Rent Increase Checker: California, Oregon & Washington

This tool is for information only. It is not legal, tax, or financial advice. Verify current law with the official sources cited before acting.

Use this checker to compare a proposed rent increase with the legal cap for the state and city where the unit sits. It covers the three state caps, the verified city caps for Los Angeles, San Francisco, Oakland, and San Jose, and the no-local-cap cities of Seattle and Portland, where the state cap applies plus local notice and relocation rules. If your California city is not listed, the state cap is only a starting point: the Attorney General's local chart lists more than 30 jurisdictions with their own ordinances, so check with your city before acting.

Current caps at a glance

Jurisdiction	Cap	Period	Source
Oregon (state)	9.5%	2026	Oregon DAS
Oregon (state)	10%	2027	Oregon DAS
Oregon manufactured dwellings / marinas, more than 30 spaces	6% flat	From September 1, 2025	HB 3054 / Oregon DAS
Washington (state)	9.683%	2026	Washington Commerce
Washington (state)	10%	2027	Washington Commerce
Washington manufactured / mobile home lot rent	5% flat	Current	RCW 59.20.370
California — Los Angeles Area (Los Angeles, Orange)	8.7%	Aug 1, 2026–Jul 31, 2027	CA Attorney General chart
California — Riverside Area (Riverside, San Bernardino)	8.1%	Aug 1, 2026–Jul 31, 2027	CA Attorney General chart
California — San Diego Area (San Diego County)	8.2%	Aug 1, 2026–Jul 31, 2027	CA Attorney General chart
California — San Francisco Area (Alameda, Contra Costa, Marin, San Francisco, San Mateo)	8.8%	Aug 1, 2026–Jul 31, 2027	CA Attorney General chart
California — all other counties	8.6%	Aug 1, 2026–Jul 31, 2027	CA Attorney General chart
Los Angeles, city RSO	3%	Jul 1, 2026–Jun 30, 2027	LA Housing Department
San Francisco	1.6%	Mar 1, 2026–Feb 28, 2027	SF Rent Board
Oakland	2.3%	Aug 1, 2026–Jul 31, 2027	City of Oakland
San Jose	5% flat	Each 12 months	City of San Jose
Seattle	No local % cap — Washington state cap applies	State calendar years	City of Seattle
Portland	No local % cap — Oregon state cap applies	Rolling 12 months	City of Portland

California has no calendar-year "2027 cap." The California cycle resets every August 1 from April CPI data, so the next reset (August 1, 2027) is not yet published. AB 1482 sunsets on January 1, 2030.

Check an increase

State California Oregon Washington

Year the increase takes effect (Oregon and Washington) 2026 2027

California uses an August 1 to July 31 cycle, not a calendar year. This checker uses the August 1, 2026–July 31, 2027 regional caps for California.

California CPI region Los Angeles Area — Los Angeles and Orange counties (8.7%) Riverside Area — Riverside and San Bernardino counties (8.1%) San Diego Area — San Diego County (8.2%) San Francisco Area — Alameda, Contra Costa, Marin, San Francisco, San Mateo (8.8%) All other counties (8.6%)

City / jurisdiction

Current monthly rent ($)

What do you know about the proposed increase? Proposed new monthly rent Proposed percentage increase

Proposed new monthly rent ($)

Proposed increase (%)

California: exemptions and frequency

Certificate of occupancy issued within the previous 15 years (rolling exemption from the state cap)

Owner-occupied duplex (owner occupied one unit at the start of tenancy and still does; no ADU/JADU)

Single-family home or condo, owner is not a REIT, corporation, or LLC with a corporate member, and the prescribed written exemption notice was given to the tenant

Two rent increases have already been given in the last 12 months

Another increase was given in the last 12 months (the cap and the notice threshold look at combined increases)

Oregon: exemptions and frequency

First certificate of occupancy issued less than 15 years before the notice date (exempt from the % cap; notice and first-year rules still apply)

Manufactured dwelling or marina with more than 30 spaces (flat 6% cap)

Facilities with 30 or fewer spaces use the general state cap. Leave the box unchecked for those.

Tenancy is in its first year

A rent increase was already given in the last 12 months

Week-to-week tenancy (7 days' notice)

Washington: exemptions and frequency

First certificate of occupancy issued 12 or fewer years before the notice date (exempt from the cap)

Owner-occupied exemption applies under RCW 59.18.710 (see note below)

The owner-occupied exemption covers, among other cases, an owner-occupied single-family residence renting no more than 2 units or bedrooms including an ADU, and an owner-occupied duplex, triplex, or fourplex where the owner occupied one unit as a principal residence at the beginning of the tenancy and continues the occupancy. It does not apply if the owner is a corporation, REIT, or LLC with a corporate member. Full text of RCW 59.18.710 verified at app.leg.wa.gov on November 12, 2026.

