AB 1482 Rent Caps Have Changed: What California Landlords Need to Know for 2026-27

California’s statewide rent increase limits changed on August 1, 2026. For landlords with rental units covered by the Tenant Protection Act, commonly known as AB 1482, the maximum allowable increase now depends on the county where the property is located. However, the published percentage is only the beginning of the analysis. Landlords must also consider prior increases, local rent stabilization ordinances, lease restrictions, exemption requirements, and proper notice periods before changing the rent.

Key Takeaways

The California rent increase limit for 2026-27 ranges from 8.1% to 8.8%, depending on the property’s location.
Los Angeles and Orange Counties have an AB 1482 rent cap of 8.7%.
Riverside and San Bernardino Counties have a maximum increase of 8.1%.
San Diego County has a maximum increase of 8.2%.
Most other California counties have a maximum increase of 8.6%.
AB 1482 generally limits the total increase during a 12-month period, not the amount of each individual notice.
A covered landlord may divide the allowable increase into no more than two increments during the same 12-month period.
Increases of 10% or less generally require at least 30 days’ written notice. Increases of more than 10% generally require at least 90 days’ written notice.
Local rent stabilization ordinances may impose a lower cap, a different annual calendar, or additional procedural requirements.
A single-family home or condominium is not automatically exempt from AB 1482.

Table of Contents

What Is AB 1482?
California Rent Increase Limits for 2026-27
How to Calculate an AB 1482 Rent Increase
How Prior Rent Increases Affect the Calculation
California Rent Increase Notice Requirements
Which Properties May Be Exempt?
Why an AB 1482 Exemption Does Not Mean No Rules Apply
Local Rent Control and Rent Stabilization
Special Situations Landlords Should Review
Landlord Checklist Before Raising Rent
Common Rent Increase Mistakes
Frequently Asked Questions
Preparing for a Compliant Rent Increase

What Is AB 1482?

The California Tenant Protection Act established statewide limits on rent increases for many residential rental properties. Its rent-cap provisions are found primarily in California Civil Code Section 1947.12.

Under the general AB 1482 formula, a landlord may not increase the gross rental rate by more than:

5% plus the applicable percentage change in the cost of living, or 10%, whichever is lower.

The calculation applies over a 12-month period and is based on the lowest gross rental rate charged during the 12 months before the proposed increase takes effect. The statute also provides specific rules for documenting discounts, credits, incentives, and concessions. California Civil Code Section 1947.12

The cost-of-living component is tied to the applicable Consumer Price Index, or CPI, for the geographic area where the rental property is located. California publishes updated caps each year for rent increases taking effect from August 1 through July 31 of the following year.

AB 1482 also contains just-cause termination protections, but the rent-cap and just-cause provisions are separate. A property may be exempt from one part of the law without necessarily being exempt from every other landlord-tenant requirement.

California Rent Increase Limits for 2026-27

The following California rent cap percentages apply to covered increases taking effect between August 1, 2026, and July 31, 2027:

Geographic area	Counties included	2025-26 cap	2026-27 cap
Los Angeles Area	Los Angeles and Orange	8.0%	8.7%
Riverside Area	Riverside and San Bernardino	7.5%	8.1%
San Diego Area	San Diego	8.8%	8.2%
San Francisco Area	Alameda, Contra Costa, Marin, San Francisco and San Mateo	6.3%	8.8%
All other California counties	Remaining counties	7.7%	8.6%

These figures are published by the California Department of Justice.

The percentage shown in the table is the maximum potentially available under AB 1482. It is not an automatic increase that every landlord can impose. A lower percentage may apply because of a local ordinance, a previous rent increase, the rental agreement, a housing program, or another property-specific restriction.

Los Angeles County Rent Increase Limit

The AB 1482 rent increase limit for a covered Los Angeles County rental is 8.7% for increases taking effect from August 1, 2026, through July 31, 2027.

That does not mean every Los Angeles County landlord can use 8.7%. The City of Los Angeles and several other cities within the county have local rent stabilization ordinances. Unincorporated Los Angeles County also has its own rules.

For example, the City of Los Angeles maximum for covered Rent Stabilization Ordinance units is 3% from July 1, 2026, through June 30, 2027. Covered units in unincorporated Los Angeles County are also subject to limits that are substantially lower than 8.7%.

Landlords should confirm whether the property is inside an incorporated city and identify the exact local jurisdiction before calculating an increase.

