Los Angeles Rent Increase Rules 2025-2026: Complete Guide to RSO, AB 1482 & Just Cause Laws
Los Angeles landlords can raise rent by 3% for RSO properties (July 2025 - June 2026), plus 1% if providing gas and/or electricity. AB 1482 properties allow 8% (5% + 3% CPI) from August 2025 - July 2026. All rent increases require at least 30 days written notice. Starting July 1, 2026, the RSO formula changes to a maximum of 4% based on 90% of CPI.
If you own a rental property in Los Angeles, understanding how much—and when—you can legally raise rent is essential. The rules differ dramatically depending on whether your property falls under the Rent Stabilization Ordinance (RSO), California's AB 1482, or the Just Cause Ordinance (JCO). Getting it wrong can result in thousands of dollars in penalties and required refunds to tenants.
Step 1: Determine Which Law Applies to Your Property
The first—and most critical—step is identifying which rent control law governs your rental property. Los Angeles landlords must navigate three overlapping regulatory frameworks.
| Law | Applies To | 2025-2026 Limit | Frequency |
|---|---|---|---|
| LA RSO | Built on/before Oct 1, 1978 | 3-5% | Once per 12 months |
| AB 1482 | Built before Jan 1, 2005* | 8% | Once per 12 months |
| LA County RSTPO | Unincorporated areas, pre-1995 | 3% | Once per 12 months |
| No Cap | Built within last 15 years | Market rate | Per lease terms |
*AB 1482 only applies if not covered by stricter local law (like RSO) and certain exemptions don't apply.
How to Check Your Property's Status
Use the City of Los Angeles ZIMAS tool to verify your property's RSO status. Enter your address, click the "Housing" tab, and look for the RSO designation. You can also text "RSO" to 1-855-880-7368 or call LAHD at 1-866-557-7368.
Questions about your property's rent control status?
Get expert guidance from a local real estate professionalRSO Rent Increase Rules (July 2025 – June 2026)
The Rent Stabilization Ordinance applies to approximately 650,000 rental units in the City of Los Angeles—primarily apartments and multi-family buildings constructed on or before October 1, 1978.
Current RSO Rent Increase Limits
- Base increase: 3% maximum
- Utility bonus: +1% if landlord provides gas to the tenant
- Utility bonus: +1% if landlord provides electricity to the tenant
- Maximum total: 5% (3% base + 1% gas + 1% electric)
The LA City Council approved a new RSO formula effective July 1, 2026. Annual increases will be calculated at 90% of CPI (down from 100%), with a maximum cap of 4% (down from 8%) and a minimum floor of 1% (down from 3%).
RSO Rent Increase Requirements
- Timing: Only one increase permitted per 12-month period
- Notice: Minimum 30 days written notice required
- No banking: Unused increases cannot be saved for future years
- Registration: Property must be properly registered with LAHD
AB 1482 Rent Increase Rules (August 2025 – July 2026)
California's Tenant Protection Act (AB 1482) provides statewide rent caps for properties not covered by stricter local ordinances. The current limit for Los Angeles area properties is 8% (5% base + 3% CPI).
AB 1482 Applies When:
- Property was built more than 15 years ago (before January 1, 2010, as of 2025)
- Not covered by a stricter local rent control ordinance
- Not a single-family home with proper exemption notice provided
- Not owner-occupied duplex
AB 1482 Exemptions
Your property may be exempt from AB 1482 rent caps if:
- New construction: Built within the last 15 years (rolling basis)
- Single-family homes: Not owned by corporation, REIT, or LLC with corporate member—and proper written notice provided to tenant
- Owner-occupied duplexes: Owner lives in one unit
- Affordable housing: Deed-restricted units
Warning: Even if exempt from AB 1482 rent caps, your property may still be subject to Just Cause Eviction requirements. Single-family homes require written exemption notice to tenants using specific statutory language.
Notice Requirements for All Rent Increases
California law establishes strict notice requirements that apply to all rental properties, regardless of rent control status.
| Increase Amount | Required Notice | Delivery Method |
|---|---|---|
| 10% or less (in 12 months) | 30 days minimum | Personal delivery, mail, or post + mail |
| More than 10% (in 12 months) | 90 days minimum | Personal delivery, mail, or post + mail |
Proper Notice Must Include:
- Current rent amount
- New rent amount
- Effective date of increase
- Landlord signature and date
- Proper statutory language (for AB 1482 properties)
Thinking about selling your rental property?
