Rent Control, Rent Increase and Late Fee Laws by State (2026)
Whether your state or city limits rent increases, and whether late fees are capped.
Rent increase rules
Most states do not cap rent increases, and many prohibit cities from adopting rent control. A small number of states have statewide caps, and some cities have their own rent stabilization. Even without a cap, a landlord generally cannot raise rent in the middle of a fixed-term lease unless the lease allows it, must give advance written notice before an increase on a month-to-month tenancy, and cannot raise rent to discriminate or retaliate.
Late fees
Some states cap late fees or require a grace period; others only require that a fee be reasonable and written into the lease.
Rent Increases & Late Fees: all 50 states and DC
| State | Rent control / increase limits | Late fees |
|---|---|---|
| Alabama | Local rent control is preempted statewide. No county, city, or other local government may enact, maintain, or enforce a measure controlling the rent charged for leasing private property. There is no statewide rent cap. Ala. Code § 11-80-8.1 | No statutory cap. The statute mentions late fees only as an item that can be listed in a nonpayment notice. Ala. Code § 35-9A-421(b) |
| Alaska | No statewide rent control. Without a lease, a landlord may raise rent by any amount on at least 30 days' notice for a month-to-month tenancy. AS 34.03.290 (notice); no rent-cap statute | No statutory cap; the Act does not address late fees. A late fee is enforceable only if the rental agreement sets it in advance. Per the Department of Law, it should be a small flat fee that reasonably approximates the landlord's actual costs. A tenant cannot be evicted for unpaid late fees if rent is current. AS 34.03 (no provision) |
| Arizona | Local rent control is preempted. Cities, including charter cities, and towns have no power to control rents on private residential property. There is no statewide rent cap. A.R.S. § 33-1329 | No statutory cap or grace period. The fee must be reasonable and set out in a written rental agreement. A.R.S. § 33-1368(B) |
| Arkansas | Local rent control is preempted. Local governments may not enact, maintain, or enforce ordinances controlling rent, and since Act 459 of 2025, rental application fees or rental deposits, for private residential or commercial property. There is no statewide rent cap. Ark. Code Ann. §§ 14-16-601, 14-54-1409 (as amended by Act 459 of 2025) | No statutory cap — no Arkansas statute limits residential late fees or requires a grace period. The Landlord-Tenant Act defines 'rent' to include late charges and lets the parties set rental terms not otherwise prohibited by law, so the lease governs. Ark. Code Ann. §§ 18-17-301(10), 18-17-401(a) |
| California | Statewide cap (AB 1482, Tenant Protection Act): within any 12 months, rent may rise by no more than 5% plus the local CPI change, or 10%, whichever is lower, in no more than two increments. Exemptions include housing with a certificate of occupancy issued within the past 15 years, deed-restricted affordable housing, dorms, and qualifying single-family homes and condos not owned by a REIT, corporation, or corporate-member LLC, if the required exemption notice was given. Local rent control is allowed, within the limits of the Costa-Hawkins Act (Civ. Code § 1954.50 et seq.). Cal. Civ. Code § 1947.12 | No statutory dollar cap or grace period. Late fees in residential leases are treated as liquidated damages, which are void unless it would be impracticable or extremely difficult to fix the landlord's actual damages and the amount is a reasonable estimate of them. Cal. Civ. Code § 1671(c)(2), (d) |
| Colorado | Local rent control is preempted. No county or municipality may enact an ordinance or resolution controlling rent on private residential property, except voluntary agreements or deed restrictions with a permit applicant or owner for affordable housing. There is no statewide rent cap. C.R.S. § 38-12-301 | No late fee until rent is at least 7 calendar days late. The fee may not exceed the greater of $50 or 5% of the past-due rent, and it must be disclosed in the lease. The landlord may not evict for unpaid late fees, charge interest on late fees, or take late fees out of rent payments. Late-fee notice must be given within 180 days. C.R.S. § 38-12-105 |
