New Renter Protection Laws Taking Effect July 1, 2026: State-by-State Guide

Why July 1, 2026 Is a Landmark Day for Renters

State legislatures across the country have been steadily expanding tenant protections since the pandemic-era eviction crisis of 2020-2022. But July 1, 2026 — the start of most states’ fiscal year — represents the largest single effective date for new renter protection laws in American history. Over a dozen major bills passed in 2025 and early 2026 legislative sessions all take effect on this date.

For renters, these changes touch nearly every aspect of the landlord-tenant relationship: how much you pay upfront, how much your rent can increase, what reasons your landlord needs to evict you, how your application is screened, and what protections you have against discrimination. Understanding the specific laws in your state is essential to exercising your rights.

This guide breaks down the major new laws state by state, explains what each means for your wallet and your housing stability, and provides practical guidance on what to do if your landlord hasn’t complied. If you’re trying to understand how these changes affect your overall housing budget, use our rental affordability calculator to model different scenarios with updated deposit caps and rent increase limits.

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California: AB 12 Security Deposit Reform

What Changed

California Assembly Bill 12, signed into law in October 2025 and effective July 1, 2026, represents the most significant security deposit reform in the state’s history. Previously, California law allowed landlords to charge up to two months’ rent as a security deposit for unfurnished units and up to three months’ rent for furnished units. AB 12 caps security deposits at one month’s rent for all residential rental units regardless of furnishing status.

What This Means for Renters

The financial impact is substantial. For a tenant renting a $2,400/month apartment in Los Angeles (the 2026 median for a 1-bedroom), the previous deposit maximum was $4,800. Under AB 12, the maximum drops to $2,400 — a $2,400 reduction in move-in costs.

Combined with first month’s rent, total move-in costs drop from $7,200 to $4,800 — a 33% reduction. For the many California renters who struggle to save enough for move-in costs, this change could be the difference between securing housing and remaining trapped in their current situation.

Exceptions and Nuances

• Small landlords (owners of 1-2 units who are natural persons, not corporations) may still charge up to two months’ rent if they meet specific criteria
• The cap applies to all lease types: month-to-month, annual, and multi-year
• Landlords cannot circumvent the cap by labeling additional charges as “last month’s rent,” “cleaning fees,” or “pet deposits” — all such deposits are aggregated under the one-month cap
• Existing deposits above one month’s rent must be refunded to current tenants within 60 days of July 1, 2026

What to Do If Your Landlord Hasn’t Complied

If your landlord is still requiring a deposit greater than one month’s rent after July 1, 2026:

1. Point them to AB 12 and request a corrected deposit amount in writing
2. If they refuse, file a complaint with the California Department of Fair Employment and Housing (DFEH)
3. You may also sue in small claims court for recovery of the excess deposit plus statutory damages

For comprehensive strategies on managing security deposits, read our guide on security deposit strategies.

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New York: Good Cause Eviction Expansion

What Changed

New York’s landmark Good Cause Eviction law, originally passed in April 2024, received a major expansion through Senate Bill S967, effective July 1, 2026. The threshold for covered buildings drops from 6+ units to 4+ units, extending just-cause eviction protections to approximately 1.2 million additional tenants statewide.

Under Good Cause eviction law, landlords cannot:

• Refuse to renew a lease without a legally recognized “good cause”
• Raise rent by more than the maximum allowed percentage (set annually by the Rent Guidelines Board, currently 3.25% for 1-year leases and 5% for 2-year leases)
• Evict a tenant for retaliatory or discriminatory reasons

Recognized “Good Causes” for Non-Renewal or Eviction

Under the expanded law, valid reasons a landlord can refuse renewal include:

1. Nonpayment of rent — tenant owes rent and has been given proper notice
2. Lease violations — substantial violation of lease terms (nuisance, illegal activity, unauthorized occupants)
3. Owner move-in — landlord or immediate family member intends to occupy the unit as their primary residence
4. Demolition or substantial rehabilitation — landlord plans to demolish or gut-renovate the building
5. Withdrawal from rental market — landlord permanently removes the unit from the rental market

Even with a recognized good cause, the landlord must provide 90 days’ written notice for month-to-month tenants and 30 days’ notice before lease expiration for fixed-term leases.

