Breaking a Lease in Mississippi

Mississippi Rent Increase Laws — Caps & Notice Rules (2026)

By Oleg Kachko · Updated June 10, 2026

✓ Law Verified June 2026

This guide explains mississippi rent increase laws in plain English — whether there is a cap on how much your landlord can raise your rent, how much notice they must give, which Mississippi cities have local rent control, and what to do if an increase looks illegal. All figures are from Mississippi law, verified as of June 2026.

In This Mississippi Guide:

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Mississippi Rent Increase Rules at a Glance

Statewide rent cap NO. Mississippi has no statewide rent cap, no rent ceiling, and no limit on the dollar amount or percentage a landlord may raise rent. Landlords may raise rent by any amount the market will bear, as long as they give proper written notice and the increase is not retaliatory or discriminatory.
Notice required before increase 30 days written notice for month-to-month tenancies. 7 days written notice for week-to-week tenancies. For fixed-term leases (e.g., 1-year lease), the landlord cannot raise rent mid-lease unless the lease specifically allows it; the increase takes effect only when the lease renews, and the landlord must provide at least 30 days written notice before the new term begins. These notice periods come from Miss. Code Ann. § 89-8-19.
How often rent can be raised There is no state-imposed limit on how often a landlord may raise rent. For month-to-month tenancies, a landlord could technically raise rent every month as long as 30 days written notice is given each time. For fixed-term leases, rent can only be changed at lease renewal unless the lease itself contains an escalation clause.
During a fixed-term lease NO — a Mississippi landlord cannot raise rent during a fixed-term lease unless the lease agreement itself contains an escalation clause or rent-adjustment provision that the tenant agreed to. If no such clause exists, the rent stays at the agreed amount for the entire lease term. Any increase can only take effect when the lease expires and a new term begins, with proper advance notice.

Retaliatory increases: YES, Mississippi prohibits retaliatory rent increases. Under Miss. Code Ann. § 89-8-9, a landlord may not raise rent, decrease services, or file for eviction with the dominant purpose of retaliating against a tenant who has: (1) complained to a government agency about housing code violations, (2) complained to the landlord about needed repairs, or (3) exercised any right under the Residential Landlord and Tenant Act.

If a rent increase occurs within 90 days of a tenant’s good-faith complaint, it may be presumed retaliatory. A tenant who proves retaliation may recover up to one month’s rent plus 200 in civil penalties, court costs, and reasonable attorney’s fees.

Mississippi Cities With Local Rent Control

NONE. Mississippi state law (Miss. Code Ann. § 21-17-5(2)) preempts all cities and counties from enacting any form of rent control. No city in Mississippi — including Jackson, Gulfport, Biloxi, Hattiesburg, or Southaven — has a local rent control ordinance.

Exempt properties: Because Mississippi has no rent control at all, there are no exemptions to speak of. All property types — single-family homes, apartments, new construction, subsidized housing (beyond federal rules), mobile homes, and commercial properties — are equally unregulated regarding rent amounts.

State preemption: YES. Mississippi preempts local rent control. Under Miss. Code Ann. § 21-17-5(2), no county, municipality, or charter-form government may enact, maintain, or enforce any ordinance or resolution that directly or indirectly regulates the amount of rent charged for privately owned residential or commercial rental property. This means no Mississippi city or county can ever pass its own rent control law without prior approval from the state legislature.

What to Do If Your Rent Increase Is Illegal

If you believe your rent increase is retaliatory (e.g., it came shortly after you reported a code violation or requested repairs), you may be able to file a complaint with the Mississippi Attorney General’s Consumer Protection Division. You can also file a civil lawsuit in your county’s justice court or circuit court seeking damages under Miss.

Code Ann. § 89-8-9. Many tenants consult Mississippi Legal Services (mslegalservices.org) or the Mississippi Bar Lawyer Referral Service for free or low-cost help.

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If you believe the increase is based on discrimination (race, religion, national origin, disability, familial status, sex), you can file a fair housing complaint with HUD at hud.gov or with the Mississippi attorney general. Keep copies of your lease, all rent increase notices, and any repair requests or complaints you have made — documentation is critical.

Other Mississippi rent rules: Mississippi’s Residential Landlord and Tenant Act (Miss. Code Ann. §§ 89-8-1 through 89-8-29) only applies to residential rental agreements entered into or renewed after July 1, 1991. If a tenant is on an older, pre-1991 agreement that has never been renewed, different common-law rules may apply.

Also, the Mississippi AG’s office publishes a plain-language PDF guide to the full Landlord and Tenant Act at https://attorneygenerallynnfitch.com/wp-content/uploads/2021/07/Residential-Landlord-and-Tenant-Act.pdf which many tenants find helpful.

Mississippi has no required grace period for late rent — a landlord may begin charging late fees or serving a 3-day pay-or-quit notice immediately after rent is due unless the lease states otherwise.

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Official Mississippi Sources & Resources

Understanding Mississippi Rent Increase Laws

Whether a Mississippi rent increase is legal depends on the cap (if any), the notice given, and whether the increase is retaliatory. Mississippi rent increase laws protect tenants from surprise hikes by requiring a minimum notice period before any increase takes effect.

If you believe a Mississippi rent increase violates these rules, document the notice you received, check the math against the cap, and contact your local housing authority or legal-aid office.

Knowing the Mississippi rent increase rules before your lease renews puts you in a much stronger position.

This Mississippi rent increase guide was last verified against official sources in June 2026. Rent caps change — verify with your state or a local legal-aid office.

More Mississippi Tenant Rights Guides

Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.

Renting? Protect your belongings — compare renters insurance at Home Insure Guide. Divorce involving a lease? See Divorce Help Guide. Unsafe housing / toxic mold injury? Some cases qualify — see Mass Tort Info.