| Connecticut | No statewide rent control or rent cap. Towns may create Fair Rent Commissions, which can rule that a rent or increase is excessive. P.A. 22-30 required specified larger towns to have a commission by July 1, 2023. Conn. Gen. Stat. §§ 7-148b to 7-148f; P.A. 22-30 (as summarized in Judicial Branch JDP-HM-31) | No late fee until the 9-day grace period expires (4 days for weekly). Late charge must be in a written agreement and may not exceed the lesser of (1) $5 per day up to $50, or (2) 5% of the delinquent payment (5% of the tenant's share if rent is partly paid by a government or charity). Only one late charge per delinquent payment. Conn. Gen. Stat. §§ 47a-15a(b), 47a-4(a)(8)-(9) |
| Delaware | No rent control or rent-increase cap in the Residential Landlord-Tenant Code. Rent increases take effect at renewal with 60 days' written notice. 25 Del. C. §§ 5106, 5107 | Capped at 5% of the monthly rent, and cannot be charged until rent is more than 5 days late. If the landlord has no office in the county where rent can be paid, the due date is extended 3 days. 25 Del. C. § 5501(d) |
| District of Columbia | Yes. DC's Rent Stabilization Program covers many older rental units. Annual increase cap for covered units: lesser of CPI + 2% or 10% (registered elderly/disabled tenants: lowest of CPI, Social Security COLA, or 5%), at most once per 12 months, and only if the landlord is licensed/registered and the unit substantially complies with the housing code. All tenants (rent controlled or not) get at least 60 days' written notice of any rent increase. D.C. Code §§ 42-3502.08, 42-3502.06(e), 42-3502.24, 42-3509.04(b) | No more than 5% of the full rent due, only if the written lease states the maximum fee and rent is not paid within 5 days after the due date (or a longer lease grace period). Only one late fee per late payment; no interest on late fees; cannot be deducted from later rent; no eviction for unpaid late fees; no late fee on a subsidy provider's share. D.C. Code § 42-3505.31 |
| Florida | Local rent control is prohibited. Counties and municipalities may not adopt or maintain any measure that would control rents; residential tenancy regulation is preempted to the state. Fla. Stat. §§ 125.0103(2), 83.425 | No statutory cap or grace period for residential late fees. Fla. Stat. Ch. 83 Part II |
| Georgia | Local rent control is preempted. No county or city may enact, maintain, or enforce any ordinance or resolution regulating the rent charged for privately owned single-family or multi-unit residential rental property. Exceptions: property the local government (or its authority) owns, and voluntary agreements with private persons that regulate rent. No statewide rent cap. O.C.G.A. § 44-7-19 | No statutory cap or grace period identified. Georgia statutes treat late fees as charges a landlord may collect: they may be demanded in the 3-business-day pay-or-vacate notice and deducted from the security deposit. O.C.G.A. § 44-7-50(c) (as amended by HB 404, 2024); O.C.G.A. § 44-7-34(a) |
| Hawaii | No rent control in Hawaii; no limit on the amount of a rent increase. Notice of increase: at least 45 days for month-to-month tenancies, 15 days for shorter tenancies. HRS § 521-21(d)-(e); Office of Consumer Protection Landlord-Tenant Handbook | Late charge may not exceed 8% of the rent due. No statutory grace period. HRS § 521-21(f) |
| Idaho | Local rent control is preempted. Cities, counties and other local governments may not adopt or enforce laws that set the rent, fees or deposits owners may charge on private residential property, or compel owners to participate in optional federal housing assistance programs. No statewide cap. Idaho Code § 55-306 | No numeric cap or grace period. All fees, including late fees, must be reasonable and may not exceed the amount stated in the rental agreement; a fee not in a written agreement can be added only with 30 days' written notice. Idaho Code § 55-305 |
| Illinois | No statewide rent control, and home rule units are preempted from regulating the amount of rent charged for private residential or commercial property. 50 ILCS 825/10 (Rent Control Preemption Act) | No statutory cap statewide. AG: landlord may charge a reasonable fee for late rent. Landlords with 100+ units and an on-site office must accept rent there without penalty. Illinois AG fact sheet; 735 ILCS 5/9-218 |
