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How much can a landlord increase rent in California? Or Texas? What are the CPI rates for 2024? We answer homeowner questions on rent increases across the US.

How Much Rent is Too Much? A Homeowner’s Guide To Rental Increases in Rent-Controlled Cities

Rent increases can be a touchy subject for homeowners and residents. With many homeowner expenses rising such as insurance and maintenance, it’s an important way to cover your cash flow. 

But not all rent increases are legal in every city or state. If you’re in a rent controlled state, you may have to check inflation rates to see how much you can ask residents to pay.

As soon as rent control is mentioned, debate rages. Rather than going into the pros and cons of rent stabilization, we’ll take a look at what you can and can’t do as a landlord in states and major cities within the Belong network including California, Washington state, Texas and Florida. 

Note: The information in this article was collected in June 2024 and is subject to change. Local ordinances vary between cities, please check with your local municipality to check the latest rules before initiating any rent increases. If you need help with pricing, Belong can help create accurate pricing that works toward your financial goals. 

Which states have rent control laws in 2024?


At a state level, Oregon and California are the only two states with rent control guidelines in place. Rent control policies also exist within the District of Columbia, New York, New Jersey, Maine, Maryland and Minnesota, but don’t apply statewide.  

More commonly, local ordinances are what caps or restricts rent increases. Even in states with rent stabilization, rules will vary between counties. It’s important to check with your local city before increasing rents, especially when there are new measures voted on every year.

How much can a landlord increase rent in California?

Local rates of inflation or the ‘Consumer Price Index’ (CPI) play a big role in determining acceptable rent increases for rent controlled units in California. 

As of June 2024, state law caps annual rent increases to whichever is lower of these two calculations:

CPI changes for rent increases in 2024 will come into effect from August 1, 2024 to July 31, 2025. That means if you are looking to increase rent in California, you will need to check your local rates of inflation for capped amounts. Here are some examples of CPI calculations for Southern California:

San Diego: 3.5% (+5% = 8.5% increase in rent for 2024)

Riverside: 4.2% (+5% = 9.2% increase in rent for 2024)

Imperial County: 3.8% (+5% = 8.8% increase in rent for 2024)

The 10% cap exists to limit increases when inflation is high. For example in 2022, San Diego’s inflation rate was 8.2%, making the CPI + 5% rate above 13%. In this year the lower 10% cap applied. Legal website Nolo lists Californian cities and their rent control measures to find your CPI amounts for 2024. 

The above calculations don’t apply to all rental properties, including most single-family homes and units built before a certain date. But this may not be the case next year. In November 2024, California will be voting on rent control measures to repeal the existing rulings. This would allow cities and counties to implement their own ordinances and change the exemptions. Although if you think you’ve heard this all before, it’s because this will be the third time this proposition has been on the ballot after being defeated twice. 


Related: California Rental Laws Are Changing in 2024: What Landlords Need To Know

How much can a landlord increase rent in the SF Bay Area?

In San Francisco, the rent increase percentages are calculated at 60% of the increase in inflation (CPI) in the Bay area. For rent-controlled units in San Francisco, the annual allowable rent increase between March 1 2024 - February 28, 2025 is 1.7%

Cross the bridge to the City of Oakland and allowable annual rent increases are 60% of the increase in inflation or 3% – whichever is lower. As of August 2024, rent-controlled units in Oakland will be allowed to increase rent by 2.3%. You may also defer increases and ‘bank’ them for up to 10 years. See the City of Oakland website for more information and how these restrictions may apply to a rent-controlled rental. 


How much can a landlord increase rent in Sacramento?

If your rental home is rent-controlled, Sacramento follows the state of California ruling, 5% of the current rent + CPI (local rate of inflation), capped at 10%. As of July 2024, the maximum rent increase is 8.8% unless you raise a petition to justify a larger increase. According to the City of Sacramento website, “landlords who increase the rent above the annual rent adjustment maximum and/or more than once every 12 months are subject to administrative penalties up to $25,000.”

How much can a landlord increase rent in Washington state?

