Indiana, Kansas, Kentucky, Louisiana, Michigan, Missouri, Nebraska, Nevada (partial), North Carolina, Ohio, Oklahoma, Pennsylvania, South Carolina, Tennessee, Utah, Virginia, Wisconsin, and others
Florida enacted preemption in 2023, overturning a ballot measure Orange County voters had approved. Texas has had preemption since 1993. If you rent in these states, your primary protection against increases is your lease term.
California: The Most Complex System
California has a two-layer system: state law (AB 1482) applies broadly, while local ordinances apply stricter limits in cities that have them.
AB 1482 (Statewide, 2020–present)
- Cap: 5% + local CPI, maximum 10% per year
- Coverage: Most multi-family buildings 15+ years old; excludes single-family homes, condos (with notice), and new construction
- Just cause required: Landlords must have a valid reason to evict (non-payment, lease violation, owner move-in, etc.)
Key California Cities with Local Ordinances
| City | Annual Cap | Buildings Covered |
|---|---|---|
| Los Angeles | 3% or CPI (whichever is lower) | Built before Oct 1, 1978 |
| San Francisco | ~60% of CPI (~2–3%) | Built before June 13, 1979 |
| Oakland | CPI (max 10%) | Built before Jan 1, 1983 |
| San Jose | 5% or CPI+5%, max 8% | Built before Sept 7, 1979 |
| Berkeley | ~65% of CPI | Most rentals (very broad) |
| Santa Monica | 3% or 75% of CPI | Built before April 10, 1979 |
New York: Rent Stabilization vs. Rent Control
New York has two distinct systems:
- Rent Control (older, very limited): Applies to units in buildings built before 1947 with continuous tenancy since 1971. Only ~22,000 units remain under "strict" rent control. Maximum Base Rent system limits increases to an adjustable formula.
- Rent Stabilization (broader): Applies to approximately 1 million apartments in NYC — buildings built between 1947–1974 with 6+ units (and many others under tax incentive programs). The NYC Rent Guidelines Board sets annual increases, typically 2–4% for one-year leases. Outside NYC, the Emergency Tenant Protection Act (ETPA) covers municipalities that opt in.
The 2019 Housing Stability and Tenant Protection Act significantly strengthened protections, eliminating vacancy decontrol and high-rent deregulation that had shrunk the stabilized stock dramatically through the 1990s–2010s.
Oregon: First Statewide Rent Control
Oregon became the first state to pass statewide rent stabilization in 2019 (HB 2001):
- Cap: 7% per year (not tied to CPI)
- Coverage: Residential buildings 15+ years old with 4+ units; excludes new construction, subsidized housing, single-family homes unless owned by corporate entities
- Just cause eviction: Required statewide for covered tenants
New Jersey
About 100 municipalities in NJ have local rent control ordinances — the laws vary significantly by city. Notable cities:
- Newark: 4% cap; buildings built before 1987
- Jersey City: CPI-based cap; broad coverage
- Hoboken: 5% cap on covered units
Washington, DC
- Cap: CPI + 2% (min 2%, max 8%)
- Coverage: Rental units in buildings built before 1976 with 5+ units; some newer buildings under tax incentive programs
- Strong just cause: DC has robust eviction protections alongside rent control
Maryland
- Montgomery County: CPI-based cap on covered units
- Takoma Park: 0% increase for income-restricted tenants; CPI for others
- Prince George's County: Enacted rent stabilization in 2023
Minneapolis and St. Paul, MN
Minnesota passed a law allowing cities to enact rent control; Minneapolis and St. Paul have both done so:
- Minneapolis: 3% annual cap; applies to all residential rental units except new construction (for 20 years post-construction)
- St. Paul: 3% annual cap (reduced from initial 0% after legal challenges); similar exemptions
How to Check Your Unit's Status
To find out if your specific apartment is covered by rent control:
- Check your city or county's official housing department website
- Look up your building's construction date (property records are public via county assessor sites)
- Contact your local Rent Board or tenants union
- In NYC, use the DHCR Rent Stabilization Lookup at hcr.ny.gov