| Indiana | Preempted: local units may not regulate rental rates for privately owned property, nor screening, security deposits, lease applications, lease terms, disclosures, parties' rights, or landlord fees, unless authorized by the General Assembly. Does not apply to property receiving government funds for reduced rents. IC 32-31-1-20 | No statutory cap or grace period. IC 32-31 (no late-fee provision); IC 32-31-1-20(c)(7) |
| Iowa | Preempted: cities and counties may not adopt or enforce any limit on the amount of rent for private residential or commercial property (except property in which the local government has an interest). No statewide cap. Iowa Code § 364.3(9) (cities); § 331.304(10) (counties) | Rent of $700/month or less: late fee may not exceed $12 per day or $60 per month. Rent over $700/month: not more than $20 per day or $100 per month. Iowa Code § 562A.9(4) |
| Kansas | Preempted: no county, city, township or other political subdivision may enact, maintain or enforce rent control on privately owned residential or commercial property (voluntary incentive agreements excepted). K.S.A. 12-16,120 | No statutory cap or grace period. K.S.A. 58-2540 et seq. (no late-fee provision) |
| Kentucky | Preempted: only the General Assembly may enact rent control on private property; local governments may not. No statewide cap. KRS 65.875 | No statutory cap or grace period. KRS Chapter 383 (no late-fee provision) |
| Louisiana | No statute — Louisiana has no state rent control law, and no city or parish is known to have adopted rent control; rent is set by the lease. No statute expressly addresses local rent control, but R.S. 9:3258 says lessors' rights may not be altered, abridged or diminished except by state law (subject to the police power). A 2026 bill to let municipalities adopt rent stabilization (HB 472) died in committee. La. R.S. 9:3258; 2026 Reg. Sess. HB 472 (involuntarily deferred 5/5/2026) | No statutory cap. A late fee can be charged only if the lease or an oral agreement provides for it. No statute; AG tenant guide |
| Maine | No statewide cap on rent amounts. State law regulates increases by notice: at least 45 days' written notice of any rent or mandatory recurring fee increase, and 75 days' notice if the increase (or several increases within 12 months) totals 10% or more. Rent may not be increased while the unit violates the warranty of habitability. State law does not preempt local rent control, and Portland has a local rent control ordinance. 14 M.R.S. §§ 6015, 6016 | Cap of 4% of one month's rent. Rent is not 'late' until 15 days after it is due. Landlord must give written notice of the possible late fee at the start of the rental agreement or no fee may be charged. 14 M.R.S. § 6028 |
| Maryland | No statewide rent control or statewide cap on rent increases. Local jurisdictions may adopt rent regulation (statewide preemption not found). Md. Office of the Attorney General, 'Landlords and Tenants: Tips on Avoiding Disputes' (Rev. Feb. 2025); DHCD Tenants' Bill of Rights (eff. Oct 1, 2026) | Capped at 5% of the amount of unpaid rent for the rental period. For weekly rent: no more than $3 per week, with a total of no more than $12 per month. No statutory grace period. Md. Code, Real Prop. § 8-208(d)(3) |
| Massachusetts | Banned statewide by state law, and the ban is still in force. 'No city or town may enact, maintain or enforce rent control of any kind,' except a narrow program in a municipality that accepts c. 40P. Owner compliance with that program must be voluntary after 6 months, it cannot cover owners of fewer than 10 units or units with a fair market rent above $400, and the town must pay owners the difference from general funds. There is no statewide cap on rent increases. Rent control is NOT on the November 3, 2026 state ballot. The Secretary of the Commonwealth lists nine binding statewide questions (Questions 1-8 are initiative laws and Question 9 is a referendum on the 2024 firearms law), and none of them deals with rent control or rent stabilization. The rent-control initiative (Initiative Petition 25-21, 'An Initiative Petition to Protect Tenants by Limiting Rent Increases') was challenged at the Supreme Judicial Court in Cella v. Attorney General, SJC-13893. G.L. c. 40P, §§ 3-4; Secretary of the Commonwealth, 2026 State Election Ballot Questions; Cella v. Attorney General, SJC-13893 | No interest or penalty for late rent may be charged until rent is 30 days overdue. There is no statutory dollar or percentage cap. G.L. c. 186, § 15B(1)(c) |