What This Means for NYC Renters

An estimated 250,000 additional apartments in New York City alone fall under the expanded 4+ unit threshold. Tenants in these units now have the right to remain in their homes indefinitely — as long as they pay rent, comply with lease terms, and accept reasonable rent increases.

If you’re facing a non-renewal or rent increase that violates Good Cause protections, contact the NYC Tenant Resource Center or the Housing Court Answers hotline. For broader strategies on handling rent hikes, see our guide on rent increases, your rights, and planning.

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Minnesota: Statewide Rent Cap Expansion (HF 2334)

What Changed

Minnesota House File 2334, effective July 1, 2026, establishes a statewide 8% annual rent increase cap and a 90-day mandatory notice period for all non-renewals. This replaces the patchwork of city-level rent stabilization ordinances in Minneapolis, St. Paul, and Duluth with a uniform statewide standard.

Key provisions of HF 2334:

• Annual rent increase cap: 8% (including all fees and charges)
• Notice requirement: 90 days for any rent increase exceeding 3%
• Non-renewal notice: 90 days for leases of any duration
• Coverage: all residential rental units statewide, including single-family homes and condos (with an exemption for owners of 1 single rental property who live in-state)
• Exempt buildings: those built within the last 20 years (to avoid discouraging new construction)

Impact vs. Previous Law

Previously, St. Paul had the nation’s strictest rent cap at 3% annually (passed by ballot measure in 2021), while Minneapolis had a CPI-based cap ranging from 3-6%. The new statewide 8% cap is higher than these local standards but provides critical protection for the 82% of Minnesota renters who live outside those cities and previously had no rent cap at all.

For a Minneapolis tenant paying $1,500/month, the previous 3% cap limited annual increases to $45/month. Under the new 8% statewide cap, a landlord could raise rent by up to $120/month. While this is less protective than the old St. Paul ordinance, tenants in Rochester, Duluth, Bloomington, and suburban areas now have a ceiling where none existed before.

Practical Guidance

• Document every rent increase notice in writing
• If your landlord raises rent by more than 8%, file a complaint with the Minnesota Attorney General’s Office (housing unit)
• The 90-day notice requirement gives you time to plan — don’t wait until the last minute to respond

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Oregon: Rent Stabilization Update (SB 611)

What Changed

Oregon’s Senate Bill 611, effective July 1, 2026, updates the state’s landmark 2019 rent stabilization law. The previous formula allowed annual rent increases of 7% + CPI (max 10%). The new formula tightens to 6% + CPI (max 9%), providing modestly stronger protection for renters.

Additional changes under SB 611:

• First-year exemption eliminated — previously, landlords could charge any rent increase at the end of a tenant’s first year; now the cap applies from the first renewal
• Notice period extended to 90 days (up from 70 days)
• Relocation assistance required for no-cause evictions — landlords must pay one month’s rent to tenants they choose not to renew
• Exemption for new construction narrowed from 15 years to 10 years post-occupancy certificate

What This Means for Oregon Renters

For a Portland tenant paying $1,800/month with a local CPI of 3.2%, the previous cap allowed a maximum increase of $187/month (10% of $1,800). Under the new formula, the maximum drops to $162/month (9% of $1,800) — saving $25/month or $300/year.

The elimination of the first-year exemption is particularly significant. Previously, landlords in hot Oregon markets could “front-load” rent — charging a below-market rate for year one, then hitting tenants with a massive increase in year two. Now, year-to-year increases are capped from the start.

Oregon renters should also note that the relocation assistance requirement for no-cause evictions means landlords can’t simply non-renew tenants to avoid the rent cap. They must either have cause or pay.

