CPI Rent Increase Calculator: How to Calculate CPI-Based Rent Increases (2026)
CPI Rent Increase Calculator: How to Calculate CPI-Based Rent Increases
Many states and cities tie allowable rent increases to the Consumer Price Index (CPI) — a government measure of inflation. If your unit is covered by one of these laws, your landlord's annual increase is capped at a percentage derived from local CPI data.
Here's how to calculate it, which laws apply where, and what the 2026 limits look like.
What Is a CPI-Based Rent Increase?
A CPI-based rent increase cap means that the maximum a landlord can raise rent each year is tied to how much inflation has risen — typically measured by the Bureau of Labor Statistics (BLS) local CPI for All Urban Consumers (CPI-U).
Instead of a fixed cap (like "rent can't go up more than 3%"), CPI-based laws float with the economy:
- In a year with 3% inflation, the cap might be 3% or 5% (depending on the law)
- In a high-inflation year like 2022 (9%+), some laws allow up to 10% increases while others hold at fixed maximums
- In low-inflation years, caps can be as low as 1–2%
How to Calculate Your CPI Rent Increase
Step 1: Find the applicable CPI index
Most rent control laws specify which CPI to use — it's usually the regional CPI for the area where the property is located, published by the BLS.
Common indices used:
- California AB 1482: Regional CPI (whichever regional index applies to where the property is located)
- Oregon SB 608: U.S. City Average CPI (CPI-W)
- Washington DC: CPI-W for Washington-Baltimore area
- New York City: Not CPI-based; set annually by the Rent Guidelines Board
Step 2: Find the percentage change
The BLS publishes CPI data monthly. For most rent control laws, you use:
(New CPI - Old CPI) / Old CPI × 100 = % change
Most laws look at the 12-month period ending April 30th or September 30th of the year before the increase takes effect.
Step 3: Apply your law's formula
Laws don't always use raw CPI — many add a set percentage or apply a multiplier:
| Law | Formula |
|---|---|
| California AB 1482 | CPI + 5%, maximum 10% |
| Oregon SB 608 | 7% fixed cap (no CPI, effective 2024–2026) |
| Washington DC | CPI + 2%, max 10% |
| San Jose, CA | Regional CPI only (no added %) |
| Los Angeles, CA | 3% (CPI-based; see RSO) |
| New York City (stabilized) | Set by RGB annually, not CPI |
Step 4: Apply to your current rent
Current Rent × (1 + Allowed % Increase) = New Maximum Rent
Example (California AB 1482):
- Current rent: $2,000/month
- Regional CPI increase: 3.5%
- AB 1482 formula: CPI + 5% = 8.5%, capped at 10%
- Maximum new rent: $2,000 × 1.085 = $2,170/month
Use the California rent increase calculator to run this automatically with the current CPI figures.
California AB 1482: The Most Commonly Used CPI Rent Cap
California's Tenant Protection Act (AB 1482), effective January 1, 2020, caps annual rent increases at 5% + local CPI, with a maximum of 10% for covered units.
What AB 1482 Covers
- Most apartments built before January 1, 2005 (in rent-controlled cities) or January 1, 2007 (statewide)
- Units managed by corporate landlords with 10+ properties statewide
What AB 1482 Does NOT Cover
- Single-family homes and condos owned by individual landlords (with written notice)
- Units built within the last 15 years
- Duplexes where the owner lives in one unit
2026 AB 1482 Limits by Region
CPI figures vary by region. Current 2025–2026 limits for major California metro areas:
| Region | Local CPI (2025) | AB 1482 Cap |
|---|---|---|
| Los Angeles–Long Beach | ~3.5% | 8.5% |
| San Francisco–Oakland | ~3.2% | 8.2% |
| San Diego | ~3.8% | 8.8% |
| Riverside–San Bernardino | ~3.9% | 8.9% |
| Sacramento | ~3.4% | 8.4% |
Note: BLS updates these figures annually. The cap period in California runs from August 1 through July 31 of the following year.
Use the California rent increase calculator for the exact current figure for your region.
Oregon: SB 608 Rent Increase Limits
Oregon's SB 608 (2019) introduced statewide rent control — the first state to do so. The annual cap is calculated as 7% + local CPI for most of the law's history, but Oregon updated the formula for 2024–2026:
2024 and 2025: The cap is 10% (due to elevated inflation during the CPI calculation period)
2026 expected: Oregon's rent increase cap will be announced by the state each fall for the following calendar year. Check with Oregon Housing and Community Services for the current limit.