| Michigan | Statewide preemption: local governments may not adopt, maintain, or enforce any ordinance or resolution that would have the effect of controlling rent on private residential property. No statewide rent cap. MCL 123.411 | No statutory cap None (common law) |
| Minnesota | No statewide rent cap. State law preempts local rent control unless the measure is approved by voters in a general election. Saint Paul has a rent stabilization ordinance (originally adopted 'Ord of 11-2-2021', the 2021 general election date, per the ordinance's history notes): a 3% cap on increases within any 12-month period, with exceptions. Minn. Stat. § 471.9996; Saint Paul Legislative Code ch. 193A | Allowed only if the landlord and tenant agreed in writing. The agreement must say when the fee will be charged. The fee may not exceed 8% of the overdue rent payment. There is no statutory grace period. Minn. Stat. § 504B.177 |
| Mississippi | No rent control. State law bars cities and towns (§ 21-17-5(2)(h)) and counties (§ 19-3-40(3)(g)) from regulating, directly or indirectly, the rent charged for private residential property in which they have no property interest, unless the Legislature gives prior approval. Miss. Code Ann. § 21-17-5(2)(h); § 19-3-40(3)(g) | No statutory cap or grace period. The Residential Landlord and Tenant Act does not regulate late fees. Miss. Code Ann. §§ 89-8-1 to 89-8-45 (no late-fee provision) |
| Missouri | Statewide preemption. Counties and cities, including charter governments, may not enact, maintain, or enforce ordinances regulating the rent charged for privately owned residential or commercial rental property. Exceptions: property the locality owns, voluntary agreements for subsidized properties, and CDBG-assisted properties. RSMo 441.043 | No statute — no cap or grace period; late fees are governed by the lease. RSMo Chs. 441, 534 and 535 (no section on late fees) |
| Montana | Local rent control preempted: local governments with self-government powers may not exercise any power to control the amount of rent charged for private residential or commercial property. No statewide cap. Mont. Code Ann. § 7-1-111(26) | No statutory cap or grace period. Mont. Code Ann. § 70-24-103 (definition of "rent") |
| Nebraska | Preempted statewide: cities, villages, counties and their subdivisions may not enact or enforce local laws controlling rent on private property, including home-rule cities; conflicting local laws are void. Neb. Rev. Stat. § 13-331 (Laws 2025, LB266) | No statutory cap Neb. Rev. Stat. § 76-1414 |
| Nevada | No statewide rent control statute in NRS Ch. 118A. Rent increases require written notice at least 60 days in advance (30 days for periodic tenancies of less than one month). NRS 118A.300 | No late fee until at least 3 calendar days after rent is due; late fee may not exceed 5% of the periodic rent. NRS 118A.210(4) |
| New Hampshire | No statewide rent control or rent-increase cap in RSA ch. 540. On restricted property, a tenant's refusal of a rent increase is good cause for eviction only if the landlord gave at least 30 days' written notice of the amount and effective date. RSA 540:2, IV | No statutory cap or grace period found. RSA ch. 540 (no late-fee section) |
| New Jersey | No statewide rent control and no state preemption. Municipalities may adopt rent control or rent leveling ordinances. Multiple dwellings built after 1987 are exempt from municipal limits on periodic increases for the period of the initial mortgage amortization or 30 years from completion, whichever is less. Without initial mortgage financing, the exemption is 30 years. N.J.S.A. 2A:42-84.2, 2A:42-84.5; municipal ordinances | No general statutory cap was found. Senior citizens receiving Social Security old-age, Railroad Retirement, or other government pensions, and recipients of SSDI, SSI, or Work First New Jersey benefits, get a 5-business-day grace period when rent is due on the 1st. No late charge may be imposed for that period. N.J.S.A. 2A:42-6.1 to -6.3 |