Washington doesn’t have rent control laws, so you can apply any rent increase. The minimum notice period range forms 60 - 180 days and varies between cities. The City of Spokane passed a ruling to increase notice periods to 120 days for increases under 3% and 180 days for increases above 3%. This applies to both long-term and periodic leases and came into effect in June 2024. 

If you do increase the rent by more than 10% within 12 months, some cities and counties may require you to pay relocation assistance if your residents need to move out as a result of the increase. 

Related: 5 New Laws Washington State Landlords Should Be Prepared For in 2024

How much can a landlord increase rent in Seattle?

Seattle doesn’t restrict the amount of rental increases, but there are caveats. There are rules around increasing housing costs, which includes rent, parking, storage and any other periodic fees your residents pay you as the homeowner. 

The full list can be found on the City of Seattle website, but includes:

Homeowners can only increase housing costs when a lease is up for renewal or the rental agreement is month-to-month



You must provide residents with 180 days written notice of any increase in housing costs such as rent or fees



If you increase the rent by 10% or more within 12 months, you could be required to pay financial or relocation assistance (tenants must meet certain conditions to apply)

How much can a landlord increase rent in Texas?

There are no restrictions on rent increases in the state of Texas. If you’re on a fixed-term lease, you can legally raise the rent when it’s time for lease renewal. If the agreement is periodic, you can raise the rent any time provided you follow the notice period for your local area. 

Last year, House Bill 2127 came into effect to block local jurisdictions from introducing local ordinances without state approval, though this is in litigation with Houston, San Antonio and El Paso suing to block the legislation. 

Related: 5 Tips for Rental Success in the Lone Star State

How much can a landlord increase rent in Florida?

There are no restrictions on rent increases in the state of Florida and the local counties regulate notice required for increase. For example, until recently Miami-Dade County needed “fair notice to the tenant” in writing, but that was updated to a minimum of 60 days. 

House Bill 31 was filed last year which proposed that landlords not increase rent by more than 30% over a 12-month period for continuing residents as of July 2024, but this bill was not voted on by the committee to pass into law. 

Related: 3 Legal Changes and Bills Florida Landlords Should Be Prepared For in 2024

For any information on raising rent on your Belong-managed home in any areas outside of these states including Georgia, North Carolina, South Carolina and Utah, please contact your support team. 

Is my rental exempt from rent control laws?

Most rent control laws apply to apartments rather than single-family homes. If you own a single-family home or duplex as an individual, it’s likely that you will be exempt from rent control laws (check with your local municipality to confirm). If you manage your rental as an LLC or as part of a corporation or real estate investment trust (REIT), exemptions won’t apply. 

There are also common exemptions such as for newer housing (built within the last 10 - 15 years) or for those who are subsidized under government-sponsored programs. 

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Discover the true cost of tenant turnover when renewing or replacing residents as a self-managing landlord, hiring a property manager, or working with Belong.

Renew Or Replace: The True Costs Of Tenant Turnover For Rental Homeowners

It takes an investment of time and money to secure great residents in your rental home. When it comes time for them to leave, that process resets. Sometimes there are costs you can save on the next time around but there could be other unforeseen costs you didn’t expect. 

Prevention is better than the cure. Treating your residents well and minimizing their complaints can go a long way in keeping reliable rental income and stable cash flow. But when vacancies can’t be avoided, there are cost-efficient ways you can handle tenant turnover. 

In this guide, we’ll look at some of the FAQs around tenant turnover and how to handle it efficiently, based on how you manage your rental home. 

What’s the average cost of tenant turnover?

The cost to replace a resident in your rental home in the US can cost anywhere from $1,000 - $5,000. A recent report from Zego found that the average turnover cost in 2023 was $3,872. 

The costs a homeowner needs to prepare for when turning over a rental home can vary greatly. The biggest expense is the loss of rental income. You’ll be incurring costs without the income stream of rent until the home is occupied again. 

Then there are the hard costs of preparing the home for new residents. The age, condition and location of the rental home will influence costs, as well as how the home is managed. If your home is immaculate, well priced and in demand, the costs will be much lower than a home that needs repainting or extensive repair work. 