Manufactured / mobile home lot rent (flat 5% cap)

Rent is based on subsidized household income or circumstances (30 days' notice)

Tenancy is in its first 12 months

The current lease term has not yet ended

Local ordinance coverage

My unit meets the selected local ordinance's coverage rule (see the coverage note under the city selector)

San Francisco: the landlord is claiming a banked amount on top of the annual increase

Oakland: the landlord is claiming a banked amount on top of the annual increase

Banked amounts are not computed by this checker. If either box is checked, the result shows the base annual cap only, plus the banking caveat.

Check the increase

This tool is for information only. It is not legal, tax, or financial advice. Verify current law with the official sources cited before acting.

How the caps are computed

Oregon. The cap is the lesser of 10% or 7% plus CPI (CPI-U, West Region, September annual 12-month average change). The Department of Administrative Services publishes the annual maximum: 9.5% for 2026 and 10% for 2027.

Washington. The cap is 7% plus the June 12-month percentage change in CPI-U for Seattle-Tacoma-Bellevue, or 10%, whichever is less. For 2026, Commerce calculated 9.683% from the June 2024 index of 354.824 and the June 2025 index of 364.344. For 2027 the formula yields 11.53%, so the 10% ceiling applies.

California. The cap is 5% plus the percentage change in the cost of living, or 10%, whichever is lower, over any 12-month period, in no more than two increments, measured against the lowest gross rental rate charged in the prior 12 months. The Attorney General chart converts the April CPI data into the five regional caps shown above: Los Angeles Area CPI 3.7%, Riverside Area CPI 3.1% (derived as cap minus 5%), San Diego Area CPI 3.2%, San Francisco Area CPI 3.8%, and all other counties CPI 3.6%.

Cities. Los Angeles RSO: 90% of average CPI, with a 1% floor and 4% ceiling, under the formula amended effective February 2, 2026; the current figure is 3%. San Francisco: 60% of the Bay Area CPI change, with a 7% ceiling; the current figure is 1.6%. Oakland: 60% of the CPI change or 3%, whichever is lower; the current figure is 2.3%. San Jose: a flat 5% fixed in the ordinance, with no annual cycle.

What this checker does not decide

Some details remain unverified and are deliberately left out of the calculation. Verify each with the official source before acting: Los Angeles notice contents (re-checked November 12, 2026 — no city content list found on LAHD pages); all San Jose city notice rules for apartment increases (re-checked November 12, 2026 — no city rule found; do not apply the separate mobilehome ordinance rules); and whether the 3-day extension in ORS 90.155(2), whose wording speaks to compliance or termination periods, applies to rent increase notices. Verified on November 12, 2026 from official statute texts and now reflected in the tools: the full texts of ORS 90.323, 90.324, 90.155, and 90.160; RCW 59.18.710 and RCW 59.18.720; RCW 59.18.140, which contains no subsection (4) mail-cushion rule (HB 2452 as enacted amended only manufactured/mobile home sections); RCW 59.12.040 as amended by 2026 c 144; the "plus 5 days if mailed within California" rule in Code of Civil Procedure §1013(a); the San Francisco Rent Board Rule 4.12 banked-breakdown requirement; Seattle's required notice language; and Portland's rights-enclosure requirement in PCC 30.01.085(D). A pending San Francisco proposal (Board of Supervisors File No. 261020) that would limit combined banked and capital-improvement increases has not been enacted and is not built into this checker.

Frequently asked questions

How much can a landlord raise rent in California in the August 2026 to July 2027 window?

For a unit covered by AB 1482, the maximum is 5% plus the cost-of-living change, capped at 10%. The California Attorney General chart sets the current regional caps at 8.7% for the Los Angeles Area, 8.1% for the Riverside Area, 8.2% for San Diego County, 8.8% for the San Francisco Area, and 8.6% for all other counties. A stricter local ordinance, where one applies, governs instead of the state cap.

What is the maximum rent increase in Oregon for 2026 and 2027?

The Oregon Department of Administrative Services set the maximum at 9.5% for 2026 and 10% for 2027. Manufactured dwellings and marinas with more than 30 spaces have a flat 6% cap. No increase is allowed during the first year of tenancy, and increases are limited to once in any 12-month period.

What is the rent increase cap in Washington for 2026 and 2027?

Washington Commerce announced a 9.683% cap for 2026 and a 10% cap for 2027, under the formula of 7% plus the June 12-month change in the Seattle-Tacoma-Bellevue CPI-U, capped at 10%. Manufactured and mobile home lot rent has a flat 5% cap. No increase is allowed during the first 12 months of tenancy.

Does Seattle or Portland have its own rent increase percentage cap?