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Washington: SB 5581 Portable Tenant Screening

What Changed

Washington Senate Bill 5581, effective July 1, 2026, fundamentally restructures how tenant screening works in the state. The law creates a “portable screening report” system that saves renters money and reduces the damage of multiple hard inquiries on their credit.

Key provisions:

• One report, 90-day portability — Tenants pay for one comprehensive background check (maximum $35) that can be shared with unlimited landlords for 90 days
• Prohibits additional screening fees — Landlords cannot charge separate application fees if the tenant provides a portable report
• Standardized report format — The Washington State Human Rights Commission defines minimum report contents, preventing landlords from requiring overly intrusive checks
• Ban on asking about eviction records older than 7 years — aligns with FCRA reporting limits
• Adverse action notice required — if a landlord rejects an applicant based on screening results, they must provide specific reasons within 7 days

Financial Impact

The average Washington renter applies to 3-5 apartments before securing a lease, paying $30-$55 per application fee. Under the old system, that’s $90-$275 in screening costs alone. The portable report caps this at $35 total — a potential savings of $240.

Over time, this also reduces credit score damage. Each hard inquiry can drop your credit score by 1-5 points, and multiple inquiries within a short period compound the effect. For renters with borderline credit, this change can be the difference between approval and denial. Learn more about how screening affects your credit in our guide on credit score impact on rental applications.

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Colorado: Right of First Refusal (HB 1174)

What Changed

Colorado House Bill 1174, effective July 1, 2026, grants tenants in multifamily buildings a right of first refusal (ROFR) when their landlord decides to sell the property. This means that before a landlord can sell to a third party, they must first offer the building to the current tenants (or a tenant association formed by them) at the same price and terms as the pending sale.

How ROFR Works in Practice

1. Notice requirement: Landlord must provide 120 days’ written notice of intent to sell to all current tenants
2. Tenant organization period: Tenants have 60 days from notice to form a tenant association and indicate interest in purchasing
3. Financing period: If tenants indicate interest, they have 180 days to secure financing and close
4. Match requirement: Tenants must match the highest bona fide third-party offer
5. Nonprofit partnership: Tenants can partner with nonprofit housing organizations, community land trusts, or housing cooperatives to finance the purchase

What This Means for Colorado Renters

ROFR doesn’t mean tenants will buy every building that goes up for sale — most individual renters don’t have the means. But it creates two powerful dynamics:

First, it gives tenants advance notice of sales (120 days vs. learning when a “For Sale” sign appears), providing time to prepare for potential ownership changes, rent increases, or displacement.

Second, it opens the door for community land trusts and nonprofit developers to purchase buildings and preserve them as affordable housing. In Denver alone, an estimated 8,000 units in buildings 5+ units could become eligible for tenant purchase over the next five years.

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Illinois: SAFE Rent Act

What Changed

The Stable, Accessible, Fair, and Equitable (SAFE) Rent Act, effective July 1, 2026, represents the most comprehensive tenant protection package in Illinois history. The law applies statewide but includes specific provisions for Cook County (Chicago) and surrounding collar counties.

Key provisions:

• Annual rent increase cap: 3% or CPI + 1.5%, whichever is higher (max 6% in any year)
• First-year exemption for new construction (buildings less than 10 years old)
• Mandatory 120-day notice for rent increases exceeding 5%
• Ban on landlord fees for: application processing, lease preparation, routine maintenance requests, and amenity access
• Lease renewal guarantee — landlords must offer renewal unless they have good cause (nonpayment, lease violation, owner move-in, sale to owner-occupant)
• Automatic lease conversion — if neither party gives notice, a fixed-term lease automatically converts to month-to-month at the same terms (no rent increase beyond the cap)

Financial Impact

For a Chicago renter paying $1,650/month (the 2026 median for a 1-bedroom), the SAFE Rent Act limits annual increases to a maximum of $99/month (6% of $1,650). Without the cap, market-rate increases in Chicago’s hottest neighborhoods have exceeded 10-15% annually in recent years.