Find out what your Los Angeles investment is worthCommon Rent Increase Mistakes to Avoid
Misclassifying Your Property
Applying AB 1482 limits to an RSO unit (or vice versa) can result in overcharging and tenant claims. Always verify which law applies before calculating increases.
Raising Rent Too Soon
Both RSO and AB 1482 limit increases to once per 12 months. Multiple increases within a year—even if they total less than the cap—may violate timing rules.
Insufficient Notice Period
Rent increases without the correct notice period are invalid. A 30-day notice mailed on January 1st means the increase cannot take effect until February 1st at earliest.
Adding Unapproved Fees
Many "extra" charges—like new pet rent, parking fees, or utility charges—are considered part of rent and must comply with the same caps. Adding $50/month pet rent counts toward your annual increase limit.
Attempting to Bank Increases
LA RSO does not allow banking unused rent increases. If you skip this year's 3% increase, you cannot apply 6% next year. Each year's allowable increase must be used or forfeited.
Penalties for Illegal Rent Increases
Los Angeles enforces rent control violations aggressively. Landlords who exceed legal limits face serious consequences:
- Rent rollbacks: Requirement to reduce rent to the legal amount
- Refunds: Mandatory repayment of all excess rent collected
- Treble damages: Up to three times the overcharge in some cases
- Attorney fees: Payment of tenant's legal costs
- Civil penalties: Additional fines imposed by the city
- Criminal prosecution: In egregious cases
Step-by-Step: How to Legally Raise Rent
Verify Property Classification
Use ZIMAS or contact LAHD to confirm whether your property is RSO-covered, AB 1482-covered, or exempt. This determines your maximum allowable increase.
Calculate Your Allowable Increase
RSO: 3% + utility bonuses (max 5%). AB 1482: 5% + CPI (currently 8%). Never exceed the applicable cap for your property type.
Check Timing Requirements
Confirm at least 12 months have passed since the tenant's last rent increase. Review lease renewal dates and market conditions.
Prepare Written Notice
Draft a compliant rent increase notice with all required information: current rent, new rent, effective date, and proper statutory language.
Serve Notice Properly
Deliver notice at least 30 days before the effective date (90 days if increase exceeds 10%). Keep proof of delivery for your records.
Upcoming Changes: July 2026 RSO Reform
On December 12, 2025, the LA City Council approved significant changes to the RSO formula, representing the first major overhaul in over 40 years.
Frequently Asked Questions
For RSO properties, 3% plus 1% per utility provided (max 5%) from July 2025-June 2026. For AB 1482 properties, 8% (5% + 3% CPI) from August 2025-July 2026. Properties exempt from both may raise rent to market rate with proper notice.
At least 30 days written notice for increases of 10% or less within a 12-month period. For increases exceeding 10%, landlords must provide 90 days notice. This applies statewide to all rental properties.
RSO is a Los Angeles city law for properties built before October 1, 1978, with stricter 3% rent caps. AB 1482 is California state law for properties built before 2005 not covered by stricter local laws, allowing 5% + CPI (max 10%). RSO supersedes AB 1482 for covered properties.
No. Los Angeles RSO does not allow banking of unused rent increases. If you skip an annual increase, you cannot apply it retroactively. Each year's allowable increase must be used during that period or forfeited permanently.
Illegal rent increases can result in rent rollbacks, mandatory refunds to tenants, monetary damages up to three times the overcharge, payment of tenant's attorney fees, civil penalties from the city, and potential criminal prosecution in severe cases.
Vacancy decontrol remains in effect—landlords can set rent at market rate when all original tenants vacate. However, once a new tenant moves in, rent increase caps apply to that tenancy going forward.
Questions About Your Los Angeles Rental Property?
Whether you're navigating rent control compliance or considering selling your investment property, Justin Borges provides expert guidance for LA landlords.
The Borges Real Estate Team | 680 E Colorado Blvd Suite 180, Pasadena, CA 91101