| New Mexico | Statewide preemption: no political subdivision or home-rule municipality may enact rent control on privately owned real property. NMSA 1978, § 47-8A-1 | Only if the rental agreement provides for one; max 5% of the rent for each rental period in default, calculated on rent only (not deposits, fees, or utilities). Owner must give notice of the late fee no later than the last day of the next rental period. NMSA 1978, § 47-8-15(D) |
| New York | Local rent control/stabilization allowed. Rent stabilization covers many NYC buildings and other localities that declare a housing emergency (allowed statewide since June 15, 2019). Good Cause Eviction Law (RPL Art. 6-A, 2024) applies automatically in NYC and in localities that opt in: rent increases above the 'local rent standard' (5% + regional CPI, capped at 10%) are presumed unreasonable and eviction/non-renewal requires good cause. N.Y. RPL §§ 211, 212, 213, 214, 216 | Rent is not late until more than 5 days after the due date. Late fee capped at the lesser of $50 or 5% of monthly rent. N.Y. RPL § 238-a(2) |
| North Carolina | Statewide preemption: counties and cities may not regulate the amount of rent for privately owned residential or commercial rental property. N.C. Gen. Stat. § 42-14.1 | May be charged only if rent is 5 or more calendar days late. Monthly rent: max of $15 or 5% of monthly rent, whichever is greater. Weekly rent: max of $4 or 5% of weekly rent, whichever is greater. Only one late fee per late payment. N.C. Gen. Stat. § 42-46(a)-(b) |
| North Dakota | Statewide preemption: political subdivisions may not enact, maintain, or enforce rent control on private residential or commercial property. N.D.C.C. § 47-16-02.1 | No statutory cap No statute |
| Ohio | Local rent control and rent stabilization are preempted statewide. Ohio Rev. Code § 5321.19(A) | No statutory cap No statute; Ohio Rev. Code § 5321.14 (unconscionable clauses) |
| Oklahoma | No statewide rent cap. Cities are prohibited from enacting, maintaining or enforcing ordinances that set rent on privately owned residential (or commercial) property. 11 O.S. § 14-101.1 | No statutory cap or grace period. No late-fee section in 41 O.S. §§ 101-136 (full text checked) |
| Oregon | Statewide rent stabilization. After the first year, no more than one increase per 12 months, with at least 90 days' written notice; increase capped at the lesser of 10% or 7% + CPI (West Region CPI-U), published annually by DAS/Office of Economic Analysis. Max increase: 10.0% for 2025; 9.5% for 2026; 10% for 2027. Exempt: buildings whose first certificate of occupancy was issued less than 15 years before the notice date, and certain regulated affordable housing. Local rent control is otherwise preempted. ORS 90.323; ORS 90.324; ORS 91.225 | Allowed only if a written rental agreement provides for it and rent is not received by the 4th day of the rental period (fees begin on day 5). Cap: either (a) a reasonable flat fee once per period (customary amount in the market), (b) a reasonable daily fee not exceeding 6% of that flat amount, or (c) 5% of the periodic rent for each succeeding 5-day period. ORS 90.260 |
| Pennsylvania | No statewide rent control or rent-increase cap, and no statute that expressly bans local rent control. No statute authorizes it either, and home-rule municipalities may not set duties or requirements for businesses unless a statewide statute expressly allows it, so a local rent cap would face a serious legal challenge. 53 Pa.C.S. § 2962(c)(2), (e), (f) (Home Rule Charter and Optional Plans Law) | No statutory cap. None in statute |
| Rhode Island | No statewide rent control or cap on the amount of rent increases; only notice requirements (60 days; 120 days for month-to-month tenants over 62). R.I. Gen. Laws § 34-18-16.1 | No statutory cap or grace period. None in Chapter 34-18 |
| South Carolina | No statewide rent cap. Counties and municipalities are prohibited from enacting, maintaining or enforcing rent control on privately owned residential property. S.C. Code § 27-39-60 | No statutory cap or grace period. None in Title 27, Ch. 40 |
| South Dakota | No statewide rent control, and state law prohibits local rent control. No local government may enact, maintain, or enforce any ordinance or other measure that would control the rent charged for private residential property. SDCL 6-1-13 | No statutory cap or grace period. None in SDCL Chapter 43-32 |