The fee ban is also significant. Many Chicago landlords charged $25-$75 application fees, $50-$150 lease preparation fees, and $35-$75 amenity fees. Over a two-year tenancy, the SAFE Rent Act’s fee ban saves renters an estimated $200-$500.

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North Carolina: New Tenant Remedies (HB 841)

What Changed

North Carolina House Bill 841, effective July 1, 2026, creates new tenant remedy rights that were previously unavailable in the state. While North Carolina has historically been a landlord-friendly state, HB 841 brings it closer to the national standard.

Key provisions:

• Repair and deduct remedy — tenants may spend up to one month’s rent on essential repairs (plumbing, heating, electrical) if the landlord fails to respond within 14 days of written notice, then deduct the cost from rent
• Withholding rent for habitability violations — tenants can escrow rent with the court if the landlord fails to address health/safety violations within 30 days of notice
• Retaliation protection — landlords cannot raise rent, decrease services, or file eviction within 6 months of a tenant exercising a legal right (filing a complaint, requesting repairs, joining a tenant organization)
• Security deposit interest — landlords holding deposits exceeding $100 must place them in an interest-bearing account and return the accrued interest to the tenant upon move-out
• Itemized deduction requirement — landlords must provide an itemized list of deductions within 30 days of lease termination (previously 60 days)

What This Means for NC Renters

The repair-and-deduct remedy is the most impactful change. Previously, North Carolina tenants’ only option for dealing with a non-responsive landlord was to file a lawsuit — a process that takes months and costs hundreds in filing fees. Now, tenants can address urgent habitability issues (no heat in winter, burst pipes, electrical hazards) without waiting for court intervention.

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Texas: New Security Deposit Return Timeline (SB 901)

What Changed

Texas Senate Bill 901, effective July 1, 2026, shortens the security deposit return window and increases penalties for non-compliance.

Key changes:

• Deposit return timeline: 21 days (down from the previous 30 days)
• Itemized deduction requirement expanded — landlords must include receipts or copies of invoices for any deduction exceeding $50
• Penalty for bad faith retention: triple the deposit amount (up from double)
• Photographic evidence required — landlords must provide timestamped photos of damage to justify deductions
• Normal wear and tear definition codified — the law now explicitly lists what constitutes normal wear and tear (faded paint, minor scuffs, loose door handles) versus damage (burns, large holes, broken fixtures)

Financial Impact

The triple-damages provision is a significant deterrent. For a renter who paid a $2,000 deposit and receives nothing back despite leaving the unit in good condition, the potential recovery is now $6,000 plus the original $2,000 — making small claims court a viable option.

The codified definition of normal wear and tear eliminates the most common source of deposit disputes. Previously, landlords could subjectively classify faded paint as “damage” — now there’s a statutory list that tenants can reference.

For more on getting your full deposit back, read our security deposit strategies guide.

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Florida: Tenant Bill of Rights (HB 1043)

What Changed

Florida House Bill 1043, effective July 1, 2026, establishes a statewide Tenant Bill of Rights — the first comprehensive tenant protection framework in Florida’s history.

The Tenant Bill of Rights includes:

1. Right to a written lease — landlords must provide a written lease for any tenancy exceeding 3 months (previously, oral leases were valid for up to 1 year)
2. Right to receipt of rent payment — tenants can request a written receipt for any rent payment made in cash or money order
3. Right to 60-day notice for non-renewal of annual leases (up from 15 days)
4. Right to a habitable dwelling — explicit warranty of habitability codified statewide, including working plumbing, hot water, electrical systems, and structural integrity
5. Right to discrimination-free housing — adds source of income as a protected class statewide (meaning landlords cannot refuse Section 8 vouchers)
6. Right to organize — tenants cannot be evicted or penalized for forming or joining a tenant association

Source of Income Discrimination Ban

The addition of source of income as a protected class is particularly significant. Previously, only Miami-Dade County, Broward County, and the City of Gainesville banned source of income discrimination. Under HB 1043, the prohibition is statewide, protecting Florida’s estimated 95,000 Housing Choice Voucher holders from being turned away by landlords who refuse to accept vouchers.