What turnover costs should I budget for as a self-managing landlord?

If you manage the home yourself, you will need to invest your own time and resources or pay contractors to assist with:

Move-out inspection to check for wear and tear or damages

Refund or claim against the vacating resident’s security deposit

Deep cleaning and any repairs needed (this may come out of a security deposit)

Maintenance and servicing or replacement of appliances as needed

Marketing costs including photography, videos and online listings

Preparing and signing a legal lease agreement

Administration and document keeping for tax purposes

Good documentation is key in keeping your costs down. Take photographs at every inspection to monitor for damages and have written invoices to make sure you can claim accurate repair and cleaning costs from the security deposit. Investing in good photography when the house is empty can also reduce your long-term marketing costs when reletting. 

If you have kept good records when preparing your home for the rental market, you also should face too many surprises in the costs you will incur. Plan to set aside this amount again as a budget to cover turnover. 

Related: How to Manage Accounting as a First-Time Landlord: 5 Best Ways

What turnover costs should I budget for with property management?

If you hire a property management company, you will likely need to pay a lease renewal fee if your tenants stay on. This should cost around $100 - $500 depending on the company you work with. Some also charge fees for inspections or to prepare any documents you need for tax. 

If your tenant moves out, be aware that there are extra fees that you may need to budget for. Costs and monthly inclusions vary between management companies but common charges include:

100% of the first month’s rent as a placement fee

Advertising costs, with some charging extra for video

Preparation of documentation for tax purposes

Fees for coordination of work orders and maintenance

50 - 100% of the last month’s rent as a lease up fee may be charged to include some of the above




Sometimes the fees mentioned above are wrapped up in what property managers call a ‘lease up fee’. A lease up fee could be a flat fee or anywhere from 50% - 100% of the last month’s rent to cover the costs of turnover. Be sure to check what is included to determine whether it’s an efficient way to turnover your rental home. 

Let’s say you’re offered a low property management rate of 6% on your rental home (e.g. $1,440 fee on a home rented at $2,000 per month/$24,000 per year). 

If a lease up fee is included at 50% of one month’s rent, this would add $1,000 to your bill. If the home was turned over after 12 months, the actual management fee would be 10.16%. If it turned over after 24 months, it would be 8.08%. 

This is one of the sneaky ways property management fees can hide true costs. When researching local property management companies we have seen some that charge for vacant homes or add-ons such as $150 for every walk-through or showing, $100 for redirecting mail and $200 per hour for any service not outlined in their fees. These can quickly add up at a time when you’re forgoing passive income, so be sure to read the fine print. 

How does Belong manage resident turnover more efficiently?

If your home is looked after by Belong, you won’t need to worry about nasty surprises when your lease is up. For starters, we take such good care of our residents that 82% renew their 1-year lease. And with no lease renewal fees, keeping great people in your home won’t cost you a cent. 

If it is time for your residents to move on, we will get to work on finding new people to love your home like their own. We won’t charge any setup fees, lease up fees, fees for advertising or taking photos/videos, inspection fees or charge for essential tax documentation. And our placement fee is just 60% of your first month’s rent, so you will start earning rental income straight away (which is then guaranteed for the lease). 

Let Belong take better care of your residents

With Belong, your rental home and residents are in good hands. Belong is a proptech company on a mission to fix long-term renting by focusing on modern innovation and services that support everyone.

Belong residents get access to 24/7 support, an app for easier maintenance requests and complaint resolution, access to renter’s insurance, and the benefits of a 10,000+ strong vendor network. It’s why Belong homes find residents quickly and keep them for longer. 

See why thousands of US homeowners are ditching outdated Property Management in San Francisco, Austin, San Diego, Los Angeles, Tampa, Jacksonville, Orlando and more.



Disclaimer: We don’t enjoy using the words ‘tenant’ and ‘landlord’. We prefer to refer to members in our network as homeowners and residents, since we’re on a mission to upend and redefine the traditional landlord-tenant relationship. That said, for clarity on financial matters and to support those searching for traditional terms, we have used them in this article. This article should not be considered legal or financial advice, please consider your own personal circumstances before making any decisions on your rental home.

