California caps most rent increases statewide, but the exact number changes every year and depends on which part of the state a rental is in.
This guide covers the current cap, the notice a landlord has to give, which properties are exempt, a proposed change that did not become law, and two related rules, retaliation protection and emergency price gouging limits, that can affect a rent increase even when the standard cap would otherwise allow it.
Is There a Cap on Rent Increases in California?
Yes. Under California Civil Code Section 1947.12, also known as the Tenant Protection Act (originally passed as Assembly Bill 1482, or AB 1482), a covered rental cannot have its rent increased by more than 5 percent plus the change in the local cost of living, or 10 percent, whichever is lower, over any rolling 12-month period. No more than two increases can be applied within that 12-month period, and combined they still cannot exceed the cap. The actual percentage depends on regional inflation data and changes each year on August 1.
Tulare County falls under the category the California Attorney General’s office labels All Other Counties. Based on the Attorney General’s chart, current as of July 2026, this is the maximum increase allowed by region:
| Region | 8/1/25 to 7/31/26 | 8/1/26 to 7/31/27 (current) |
| Los Angeles Area (LA and Orange Counties) | 8% | 8.7% |
| Riverside Area (Riverside and San Bernardino) | 7.5% | 8.1% |
| San Diego Area | 8.8% | 8.2% |
| San Francisco Area (5 Bay Area counties) | 6.3% | 8.8% |
| All Other Counties (includes Tulare County) | 7.7% | 8.6% |
For a rental in Porterville, Visalia, or elsewhere in Tulare County, that means the current maximum increase over any 12-month period is 8.6 percent, effective for increases taking effect through July 31, 2027. Neither Porterville nor Visalia has adopted its own local rent stabilization ordinance, so this statewide figure is the operative cap for most rentals in the area.
Notice Required Before a Rent Increase
Separate from the cap itself, California Civil Code Section 827 sets the notice a landlord must give before an increase takes effect.
| Size of Increase | Required Notice |
| 10% or less over the trailing 12 months | At least 30 days written notice |
| More than 10% over the trailing 12 months | At least 90 days written notice |
Notice can be delivered personally or by mail. If it is mailed, Code of Civil Procedure Section 1013 adds 5 calendar days to the notice period when both the landlord and tenant are in California, so a mailed 30-day notice functions closer to 35 days in practice.
Which Rentals Are Exempt From the Cap
Several categories of housing fall outside Section 1947.12 (AB 1482) entirely:
- New construction: A unit that received its certificate of occupancy within the last 15 years is exempt on a rolling basis, meaning a building completed in 2013 remains exempt until 2028
- Single-family homes and condos: Exempt if the property is not owned by a real estate investment trust, a corporation, or an LLC with a corporate member, and the landlord has given the tenant written notice of the exemption, typically in the lease itself
- Owner-occupied duplexes: Exempt as long as the owner lives in one of the two units for the full tenancy
- Deed-restricted affordable housing: Exempt from the cap under its own program requirements
If the required written disclosure is missing from a single-family home lease, the cap can still apply even though the property would otherwise qualify for the exemption.
A Rent Cap Change That Did Not Become Law
A 2025 proposal, Assembly Bill 1157, would have lowered the statewide cap to 2 percent plus inflation, removed the single-family home exemption, and made the Tenant Protection Act permanent instead of allowing it to expire in 2030. The bill was shelved in April 2025, revived briefly in January 2026, and failed to clear the Assembly Judiciary Committee before dying under a legislative deadline on January 31, 2026. It never became law. The rules described above, including the single-family home exemption and the 5 percent plus inflation formula, remain the current law in 2026.
Rent Increases and Retaliation
A landlord cannot raise rent as retaliation against a tenant for exercising a legal right. Under California Civil Code Section 1942.5, if a tenant has made a good faith complaint about habitability, whether to the landlord directly or to a housing agency, the landlord generally cannot raise the rent within 180 days of that complaint. A rent increase issued shortly after a tenant reports a maintenance issue can be presumed retaliatory, and a landlord found to have violated this rule can be liable for punitive damages of up to 2,000 dollars per act in addition to the tenant’s actual damages.
Rent Increases During a Declared Emergency
A separate and stricter limit applies automatically during a declared state of emergency, such as a major wildfire. Under California Penal Code Section 396, a landlord cannot increase rent, for either an existing or a new tenant, by more than 10 percent above the price charged before the emergency was declared. This protection runs for 30 days after the declaration and can be extended by the state. It applies on top of, not instead of, the standard Tenant Protection Act cap, and violating it carries criminal penalties of up to a year in jail and a 10,000 dollar fine, along with civil penalties of up to 2,500 dollars per violation. Given how much of Tulare County borders wildfire-prone foothill terrain, this is a rule worth knowing even outside of a typical annual increase.
What a Tenant Can Do If an Increase Seems Too High
If an increase is otherwise lawful, meaning it followed the correct notice period and stayed within the applicable cap, a tenant’s main option is to decide whether to accept it or give notice to move out. California law does not require a landlord to justify the size of a lawful increase. A tenant who believes an increase exceeds the cap, was issued without proper notice, or came shortly after a habitability complaint has grounds to raise the issue directly with the landlord or seek legal assistance before the increase takes effect.
What This Means for Landlords in the Central Valley
For an owner managing a rental in Porterville, Visalia, or elsewhere in Tulare County, the current 8.6 percent cap, the 30 or 90 day notice requirement, and the exemption rules should all be checked before sending a rent increase notice. Confirming whether a property qualifies for an exemption, and making sure any required written disclosure is actually in the lease, avoids a situation where an increase that was assumed to be exempt turns out to be capped after all.
Quick Reference
- Statewide cap is 5% plus local inflation, or 10%, whichever is lower
- The current cap for Tulare County (All Other Counties) is 8.6% through July 31, 2027
- Notice is 30 days for increases of 10% or less, 90 days for increases above 10%
- Units under 15 years old, certain single-family homes and condos, and owner-occupied duplexes can be exempt
- AB 1157, which would have lowered the cap to 2% and removed the single-family exemption, failed and is not law
- A rent increase within 180 days of a habitability complaint can be presumed retaliatory
- During a declared state of emergency, rent increases are capped at 10% above the pre-emergency price
The rules governing rent increases in California change on a predictable annual cycle, but the actual percentage a landlord can charge depends on checking the current year’s figure rather than relying on last year’s number or a rule that was only proposed.
This content is provided for general informational and educational purposes only and does not constitute financial, legal, tax, or investment advice. Readers should consult with licensed professionals regarding their specific circumstances.
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