Orange County Rent Increase Limit

The Orange County rent increase limit under AB 1482 is 8.7% for the 2026-27 period. Orange and Los Angeles Counties use the same Los Angeles-Long Beach-Anaheim CPI area.

A landlord with a covered Orange County unit may potentially increase rent by as much as 8.7%, provided that:

No lower local cap applies.
No previous increase has used part of the available allowance.
The increase is permitted by the rental agreement.
The correct rent base is used.
The landlord complies with all notice and service requirements.

Santa Ana is an important exception. Covered Santa Ana units are subject to the city’s local rent stabilization ordinance and a separate annual calendar.

Riverside and San Bernardino County Rent Increase Limits

The Riverside County rent increase limit and San Bernardino County rent increase limit are both 8.1% for covered increases taking effect from August 1, 2026, through July 31, 2027.

Both counties use the Riverside-San Bernardino-Ontario CPI area. This represents an increase from the 7.5% cap that applied during the prior year.

Landlords should still check whether a municipal ordinance, housing program, lease provision, or recorded agreement imposes additional restrictions. Palm Springs, for example, has local rent-control provisions that may require a separate analysis.

San Diego County Rent Increase Limit

The AB 1482 rent cap for San Diego County is 8.2% for the 2026-27 period. This is lower than the 8.8% maximum that applied during the previous year.

Because some San Diego County properties may be affected by other local requirements or subsidized-housing procedures, landlords should not rely on the county percentage alone.

All Other California Counties

For counties that are not included in one of the specifically designated CPI areas, the California rent increase limit for 2026 is 8.6%.

This category includes counties such as Kern, Imperial, Ventura, Sacramento and many others. A local ordinance may still establish a more restrictive limit.

How to Calculate an AB 1482 Rent Increase

The basic calculation is:

Applicable monthly rent × allowable percentage = maximum potential increase

The result is then added to the applicable monthly rent:

Applicable monthly rent + increase = potential new monthly rent

Orange County Example

Assume a covered Orange County unit has an applicable monthly rent of $2,000 and no rent increase has been imposed during the preceding 12 months.

Applicable rent: $2,000
Maximum percentage: 8.7%
Potential increase: $174
Potential new rent: $2,174

Calculation:

$2,000 × 0.087 = $174

$2,000 + $174 = $2,174

This example assumes that AB 1482 applies, the $2,000 amount is the correct statutory base, no lower local limit applies, and the lease permits the change.

Riverside or San Bernardino County Example

Assume a covered rental has an applicable monthly rent of $2,000.

Applicable rent: $2,000
Maximum percentage: 8.1%
Potential increase: $162
Potential new rent: $2,162

Calculation:

$2,000 × 0.081 = $162

$2,000 + $162 = $2,162

Why the Rent Base Matters

AB 1482 generally measures the cap against the lowest gross rental rate charged during the 12 months before the effective date of the proposed increase.

Landlords should review the complete rent ledger rather than relying only on the amount shown on the most recent payment. The statute contains specific treatment for properly documented owner-offered discounts, incentives, concessions, and credits. These amounts should be separately identified in the lease, rental agreement, or amendment.

Temporary discounts and concessions can complicate the calculation. A landlord should not assume that ending a discount automatically falls outside the rent-cap rules.

Round Conservatively

Rent calculations should be completed to the cent. If the calculation produces a fraction of a cent or creates uncertainty, rounding down can help avoid exceeding the applicable maximum.

Landlords should retain a copy of the calculation, rent ledger, applicable CPI chart, notice, and proof of service in the property file.

How Prior Rent Increases Affect the Calculation

One of the most common AB 1482 mistakes is treating the published cap as a new allowance for every notice.

The cap is cumulative over a 12-month period. If a landlord already increased the rent during the preceding 12 months, that increase may reduce the amount still available.

For example, assume a Riverside County landlord increased a covered unit’s rent by 3% four months ago. The new 8.1% cap does not automatically permit another 8.1% increase. The landlord must review the applicable 12-month period, identify the proper base rent, and account for the earlier increase.

AB 1482 permits the rent to be increased in no more than two increments while the same tenant remains in occupancy during a 12-month period. However, those two increments cannot exceed the combined annual cap. California Civil Code Section 1947.12

In practical terms:

One 8.1% increase may use the entire Riverside-area allowance.
Two 4% increases may total 8%, assuming the calculations otherwise comply.
Two separate 8.1% increases would exceed the annual cap.
A landlord cannot restart the calculation simply because a new calendar year begins.