82% of Belong residents renew their 12-month lease

Handled well, tenant complaints can be opportunities for landlords. Here's how to handle 4 common issues to keep a rental running smoothly and cashflow steady

4 Common Complaints About Rental Homes and How to Manage Them

Vacancies, repair bills and legal challenges are costly problems for rental homeowners. But there’s a simple solution that goes a long way in avoiding them: listening to your residents and addressing their concerns.  

If something is wrong with your rental home, the residents will complain. This isn't always a bad thing. When handled well, complaints can be an opportunity to keep your rental running smoothly and cash flow steady. 

Being aware of common resident complaints can also allow you to be proactive. Knowing what to expect and how to deal with or avoid these issues puts you ahead of the curve. So regardless of your management preference (DIY, property management, or innovative alternative like Belong), this guide will look at how to address and avoid four common complaints in rental homes.

4 common resident complaints and how to manage them

No prizes for guessing the most common rental home complaint. When things break down, they need fast solutions and so do you. Leaving maintenance or repair requests unresolved can have dire financial consequences.

Risks of mishandling maintenance complaints include:

Escalation – a small leak can quickly become major water damage

Residents legally withholding rent until the problem is solved

Residents authorizing repairs and deducting it from rent owed due to lack of action

Breach of the lease agreement, allowing residents to leave without notice or taking legal action for compromising safety  

Neglecting maintenance complaints is never worth the risk. This is why Belong is available 24/7 to discuss any concerns with homeowners and their residents – not just in an emergency. We have a 10,000+ strong vendor network to resolve issues quickly and handle proactive maintenance subscriptions to keep homes fine-tuned year-round.

Homeowner tips for reducing maintenance and repair complaints:

Set aside budget for repairs and be proactive about maintenance in your rental home.



Consider the age and condition of your rental home and plan to replace or repair items that face wear and tear. 



Make sure you have access to good contractors – trusted maintenance professionals are not always easy to come by at short notice.



Conduct inspections of your rental home and ask residents questions about the condition of appliances and amenities to get on top of potential issues.

Related: Why Ignoring Rental Home Maintenance Could Cost You More Than Repairs

2. Complaints about slow or poor communication

If a resident has a problem or question, how quickly can they speak to someone? Do they trust that action will be taken? When it comes time to sign a lease renewal, residents might think twice if they can’t count on their concerns to be addressed. 

Communication is also a two-way street. If you want reliable residents who work with you to keep your home in good shape, you should lead by example. But that’s not always feasible for busy homeowners. It’s one of the many reasons Belong offers 24/7 support to everyone in our network, making this level of care more approachable for homeowners. And we know we’re onto something because 73% of Belong residents renew their 12-month lease. 

Homeowner tips for avoiding complaints over resident communication:

Be responsive. Have good procedures in place so your residents know exactly how and when they can contact someone.



If you can’t manage fast responses, hire someone that can. Make sure they show you good communication and service too.



Be realistic and transparent with timeframes. If it’s going to take a week before someone can deal with a complaint, let the residents know instead of leaving them to wonder.



Keep written records of all communication to ensure procedures are followed in a timely way and to support you for legal and tax purposes.



Related:10 Proven Ways To Reduce Vacancies & Keep Great Rental Tenants Long-Term


If resident safety doesn’t seem like a homeowner responsibility, think again. While you’re not expected to prevent crime, landlords do have a legal obligation to be proactive and take reasonable steps to lower the risk of criminal activity in your rental home where possible. 

It’s important to handle the data of your tenants correctly too. Holding a significant amount of personal information (like on rental applications and tenant screening) poses a security risk to your residents and applicants. Be sure not to hold onto data unnecessarily and dispose of it safely. 

Homeowner tips for avoiding security and privacy risks to residents:

Install security gates and locks where appropriate.



Update the locks and keys if you ever need to evict a nuisance resident or someone moves out due to an incident such as domestic violence.



Repair any broken windows, doors or entry points to the rental home.



Provide a lockable mailbox or parcel locker to reduce theft and fraud risks.



