You signed a lease at $1,800/month. Six months in, your landlord sends a notice saying rent is going up to $2,100. Can they do that?

Short answer: Almost certainly not. A fixed-term lease is a binding contract, and your landlord generally cannot change the rent amount until the lease expires. But there are exceptions — and knowing when a rent increase is legal (and when it's not) can save you a lot of money and stress.

When a Landlord CANNOT Raise Rent

During a Fixed-Term Lease

If you have a standard 12-month lease (or any fixed-term lease), the rent amount is locked for the duration of the lease. Your landlord agreed to a specific price when you both signed the contract, and they are bound by that agreement just like you are.

A mid-lease rent increase on a fixed-term lease is a breach of contract. You are within your rights to refuse it, continue paying the original amount, and point to your signed lease as evidence.

In Rent-Controlled or Rent-Stabilized Units

If you live in a rent-controlled or rent-stabilized unit, additional protections apply. These regulations cap how much rent can increase and when. Major cities with some form of rent regulation include:

  • New York City
  • San Francisco
  • Los Angeles
  • Washington, D.C.
  • Oakland
  • Portland, Oregon
  • Parts of New Jersey

In these areas, even at lease renewal, your landlord may only be able to raise rent by a fixed percentage (often 3–10% per year, tied to the CPI or a rent board guideline).

As Retaliation

In most states, landlords cannot raise rent (or threaten a raise) as retaliation for a tenant exercising their legal rights — like requesting repairs, reporting code violations, or organizing with other tenants. Retaliatory rent increases are illegal, and tenants who can prove retaliation often have strong legal claims.

When a Landlord CAN Raise Rent

At Lease Renewal

When your lease term ends and you're offered a renewal, your landlord can propose a new rent amount. In most states (outside rent-controlled areas), there is no legal limit on how much rent can increase at renewal.

This is where many renters get hit: a sudden $200–$500/month increase at renewal time. You can negotiate, but ultimately your options are to accept, negotiate, or move.

On a Month-to-Month Tenancy

If you are on a month-to-month lease (either by choice or because your fixed-term lease expired and rolled over), your landlord can raise rent with proper notice — usually 30 to 60 days, depending on your state.

If Your Lease Has an Escalation Clause

Some leases include a rent escalation clause that allows for mid-lease increases under specific conditions — for example, annual adjustments tied to the Consumer Price Index (CPI), or an increase after a set period. If you signed a lease with this language, the increase is legal as long as it follows the terms of the clause.

Always read the fine print before signing. If there's an escalation clause, you should know about it upfront.

What to Do If Your Landlord Tries to Raise Rent Mid-Lease

1. Check Your Lease

Pull out your lease and read it. Look for the rent amount, the lease term (start and end dates), and any clauses about rent adjustments. If the lease says $1,800/month for 12 months and there's no escalation clause, you're protected.

2. Respond in Writing

Send your landlord an email (not a text, not a phone call — email creates a paper trail). Politely but firmly reference your lease:

"Per our signed lease agreement dated [date], the monthly rent is $1,800 for the lease term ending [date]. I do not agree to a mid-term rent increase and will continue paying the agreed-upon amount."

3. Continue Paying the Original Rent

Pay your original rent amount on time. Do not pay the increased amount — if you do, it may be interpreted as acceptance of the new terms. Keep records of every payment.

4. Contact a Tenant Rights Organization

If your landlord persists or threatens consequences, contact a local tenant rights organization or legal aid society. Many offer free consultations. In many cities, there are tenant hotlines you can call for immediate advice.

5. File a Complaint

If your landlord attempts to enforce an illegal rent increase — through threats, harassment, or filing for eviction — you can file a complaint with your local housing authority or tenant protection board.

How Much Can Rent Increase at Renewal?

In most of the U.S. (outside rent-controlled areas), there is no legal cap on rent increases at renewal. Your landlord can technically raise rent from $1,800 to $2,500 if the market supports it. The only constraint is what the market will bear — if they price it too high, they'll lose tenants.

In practice, most landlords raise rent 3–8% per year. A $100–$150/month increase on a $2,000 apartment is common. Anything above 10% in a single year is aggressive and worth negotiating.

Should You Negotiate or Move?

When faced with a big rent increase at renewal, do the math:

  • Cost of the increase over 12 months: A $200/month increase = $2,400/year.
  • Cost of moving: New deposits, movers, application fees, overlap rent — typically $2,000–$5,000+.
  • Inconvenience factor: Moving is stressful, time-consuming, and disruptive.

If the increase is less than the cost of moving, it often makes financial sense to stay and negotiate a smaller increase. If the increase is so large that your new rent is no longer affordable, moving is the rational choice — but factor in all the costs of relocating.

If a big renewal increase motivates you to move and you still have time on your lease, products like LeaseFlex can cover the cost of leaving early so you're not trapped by the calendar.

Bottom Line

No, your landlord generally cannot raise rent during a fixed-term lease. If they try, check your lease, respond in writing, continue paying the original amount, and contact a tenant rights organization if needed.

At lease renewal, rent increases are legal in most areas with no cap. Your best defense: negotiate, know your market, and be prepared to walk if the numbers don't work.