The applicable period follows the effective dates of the increases, not necessarily January through December.

California Rent Increase Notice Requirements

Calculating the correct amount is only part of the process. California landlords must also provide sufficient written notice before the new rent becomes effective.

Increases of 10% or Less

A rent increase of 10% or less generally requires at least 30 days’ written notice.

The calculation includes the proposed increase together with other increases imposed during the preceding 12 months. A landlord should therefore review the complete increase history before deciding that a 30-day notice is sufficient.

An 8.7% AB 1482 increase will generally fall within the 30-day statewide notice category, provided that it does not combine with other applicable increases to exceed the statutory threshold.

Increases of More Than 10%

An increase of more than 10% generally requires at least 90 days’ written notice.

The distinction is important. California Civil Code Section 827 places an increase of exactly 10% in the 30-day category. The 90-day category begins when the proposed increase, alone or combined with other increases during the preceding 12 months, is greater than 10%. California Civil Code Section 827

Although AB 1482-covered increases cannot exceed 10%, the 90-day rule remains relevant to exempt properties and other situations in which a larger increase may otherwise be permitted.

Mailing May Affect the Effective Date

Civil Code Section 827 permits personal delivery and service by mail. When a landlord serves the notice by mail, additional time may need to be included under the applicable mailing rules.

The effective date should not be calculated by simply adding 30 or 90 calendar days to the date printed on the notice. The service method, mailing rules, rental period, local ordinance, and any longer contractual requirement should all be considered.

Written Notice and Documentation

A conversation, text message, or informal email should not replace a properly prepared and served rent increase notice.

A landlord’s records should identify:

The property and rental unit
The tenant or tenants receiving notice
The current rent
The new rent
The dollar amount of the increase
The percentage increase
The effective date
The date of service
The method of service
The person who completed service

Fixed-Term Leases

The statutory rent cap does not automatically give a landlord the contractual right to change rent during a fixed lease term.

Before serving a rent increase notice, landlords should review the lease to determine whether a midterm increase is permitted. If the agreement fixes the rent through a particular date, the landlord may need to wait until the term ends or follow a rent-adjustment provision contained in the agreement.

Which Properties May Be Exempt From the AB 1482 Rent Cap?

AB 1482 includes several exemptions, but they are fact-specific. Some exemptions also require particular lease language or written notice.

Qualifying Single-Family Homes and Condominiums

Certain separately transferable properties, including qualifying single-family homes and condominiums, may be exempt when the ownership and notice requirements are satisfied.

The exemption generally does not apply when the owner is:

A real estate investment trust
A corporation
An LLC with at least one corporate member
Mobilehome park management, in applicable mobilehome situations

The landlord must also provide the statutorily required exemption notice. Property type alone is not enough. A landlord who owns a single-family home should verify both the ownership structure and the exemption language before relying on this provision.

Owner-Occupied Duplexes

A property containing two separate dwelling units within one structure may qualify when:

The owner occupied one unit as a principal residence at the beginning of the tenancy.
The owner continues to occupy the unit.
Neither unit is an accessory dwelling unit or junior accessory dwelling unit.

A change in owner occupancy can affect the exemption.

Newer Construction

Housing that received a certificate of occupancy within the previous 15 years is generally exempt from the AB 1482 rent cap, except for mobilehomes.

This is a rolling exemption. A property that is exempt today may become covered when the 15-year period expires.

Landlords should use the actual certificate of occupancy date rather than an estimate based on the property’s appearance, purchase records, or remodeling date.

Deed-Restricted and Regulated Affordable Housing

Certain housing subject to a recorded affordability restriction, regulatory agreement, government-agency agreement, or qualifying housing-subsidy agreement may be exempt.

A tenant’s use of a Section 8 Housing Choice Voucher does not, by itself, establish that an otherwise market-rate rental is exempt from AB 1482. The California Department of Justice expressly identifies housing rented by Section 8 voucher recipients as generally covered by the statewide caps.

Dormitories

Qualifying dormitories owned and operated by an institution of higher education or a school serving kindergarten through grade 12 may be exempt.

This is a relatively narrow category. A privately owned rental marketed primarily to students is not necessarily an exempt dormitory.

Local Rent-Controlled Housing

Housing covered by a valid local rent-control or rent-stabilization ordinance that imposes a lower annual limit may be exempt from the statewide formula because the more protective local limit controls.

