For a renter, the two biggest unknowns are how much the rent will go up and whether the lease will be renewed. In most of the country, the answer to both is whatever the landlord decides, with as little as 30 days’ notice. A move forced on short notice costs money, can mean a new school in the middle of the year, and sometimes ends in homelessness.
One approach sets limits on both. In 2019 Oregon became the first state to cap yearly rent increases statewide and to require a stated reason, such as unpaid rent or a lease violation, for most evictions. California passed a similar law the same year, and Washington followed with a statewide cap in 2025. These laws are looser than the strict rent control of the past: the caps allow yearly increases above inflation, and newer buildings are usually exempt for their first years.
Where people land
The case for it: Predictable rent lets families stay in their homes, their schools, and their jobs, and a just-cause rule protects tenants who report unsafe conditions from being pushed out for it.
The case against it: Most economists warn that limiting rents reduces the supply and upkeep of rental housing over time; research on San Francisco found its rent control helped covered tenants stay while shrinking the number of rentals. Small landlords say the rules make it hard to remove a tenant who is a real problem.
A different approach leaves rents alone and focuses on the eviction process: more notice, mediation before a court filing, or a lawyer for tenants in eviction court, as New York City has provided since 2017.
What you can do
If you rent, find out what your state requires for notice of a rent increase or a non-renewal; many tenants never look until the letter arrives. Most areas have free legal aid or a tenant hotline for eviction cases. If your city or state is debating a cap, read how it treats new construction and small landlords, since that is where the versions differ most.