| Tennessee | Prohibited statewide: local governments may not enact, maintain or enforce any ordinance or resolution that would control the rent charged for private residential or commercial property. Local mandatory below-market (inclusionary) housing requirements are also barred, but voluntary incentive programs are allowed. T.C.A. 66-35-102 | URLTA counties: no late fee may be charged until after a 5-day grace period, counting the due date as day 1. If the last day falls on a Sunday or legal holiday, no fee may be charged if rent is paid the next business day. Late fees may not exceed 10% of the past-due rent. T.C.A. 66-28-201(d) |
| Texas | No statewide rent control. Cities may adopt rent control only if the governing body finds a housing emergency due to a disaster and the governor approves the ordinance. Tex. Local Gov't Code Sec. 214.902 | Allowed only if notice of the fee is in a written lease, the fee is reasonable, and rent remains unpaid two full days after the due date. Safe-harbor reasonable fee: up to 12% of monthly rent (buildings with 4 or fewer units) or 10% (buildings with more than 4 units), or more if it does not exceed the landlord's uncertain damages. Tex. Prop. Code Sec. 92.019 |
| Utah | Local rent control prohibited: a county, city, or town may not enact an ordinance or resolution controlling rents or fees on private residential property without express approval of the Legislature. No statewide cap. Utah Code 57-20-1 | Late fee may not exceed the greater of 10% of the rent agreed in the rental agreement or $75. Utah Code 57-22-4(5)(a) |
| Vermont | No statewide rent control or rent-increase cap. Landlord must give at least 60 days' actual notice of a rent increase, effective the first day of the next rental period. 9 V.S.A. 4455(b) | No statutory cap or grace period. 9 V.S.A. ch. 137 |
| Virginia | No statewide rent control or rent-increase cap, and no Virginia statute authorizes local rent control. Va. Code Title 55.1, Ch. 12 (no cap); 2026 HB 278 / SB 355 | Only if provided in the written rental agreement; capped at the lesser of 10% of the periodic rent or 10% of the remaining balance due. Where there is no written lease, rent is late if not paid by the 5th of the month. Va. Code 55.1-1204(E), (C) |
| Washington | Statewide rent stabilization (HB 1217, 2025 c 209, effective May 7, 2025): no rent increase during the first 12 months of a tenancy, and increases in any 12-month period capped at 7% + CPI or 10%, whichever is less. Commerce-published maximum: 9.683% for calendar 2026 and 10% for calendar 2027. 90 days' written notice of any increase required. Manufactured/mobile home lots: 5% cap. RCW 59.18.700; RCW 59.18.710; RCW 59.18.140(3); 2025 c 209 | No statutory dollar or percentage cap for RCW 59.18 rentals. No late fee may be charged for rent paid within five days of the due date. RCW 59.18.170(2) |
| West Virginia | No state rent control law. No enacted statewide preemption of local rent control was found in the code. W. Va. Code § 37-6-9 (current text contains no rent-control provision) | No statutory cap W. Va. Code ch. 37, art. 6 |
| Wisconsin | Preempted. No city, village, town, or county may regulate the amount of rent or fees charged for a residential rental unit. Inclusionary zoning is also prohibited. Wis. Stat. § 66.1015 | No statutory cap. A late fee may be charged only if the rental agreement specifically provides for it. Prepaid rent must be applied before a late fee is charged, and no fee may be charged for not paying a late fee. Wis. Admin. Code ATCP 134.09(8) |
| Wyoming | No state rent control law. No enacted statewide preemption statute was located. W.S. 1-21-1201 to 1-21-1211 (no rent-regulation provision) | No statutory cap W.S. 1-21-1201 to 1-21-1211 (no late-fee provision) |
Frequently asked questions
How much can my landlord raise the rent?
Unless your state or city has rent control or a statewide cap, there is usually no limit on the amount — but the landlord must wait until the lease term ends (or give proper notice on a month-to-month tenancy) and cannot raise rent to retaliate or discriminate. Check your state's row and any city page.
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.