Ensure there is good lighting in and around the property and consider additional security measures if there are crime concerns in your neighborhood.



Choose wisely when it comes to who you work with. Contractors and property managers can pose a risk to your residents when they enter the home and/or handle your data. 



Dispose of tenant screening data in accordance with FTC rules. 



Take out landlord’s insurance to protect your home and ask that residents have renter’s insurance for additional peace of mind.

Related: Can Landlords Be Held Responsible For Criminal Activities On Their Properties?

Mold deserves its own category outside of maintenance because it’s a tricky one to navigate. There’s no federal landlord-tenant law covering mold and it’s common for homeowners and residents to disagree on who is responsible for mold removal. 

It’s up to your residents to ventilate the home and clean up minor mold as general housekeeping. But they also need to notify you if visible mold is present because it’s the homeowner’s responsibility to remediate if it’s a problem due to something like a leak or failure to disclose pre-existing mold issues. If a resident has a mold complaint, don’t ignore it. Investigate the situation and act quickly. If it grows into toxic mold or any problem that causes health concerns, it could be considered a violation under a tenants right to a livable space and you could be sued for damages. 

Homeowner tips for preventing resident complaints of mold:

Inspect the home for mold and mildew before listing the home on the rental market.



Conduct regular maintenance to prevent water damage that causes mold growth.



Replace faulty or aging appliances that are prone to leaking such as refrigerators and washing machines.



Install a smart water sensor that alerts of leaks to avoid flooding and excessive damage and mold growth in your home.



Install insulation to protect the home from moisture and mold growth. You may also want to provide a dehumidifier or air purifier if your climate is prone to high humidity.



Inform your residents of the best ways to keep the home well ventilated such as using exhaust fans in bathrooms, opening windows and running dehumidifiers if necessary. 


Disclaimer: We don’t enjoy using the word ‘landlord’. We prefer to refer to members in our network as homeowners and residents, since we’re on a mission to upend and redefine the traditional landlord-tenant relationship. That said, where this article refers to legislation we needed to use the legally defined terms. This article should not be considered legal advice, please research local laws or speak to a lawyer regarding your individual rights and circumstances. 

73% of Belong residents renew their 12-month lease

Rental Home Summer Maintenance Checklist Essentials: Maximize rental income by getting your home in top shape to attract and keep residents during peak season.

It’s Peak Rental Season! Get Ready with This Essential Summer Maintenance Checklist

Summer is here! And with it, a surge in long-term renters looking for a place to call home. As we enter the hottest rental market season, now is the time to make sure your rental home is in top-shape to attract (or keep) the best residents and optimize your cash flow. 

For rental homes with residents in place: Summer is when you should check in on maintenance issues and provide helpful tips on keeping the home cool and running efficiently. 

For vacant homes: Summer is the time to list on the rental market to get the best price while the market peaks. Investing a little extra and making necessary touch ups to your rental home now can go a long way in boosting your cash flow. 

If your home is loved by Belong: You won’t have to lift a finger this summer. We’ll conduct a full inspection of your rental home to get it move-in ready and poised for profit. You (and your residents) will have access to a vendor network of over 10,000 professionals who can keep your rental home humming. You can even set-and-forget your summer maintenance and spread the cost of any repairs over the term of your lease with flexible payment options. 

If you’re a self-managing landlord, it’s time to get to work! Here is our summer maintenance checklist at a glance, followed by some tips on where to start. 

Summer maintenance checklist for rental homes: 10 essentials

Be proactive with cleaning and servicing cooling systems such as HVACs and fans

Remove hazards and debris from your garden

Mow the lawns, remove weeds and add mulch as needed to improve water retention

Check windows, doors and screens for damage and gaps

Check for and prevent mold and mildew buildup

Be on the lookout for leaks that could lead to flooding, mold, or water damage

Have a fire safety plan, especially in wildfire zones

Be prepared for severe weather events such as storms and hurricanes

Schedule a chimney service while its not in use

If you have a pool, it’s time for a full service to put it back in use

Summer maintenance tips for long-term rental homes

Get ahead of summer's peak by having your air conditioning system professionally cleaned and serviced. This includes replacing the air filter to prevent breakdowns when it’s the hardest to find a handyperson for the job. 