What Oregon SB 608 Covers
- Residential units (apartments, duplexes) older than 15 years
- Does NOT cover single-family homes if the owner provides the required notice
Washington DC: CPI-Based Rent Stabilization
DC's Rent Stabilization Law caps increases at CPI + 2% for most covered units, with a 10% maximum.
2026 DC Rent Increase Cap
Based on the CPI-W for the Washington-Baltimore metro area. DC DHCD announces the annual cap each spring. For 2026, check the DC Department of Housing and Community Development website.
What DC Covers
- Most rental units built before 1976
- Units where the building has 5+ units and the owner is not a small landlord (5 or fewer units under certain conditions)
New York: Not CPI-Based — Set by RGB
New York City's rent stabilization is unique: increases are set annually by the Rent Guidelines Board (RGB), not tied to CPI. The RGB meets every spring and sets:
- 1-year lease increases
- 2-year lease increases
2025 RGB decision (effective October 2025):
- 1-year leases: 2.75%
- 2-year leases: 5.25% total
These apply to rent-stabilized apartments only. Market-rate NYC apartments have no cap.
San Francisco: Multiple Caps, Not Just AB 1482
San Francisco has its own Rent Ordinance that applies to units built before June 13, 1979:
SF Rent Board annual increase cap: Currently 1.4% (fiscal year 2025–2026), set by the SF Rent Board based on regional CPI.
This is separate from and often lower than the AB 1482 statewide cap. For SF units subject to the local ordinance, the local (lower) cap controls.
How to Tell If Your Unit Is Covered by CPI Rent Control
Run through this checklist:
Step 1: Check the building's age. Most state-level rent control laws exclude buildings built within the last 10–15 years. Find the building permit date if you're unsure.
Step 2: Check your city for local rent control. Even if your state has no statewide rent control, your city might. Cities with local rent control: Los Angeles, San Francisco, Oakland, Santa Monica, Berkeley, San Jose, New York City, Washington DC, Portland OR (limited), Cambridge MA, and more.
Step 3: Check if it's a covered unit type. Single-family homes, condos, and some duplexes are often exempt even when apartments in the same area are covered.
Step 4: Get it in writing. Your landlord is required to disclose if your unit is covered by rent control in most states. Ask for written confirmation.
What to Do If Your Landlord Exceeds the CPI Cap
If your landlord raises your rent above the legally allowed CPI-based cap:
- Calculate the maximum increase using the appropriate formula for your area
- Write to your landlord citing the specific law and the allowed maximum
- File a complaint with your local rent board or housing authority
- Request a rent reduction hearing (available in most rent-controlled jurisdictions)
You don't have to accept an above-cap increase. In most covered jurisdictions, the excess portion of the increase is void — you legally owe only the capped amount.
2026 CPI Figures for Rent Calculation
The BLS publishes monthly CPI data. For 2025–2026 rent calculation periods:
| Index | CPI-U 12-month change (approx.) |
|---|---|
| U.S. City Average | ~2.8% |
| Los Angeles metro | ~3.5% |
| San Francisco metro | ~3.2% |
| Seattle metro | ~3.1% |
| New York metro | ~3.0% |
| Washington DC metro | ~2.9% |
Check BLS.gov for the exact figures for the period specified in your applicable law.
Frequently Asked Questions
What is a CPI rent increase calculator?
A tool that calculates the maximum allowable rent increase based on the Consumer Price Index for your area, using your state or city's specific formula (e.g., CPI + 5% with a 10% cap for California AB 1482).
How much can a landlord raise rent in California in 2026?
For AB 1482-covered units, up to 5% + local CPI, with a maximum of 10%. The exact amount depends on your region. Most California metros currently fall in the 8–9% range based on 2025 CPI data. Use the California rent increase calculator to check your area.
Can my landlord raise rent above CPI if costs went up?
In states with hard CPI caps, no — landlords cannot unilaterally exceed the cap for cost reasons. They can petition a local rent board for a "hardship increase" in some jurisdictions, but this requires approval.
Does CPI rent control apply to commercial properties?
No. CPI-based rent control laws apply exclusively to residential units.
Where do I find the current CPI for my area?
The Bureau of Labor Statistics publishes regional CPI data at bls.gov/regions. Most rent control laws specify which regional index to use.
Calculate your maximum allowable rent increase using the California rent increase calculator or the full rent increase calculator for covered jurisdictions.