No. Neither Seattle nor Portland sets a local percentage cap, so the state cap applies. Seattle adds a 180-day notice rule for any housing cost increase and an Economic Displacement Relocation Assistance notice for increases of 10% or more. Portland requires 90 days' notice for increases of 5% or more and relocation assistance for increases of 10% or more.

How much notice is required for a rent increase in California?

California requires 30 days' written notice if the increase is 10% or less, and 90 days' written notice if it is more than 10%, measured against rent charged in the prior 12 months. There is no 60-day rule: AB 1110 replaced the old 60-day standard with 90 days effective January 1, 2020.

When does California's AB 1482 rent cap expire?

AB 1482 sunsets on January 1, 2030. Claims of a later extension are incorrect: AB 1157, which would have removed the sunset, died in the Legislature on January 31, 2026.

Can a landlord raise rent more than once a year?

In Oregon, no: increases are limited to once in any 12-month period. In California, the cap applies over any 12-month period in no more than two increments. In Washington, the cap applies in any 12-month period and an increase cannot take effect before the current lease term ends. Los Angeles, San Francisco, Oakland, and San Jose each allow one increase per 12 months under their local rules.

Related pages

• Rent increase notice letter generator — build the written notice for the same jurisdiction.
• California rent increase rules
• Oregon rent increase rules
• Washington rent increase rules
• Security deposit interest calculator
• Probate fee calculator
• IRMAA Roth conversion sizer
• Nanny tax calculator

Sources

• Oregon Department of Administrative Services, Rent stabilization — oregon.gov/das/OEA/Pages/Rent-stabilization.aspx — accessed November 12, 2026.
• Oregon DAS newsroom, DAS publishes annual maximum rent increase 2027 — apps.oregon.gov newsroom post — accessed November 12, 2026.
• Oregon DAS newsroom, Correction: 2026 rent stabilization percentages — apps.oregon.gov newsroom post — accessed November 12, 2026.
• City of Corvallis, Annual maximum rent increase — corvallisoregon.gov — accessed November 12, 2026.
• Oregon Revised Statutes Chapter 90 (ORS 90.155, 90.160, 90.323, 90.324) — oregonlegislature.gov — accessed November 12, 2026.
• Washington Department of Commerce, HB 1217 Landlord Resource Center — commerce.wa.gov — accessed November 12, 2026.
• Washington Department of Commerce, Commerce announces 9.683% rent cap for 2026 — commerce.wa.gov — accessed November 12, 2026.
• Washington Department of Commerce bulletin, 2027 cap 10% — content.govdelivery.com — accessed November 12, 2026.
• RCW 59.20.370, manufactured/mobile home lot rent cap — app.leg.wa.gov — accessed November 12, 2026.
• Washington Attorney General, Manufactured/Mobile Home Landlord-Tenant Act — atg.wa.gov — accessed November 12, 2026.
• California Attorney General, statewide and local rent charts — oag.ca.gov — accessed November 12, 2026.
• California Attorney General press release, updated statewide and local rent resources — oag.ca.gov — accessed November 12, 2026.
• RCW 59.18.140, RCW 59.18.710, and RCW 59.18.720 — apps.leg.wa.gov / app.leg.wa.gov — accessed November 12, 2026.
• California Civil Code §827 (notice periods) — leginfo.legislature.ca.gov — accessed November 12, 2026.
• California Code of Civil Procedure §1013 (mail service extensions) — leginfo.legislature.ca.gov — accessed November 12, 2026.
• California Legislature, AB 1157 bill status (sunset correction) — leginfo.legislature.ca.gov — accessed November 12, 2026.
• LA Housing Department, Renter protections — housing.lacity.gov — accessed November 12, 2026.
• LA Housing Department, RSO overview — housing.lacity.gov — accessed November 12, 2026.
• City and County of San Francisco, Learn about rent increases — sf.gov — accessed November 12, 2026.
• SF Rent Board Form 571, Allowable annual increases — sf.gov (PDF) — accessed November 12, 2026.
• SF Rent Board Rules and Regulations, §4.12 Banking — media.api.sf.gov (PDF) — accessed November 12, 2026.
• City of Oakland, Allowable rent increases — oaklandca.gov — accessed November 12, 2026.
• City of San Jose, Rent stabilization — sanjoseca.gov — accessed November 12, 2026.
• City of Seattle, Housing cost increases — seattle.gov — accessed November 12, 2026.
• City of Seattle, Renting in Seattle — seattle.gov — accessed November 12, 2026.
• City of Seattle, Issuing Notices (required language) — seattle.gov — accessed November 12, 2026.
• City of Portland, PCC 30.01.085 — portland.gov — accessed November 12, 2026.
• Portland Housing Bureau, Renter relocation assistance — portland.gov — accessed November 12, 2026.

Rates and rules verified November 12, 2026 from official sources.