Got ceiling fans? It’s time to give these dust-magnets a good clean. If they can switch direction, make sure they’re set to spin counter-clockwise which will have the best cooling effect over summer. 

If your home has a yard, make sure your sprinkler system is working efficiently to keep your garden green with minimal effort from your residents. Make sure the trees are trimmed and not blocking any walkways or at risk of causing any roof damage after spring growth. In some states, summer can also bring storms so cleaning up any debris is a good way to protect the home during wild weather. 

Window and door screens are great for letting in a nice summer breeze, but they are also subject to wear and tear. Make sure your screens are free of rips to improve functionality and curb appeal for your rental. Repairing damaged screens will help keep your residents comfortable and keep the insects out. 

Gaps or damage around doors and windows can create drafty, uncomfortable homes. Sealing these gaps will improve the energy efficiency of your home, keep residents happier, and maybe even reduce the wear on your cooling systems. 

Summer heat and humidity can bring an unwelcome addition to your rental home: mold. In states like Florida where summer is the wet season, mold growth can take off quickly. Florida has no specific laws around mold or removal in rental homes, however if the mold is creating a health, safety or building code violation then homeowners have a legal obligation to fix the situation. 

Prevention is better than the cure, so now is a great time to remind your residents to keep the home well ventilated and use moisture absorbent products in dark areas that attract mold such as closets and laundry rooms. 

In a state like California where summers are dry, it’s still a good idea to be vigilant after spring. California has strict landlord regulations around mold, including removal and disclosure of any mold in a rental home, so it’s best to get on top of any issues such as water leaks or ventilation before any damage occurs. Your residents will have to notify you in writing of any issues, but regular maintenance of the home is the best prevention. 

Leaks are a major culprit of water damage, mold, and major repair bills. Check for leaks in hoses, under sinks, and around toilets, dishwashers, and washing machines. Fixing a simple leak is always preferable to dealing with a burst pipe or flood cleanup. 

Related: What Landlords Should Know About Flood Damage (And How To Reduce Risk)

Wildfire season is on the way so if you haven’t already, now is a good time to create a safety plan for your rental home. At the very minimum, smoke and carbon monoxide detectors should be checked and up to code and any fire hazards such as dry leaves and overgrown grass should be removed. 

For homes in areas that see the most wildfires (such as California, Texas, and North Carolina), have a fire extinguisher and evacuation plan in place for your residents. You should also choose an insurance policy that includes fire coverage. 

Prepare for storms, hurricanes, and hazards

For rental homes in the South, summer can mean risk of severe storms, hurricanes, and tornadoes. If your rental home has hurricane shutters installed, be sure to check their condition and make sure any electrical systems are functioning or hand-cranks are moving easily. If you don’t have any installed, now would be a great time to consider them to protect windows from flying debris. They also offer great insulation and protection from burglaries for your residents. 

You can check your address on FEMA’s Flood Map to find your flood zone category and risk of property damage during summer. If you are at risk, check your insurance coverage and look at the National Flood Insurance Program. 

Related: The Annual Maintenance Checklist for Rental Homes in Florida

If your rental home has a chimney, summer is a great time to give it a check up. Chimneys are rarely associated with summer sunshine, but scheduling a check up while it’s not in use will pay off when the winter chill sets in later in the year. Chimneys remove dangerous gasses from the fireplace or furnace to keep the air breathable, so keeping them running is an important part of maintaining a healthy, hazard-free rental home. 

Related: The Annual Maintenance Checklist for Rental Homes in Washington State

Melanie Kershaw

Mel Kershaw is a Content Lead at Belong. With an extensive background working with technology companies including Eventbrite and Yelp, she’s always looking for ways to create educational and informative articles that simplifies tech and solves problems for her audience.

Harrison Kelly

Tyler Infelise

Ale Resnik

Ashleigh Graf

Jill Jaracz

Harrison Kelly

Tyler Infelise

Ale Resnik

Ashleigh Graf

Jill Jaracz