That does not remove rent regulation. It means the landlord must follow the applicable local ordinance instead of using the higher statewide percentage.

Shared Housing and Just-Cause Exemptions

Some owner-occupied and shared-housing arrangements may qualify for exemptions from AB 1482’s just-cause provisions. Those exemptions should not automatically be treated as exemptions from the rent cap.

For example, rules involving an owner sharing a kitchen or bathroom with a tenant, or an owner-occupied single-family residence renting no more than two bedrooms or units, often arise in the just-cause analysis. Landlords should identify which portion of AB 1482 is being evaluated before relying on an exemption.

Why an AB 1482 Exemption Does Not Mean No Rules Apply

An exempt property may still be subject to significant restrictions.

Depending on the property and tenancy, a landlord may still need to comply with:

California Civil Code Section 827
Local rent-control or rent-stabilization ordinances
Local rental registration requirements
Lease restrictions
Subsidized-housing procedures
Fair housing requirements
Anti-retaliation protections
Local notice language and filing requirements

An AB 1482 exemption should therefore be treated as one part of the review, not as permission to impose any increase without further analysis.

Local Rent Control and Rent Stabilization

California landlords must identify the city and county where the property is physically located. A postal address may use the name of a nearby city even when the property is legally situated in an unincorporated area or another jurisdiction.

Local ordinances may regulate:

The maximum annual percentage
The number of increases permitted
The annual calculation period
Registration and licensing
Required notice language
Filing or reporting procedures
Banking of unused increases
Petitions for additional increases
Housing services and recurring fees

If the local limit is lower than the AB 1482 cap, the more protective local limit generally controls. The California Department of Justice maintains a current overview of many local rent increase caps.

Santa Ana Rent Control in 2026

Santa Ana provides a clear example of why landlords cannot rely exclusively on the Orange County rent increase limit.

Although the AB 1482 cap for Orange County is 8.7%, the Santa Ana rent increase limit for covered units is 2.87% from September 1, 2026, through August 31, 2027. Covered rent may generally be increased only once during a 12-month period.

Santa Ana also follows a different annual calendar from AB 1482. A landlord with property in the city should confirm coverage, registration status, the prior rent history, and the city’s procedural requirements before serving a notice.

Other Southern California Jurisdictions

Landlords should check for local requirements in jurisdictions including:

City of Los Angeles
Unincorporated Los Angeles County
Inglewood
Pasadena
Bell Gardens
Culver City
Beverly Hills
Santa Monica
West Hollywood
Pomona
Santa Ana
Palm Springs
Oxnard
Ojai

Local ordinances can change independently of AB 1482, so the applicable municipal information should be verified close to the date the notice will be served.

Special Situations Landlords Should Review

Section 8 and Other Rental-Assistance Programs

Housing authority approval and rent-reasonableness review are separate from AB 1482 compliance.

A housing authority’s approval of a requested rent does not necessarily mean that the increase complies with every state or local rent cap. Likewise, AB 1482 compliance does not eliminate housing authority procedures.

Landlords should account for the agency’s application process and processing time before selecting an effective date.

Concessions, Discounts and Credits

Move-in concessions, temporary discounts, credits and similar arrangements can affect the rent analysis.

AB 1482 distinguishes the gross monthly rental rate from properly documented owner-offered concessions. Landlords should review how the original rent and concession were described in the rental agreement rather than assuming that the discounted payment is the only relevant figure.

Changes in Occupants

When every tenant from the prior tenancy has vacated and an entirely new tenancy begins, the landlord may generally establish a new initial rent, subject to other applicable restrictions.

The analysis is different when one or more original tenants remain. A roommate change, replacement occupant, marriage, separation, or addition of an authorized occupant does not necessarily create a completely new tenancy for rent-cap purposes.

Utilities, Services and Recurring Fees

Local ordinances may define rent broadly enough to include recurring fees, utility charges, parking, storage, or reductions in housing services.

Landlords should avoid using a new charge or reduction in services as a substitute for a rent increase. The rental agreement and applicable local ordinance should be reviewed before changing recurring charges.

