Rent Increase Calculator (with State Rent-Cap Check)
Enter today's rent and either the new rent or a percentage, and this calculator shows the new monthly figure, the percent change and what it adds over a year. Pick your state and it flags a statewide cap in California, Oregon or Washington. Once the number is set, it's a good time to compare ways to collect rent online so the new amount gets collected automatically.
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How to use the rent increase calculator
Put in three things:
- Current rent, the monthly amount the tenant pays now.
- New rent or percentage. Type the dollar figure you have in mind, or a percentage if you think in terms of “3% this year”. The tool fills in the other one.
- State. If you pick California, Oregon or Washington, the tool compares your increase with the statewide cap and flags it if you’re over.
The results show the new monthly rent, the percent change, and the yearly impact, which is the monthly difference times 12. That last figure is the one to weigh against the cost of losing the tenant.
The rent increase percentage formula
Percent increase = (new rent - current rent) / current rent x 100
New rent from a percentage = current rent x (1 + percentage / 100)
Yearly impact = (new rent - current rent) x 12
A worked example
Your tenant in a Columbus duplex pays $1,650. You’re thinking about 5%.
- New rent: $1,650 x 1.05 = $1,732.50
- Monthly change: $82.50
- Yearly impact: $82.50 x 12 = $990
Ohio has no statewide cap, so the tool shows no flag. Many landlords round to $1,730 or $1,735 so the number looks deliberate rather than computed.
Now take a unit in Portland, Oregon at $1,800, where you’d like $2,000. That’s an 11.1% increase. Oregon’s cap for 2026 is 9.5% (7% plus CPI, never more than 10%), so the tool flags it. The most you could charge a covered tenancy is $1,800 x 1.095 = $1,971.
Where the statewide caps apply
| State | 2026 cap | Key exemptions | Statute |
|---|---|---|---|
| California | 5% + regional CPI, max 10% in any 12 months | Buildings under 15 years old, owner-occupied duplexes, single-family homes and condos owned by individuals (exemption notice required in the lease) | Cal. Civ. Code §§ 1947.12, 1946.2 |
| Oregon | 9.5% (7% + CPI, max 10%) | Units first occupied less than 15 years ago, certain regulated affordable housing | ORS 90.323, 91.225 |
| Washington | 9.683% (lesser of 7% + CPI or 10%) | New construction for 12 years, plus other exemptions | Rev. Code Wash. ch. 59.18 (HB 1217, 2025) |
Oregon and Washington allow one increase per 12 months and require 90 days’ notice. California’s cap sunsets on January 1, 2030 under current law.
What a good result looks like
For most small landlords, a good increase is one that keeps you close to market without pushing out a tenant who pays on time. Compare your new rent with similar listings nearby. If you’re well below market, two moderate raises over two years usually go down better than one big one.
Then run the turnover math. If the yearly impact is $990 and a vacancy plus make-ready would cost you $2,500, a raise that triggers a move-out costs more than it earns.
Limits of this calculator
- Local rules aren’t in the flag. Cities such as Los Angeles, San Francisco and Oakland have stricter local caps, more than 100 New Jersey municipalities have rent control, and Montgomery County, Maryland limits increases to CPI plus 3% (max 6%). Check your city.
- New York isn’t flagged. Under the Good Cause Eviction Law, increases above 5% plus CPI (max 10%) are presumed unreasonable in New York City and opt-in localities, though landlords with 10 or fewer units are exempt.
- Exemptions need checking. The tool can’t tell whether your unit is exempt. That depends on building age, ownership and, in California, a lease notice.
- This is general information, not legal advice. When the cap or notice period matters, confirm it with your state’s statute or a local attorney.
Questions landlords ask
The questions we get most, each answered in a paragraph.
How do I calculate a rent increase percentage?
Subtract the current rent from the new rent, divide by the current rent, and multiply by 100. Going from $1,650 to $1,750 is a $100 increase, and $100 divided by $1,650 is 0.0606, so the raise is about 6.1%. The calculator does this for you and also shows the yearly difference, which is $1,200 in this case.
How much can a landlord raise rent?
In most states there is no statewide limit, so the market and your lease decide. California, Oregon and Washington cap annual increases for covered units, and many cities in New Jersey, Maryland and California have their own rent control. During a fixed-term lease you generally can't raise rent unless the lease allows it. Check your state's notice rules before you send the letter.
What is a normal rent increase for a good tenant?
Many small landlords keep raises for a good tenant modest, because a turnover can cost more than a year of extra rent. One vacant month on a $1,650 unit loses $1,650 before cleaning and repairs, while a 3% raise only brings in $594 a year. Price the raise against what a move-out would cost you.
How much notice do I need to give for a rent increase?
It depends on the state and sometimes the size of the increase. Oregon and Washington require 90 days' written notice for increases on covered tenancies. Other states set their own periods for month-to-month tenancies, and some cities add more. Look up your state's landlord-tenant rules before you set the effective date.