Can a Landlord Raise Rent on a Month-to-Month Tenant? What to Check in 2026

Month-to-month does not mean unlimited increases

A month-to-month tenancy usually gives a landlord more flexibility to change rent than a fixed-term lease, but the increase still has to comply with state law, local rent-control rules, required notice periods, anti-retaliation protections, and any applicable rent cap.

The correct answer starts with the rental property's state and city, not with a single national percentage.

Check notice timing before the amount

Many jurisdictions require written advance notice before a month-to-month rent increase takes effect. The notice period can depend on the state, the amount of the increase, how long the tenant has occupied the unit, or the way notice is served.

Local rent control may reduce the allowed increase

A state may allow an increase while a city ordinance imposes a lower annual adjustment. Properties in rent-controlled or rent-stabilized jurisdictions should be checked against the local rule before a notice is prepared.

Use the state directory first

Open the Max Rental Tools 50-state directory, choose the property's state, then review the city or county rule if one applies. After that, calculate the proposed increase and create the correct notice for the jurisdiction.