Rent control california starts with one statewide law, Civil Code Section 1947.12. It caps rent increases for many renters. If your rent increase letter cites that section, the most important number is this: under rent control california, a covered landlord can raise your rent by no more than 5 percent plus the local cost-of-living change, or 10 percent, whichever is lower, over any 12-month period.
What Rent Control California Actually Says
The heart of rent control california is subdivision (a) of Section 1947.12. Your landlord looks at the lowest rent charged for your unit at any point in the 12 months before the increase. The increase is measured from that lowest amount. Rent discounts, concessions, or credits you accepted do not count when finding the lowest rent. As a result, a landlord cannot give you a “free month” and then use the higher sticker price as the starting point.
The “cost of living” part uses the Consumer Price Index for your metro area. For example, Los Angeles and Orange counties use one index, and the Bay Area counties use another. For increases taking effect on or after August 1, 2026, the law uses the change from April 2025 to April 2026. For increases before August 1, the change from April 2024 to April 2025 applies.
The exact percentage for your area must be confirmed with the U.S. Bureau of Labor Statistics figure the statute names.
| Provision | Exact rule | Section |
|---|---|---|
| Rent cap | 5% plus the cost-of-living change, or 10%, whichever is lower, over any 12 months | Civ. Code 1947.12(a)(1) |
| Number of increases | No more than 2 increases in any 12-month period for the same tenant | Civ. Code 1947.12(a)(2) |
| Inflation rounding | Rounded to the nearest one-tenth of 1% | Civ. Code 1947.12(g)(3)(B)(iii) |
| New buildings | Exempt if the certificate of occupancy was issued within the previous 15 years (not mobilehomes) | Civ. Code 1947.12(d)(4) |
| Deadline to sue | 3 years from when the claim arose | Civ. Code 1947.12(k)(4) |
| End date | Law is repealed on January 1, 2030 | Civ. Code 1947.12(o) |
You can read the full text on the official California Legislature page for Civil Code 1947.12.
Who Rent Control California Covers (and Who It Does Not)
In most cases, rent control california covers apartments and other rentals more than 15 years old. It also covers units in mobilehome parks. However, the cap only limits increases during a tenancy. When every prior tenant has moved out, the landlord can set a new starting rent for the next tenant. After that, the cap applies again.
Several types of housing are exempt from rent control california. These include deed-restricted affordable housing, school and college dorms, and buildings with a certificate of occupancy issued within the previous 15 years. A duplex is also exempt if the owner lived in the other unit when your tenancy began and still lives there, unless either unit is an ADU or junior ADU.
Single-family homes and condos can be exempt too, but only if two things are true. First, the owner cannot be a real estate investment trust, a corporation, or an LLC with a corporate member. Second, the landlord must have given you a written notice using the exact wording in the statute. For tenancies that began or renewed on or after July 1, 2020, that notice must be in the lease. If you never got it, the exemption typically does not apply.
Local rules matter, too. Some California cities have their own rent control that allows smaller increases than the state cap. If your unit falls under a stricter local ordinance, the local rule applies instead of the state cap. Check with your city’s rent board or housing office for the local percentage.
What Your Landlord Must Do Under This Law
Your landlord must stay under the cap across any 12-month window, not just per calendar year. They must also list the monthly rent and any discounts or credits separately in your lease or lease amendment. For example, a lease should show “$2,000 rent, $200 monthly credit,” not a single blended number.
A rent increase also needs proper written notice. Section 1947.12(e) says notice must follow Civil Code Section 827. The exact notice period depends on the size of the increase, so check Section 827 or ask a legal-aid office. Finally, your landlord cannot make you sign away these rights. Any waiver of rights under this section is void.
What You Can Do When Rent Control California Is Broken
If your landlord demands or keeps rent above the cap, rent control california gives you the right to sue. A court can order the landlord to stop. You can recover the amount you overpaid. The court may also award reasonable attorney’s fees and costs. If the landlord acted willfully, or with oppression, fraud, or malice, you may be able to recover up to three times the overcharge.
You do not have to act alone. The California Attorney General and your city attorney or county counsel can also enforce rent control california. Typically, a good first step is a calm written letter. Show your math and ask the landlord to correct the increase. Keep a copy.
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However, never simply stop paying rent without advice. Refusing to pay can lead to an eviction case. If you get an eviction notice or court papers, contact a local legal-aid office or a tenant attorney right away. Many tenants in California can get free help, and response deadlines in eviction cases are very short.
Frequently Asked Questions
Does rent control california limit my rent when I first move in?
No. When no prior tenant remains, the landlord can set any starting rent for a new tenancy. The rent control california cap only limits increases after that starting rent is set.
My landlord says my house is exempt. How do I check?
Look for the exact exemption notice in your lease. For leases started or renewed on or after July 1, 2020, it must be there. Also check whether the owner is a corporation, REIT, or LLC with a corporate member, because then the exemption does not apply.
What if my city has its own rent control?
If your city’s ordinance allows smaller increases than the state cap, the local rule applies instead. Rent control california sets a statewide ceiling, and it does not limit the power of cities to adopt stricter rules allowed by state law. Your city’s rent board can confirm which rule covers your unit.
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Find Your State’s Exact Rules
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Sources & How to Verify
The rules on this page are drawn from official government and legal-aid sources. Tenant law changes, so always confirm the exact rule with your state’s statute or a local legal-aid office.
- HUD: hud.gov — federal renter protections and fair housing
- Legal Services Corporation: lsc.gov — find free legal aid in your state
- Cornell Legal Information Institute: law.cornell.edu/wex — plain-English legal definitions
- Your state statute & court self-help portal: search “[your state] landlord tenant act” and “[your state] court self-help eviction” for the exact law and forms
Content last reviewed September 2026. If you notice outdated information, please contact us.
California Renter Guides
- California Eviction Process
- California Tenant Rights
- California Security Deposit Law
- California Rent Increase Laws
- California Repairs and Habitability
- Breaking a Lease in California
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Informational only — not legal advice. Tenant Rights Info is an independent educational resource, not a law firm, and this page does not provide legal advice. Landlord-tenant law varies by state and city and changes over time, so always verify the exact rule with your state’s statute, your local court’s self-help portal, or a legal-aid office. For urgent situations like an active eviction, contact a local legal-aid office or a licensed tenant attorney in your state right away.