Landlord Checklist Before Raising Rent in 2026

Before serving a notice, landlords should complete the following review:

Confirm the complete property address.
Identify the incorporated city or unincorporated county jurisdiction.
Determine whether AB 1482 applies.
Verify whether every condition of an exemption is satisfied.
Confirm that any required exemption notice was provided.
Check for local rent-control and rent-stabilization ordinances.
Review rental registration or licensing requirements.
Check subsidized-housing procedures.
Review the lease and current rental term.
Identify the correct gross rental rate.
Audit all increases during the preceding 12 months.
Apply the correct 2026-27 percentage.
Confirm that the increase frequency is permitted.
Calculate the cumulative percentage increase.
Determine whether 30 or 90 days’ notice is required.
Account for the method of service and any additional time.
Confirm the proposed effective date.
Retain the calculation, notice and proof of service.

Common Rent Increase Mistakes

Assuming every property follows the statewide percentage
A local ordinance may impose a much lower limit. The Santa Ana rent control rate is one example.

Treating a single-family home as automatically exempt
The ownership structure and required exemption notice are essential parts of the analysis.

Applying the full annual cap twice
AB 1482 permits no more than two increments, but the combined increases remain subject to the annual maximum.

Ignoring the previous 12 months
Both the rent-cap calculation and notice-period analysis can depend on earlier increases.

Using the wrong CPI area
Orange County uses the Los Angeles-area CPI, while Riverside and San Bernardino Counties share the Riverside-area CPI.

Assuming exactly 10% requires 90 days
Under the general statewide rule, 10% or less falls within the 30-day category. More than 10% generally requires 90 days.

Ignoring the lease term
An allowable statutory percentage does not override a fixed rent provision in the lease.

Failing to document service
A landlord should preserve a copy of the notice and reliable proof showing when and how it was served.

Assuming housing authority approval resolves every issue
Rent reasonableness, program approval, AB 1482, local rent control and lease compliance are separate considerations.

Frequently Asked Questions

How much can an Orange County landlord raise rent in 2026?
For an AB 1482-covered increase taking effect between August 1, 2026, and July 31, 2027, the maximum is potentially 8.7%. A lower local limit, previous increase, lease restriction, or housing-program requirement may reduce that amount.

How much can a Riverside County landlord raise rent?
The Riverside County rent increase limit is potentially 8.1% for an AB 1482-covered increase during the 2026-27 period, subject to local and property-specific restrictions.

Does San Bernardino County have the same rent cap as Riverside County?
Yes. Riverside and San Bernardino Counties use the same CPI area and have an 8.1% AB 1482 cap for increases taking effect from August 1, 2026, through July 31, 2027.

What is the Los Angeles County AB 1482 limit?
The statewide AB 1482 limit is 8.7%. However, many properties in Los Angeles County are subject to lower local limits, including properties covered by the City of Los Angeles Rent Stabilization Ordinance or the unincorporated county ordinance.

Can a California landlord raise rent twice in one year?
AB 1482 allows the annual increase to be imposed in no more than two increments while the same tenant remains in occupancy. The combined increase cannot exceed the applicable cap.

Does an 8.7% increase require 30 or 90 days’ notice?
An 8.7% increase generally falls within the 30-day statewide notice category. Prior increases, mailing time, local rules and other applicable requirements must still be considered.

Does exactly 10% require 90 days’ notice?
Generally, no. Civil Code Section 827 places increases of 10% or less in the 30-day category. The 90-day category generally applies when the cumulative increase is more than 10%.

Are single-family homes exempt from AB 1482?
Some single-family homes qualify, but property type alone is insufficient. The landlord must satisfy the ownership and written-notice requirements.

Are Section 8 rentals exempt from AB 1482?
A rental is not automatically exempt simply because the tenant participates in the Section 8 Housing Choice Voucher Program.

Does Santa Ana use the 8.7% Orange County cap?
Covered Santa Ana units follow the city’s more restrictive ordinance. The local maximum is 2.87% from September 1, 2026, through August 31, 2027.

Can a landlord automatically charge the full published maximum?
No. The available increase depends on AB 1482 coverage, prior increases, local ordinances, the lease, the correct rent base, housing-program requirements and proper notice.

Preparing for a Compliant Rent Increase

The California rent increase limit for 2026 gives covered landlords a clear starting point, but it does not replace a complete property-level review.

For increases taking effect from August 1, 2026, through July 31, 2027, the AB 1482 maximum is 8.7% in Los Angeles and Orange Counties, 8.1% in Riverside and San Bernardino Counties, and 8.2% in San Diego County. Landlords should confirm coverage, check local ordinances, review the preceding 12 months of rent history, calculate the increase carefully, and allow sufficient time for proper written notice.

A careful review before service can help prevent an incorrect increase, an ineffective notice, or a conflict with a more restrictive local law.