Landlords who violate the source of income ban face penalties of up to $10,000 per violation through the Florida Commission on Human Relations.

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Security Deposit Reform: A National Trend

California’s AB 12 is part of a broader national movement to cap security deposits. The rationale is simple: high upfront costs are one of the biggest barriers to housing access, particularly for low-income families and people of color who are statistically less likely to have savings.

States With New Deposit Caps Effective July 1, 2026

State	Bill	Previous Max	New Max	Savings
California	AB 12	2 months	1 month	Up to $4,800
Illinois	SAFE Rent Act	No limit	1.5 months	Varies
North Carolina	HB 841	2 months (month-to-month) / 1.5 months	1.5 months (all leases)	Up to $800
Washington	SB 5581 (provision)	No state limit	1.5 months	Varies

Several cities have gone further. Seattle capped deposits at one month’s rent in 2023, and Philadelphia followed suit in 2025. The trend suggests that deposit caps will continue spreading to more jurisdictions.

For move-in cost planning, check our comprehensive apartment move-in costs guide for 2026.

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Source of Income Discrimination Bans Expanding

Source of income discrimination — when a landlord refuses to rent to someone because they use a housing voucher or other subsidy — is one of the most pervasive barriers to housing access. The National Low Income Housing Coalition estimates that only 30% of landlords nationwide accept Section 8 vouchers, despite the program serving over 2.3 million households.

States Adding Source of Income Protections in 2026

• Florida (HB 1043) — statewide protection for the first time
• Texas (SB 901 provision) — prohibits discrimination against military housing allowances
• North Carolina (HB 841 provision) — bans discrimination based on child support, alimony, and housing vouchers

This brings the total to 17 states (plus Washington, D.C.) with some form of source of income protection on the books.

What Renters Should Know

If you have a housing voucher, alimony income, child support, Social Security disability benefits, or VA housing assistance, and a landlord in one of these states rejects your application based on your income source, you have legal recourse:

1. File a complaint with your state’s fair housing agency
2. Document the rejection — get the reason in writing if possible
3. Contact a fair housing organization like the National Fair Housing Alliance for legal support

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Eviction Sealing and Expungement: New Laws

Several states paired their July 1, 2026 tenant protection packages with eviction record sealing reforms, making it easier for renters with past evictions to find housing.

Key New Eviction Sealing Laws

• Illinois SAFE Rent Act — automatically seals eviction records after 4 years (down from 7), and immediately seals cases where the tenant prevailed or the case was dismissed
• Minnesota HF 2334 — creates an automatic expungement process for evictions filed during the declared housing emergency (2020-2024) after 2 years
• North Carolina HB 841 — allows tenants to petition for eviction record sealing after 5 years (previously no sealing mechanism existed)
• Florida HB 1043 — creates a limited sealing pathway for evictions resulting from COVID-era financial hardship

These reforms recognize that an eviction record creates a permanent barrier to housing, trapping families in a cycle of instability. For a complete guide on navigating the eviction sealing process, see our eviction record sealing and expungement guide for 2026.

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Automatic Lease Renewal Reform

Several of the new July 1, 2026 laws address automatic lease renewal — the practice of converting a fixed-term lease to a month-to-month tenancy (or automatically renewing for another year) if neither party gives notice.

Key Changes

• Illinois SAFE Rent Act — automatic conversion to month-to-month at the same terms (rent can only increase per the cap)
• New York Good Cause Expansion — landlords cannot refuse renewal without good cause, effectively creating perpetual tenancy for covered units
• Minnesota HF 2334 — 90-day notice required for non-renewal; absent notice, lease auto-renews at the same terms with a maximum 8% increase
• Florida HB 1043 — 60-day notice required for non-renewal (up from 15 days)

These changes prevent landlords from using non-renewal as a workaround to avoid rent caps or eviction protections. If your landlord must have good cause to non-renew, they can’t simply kick you out at lease end to raise the rent for the next tenant.

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Practical Guidance: What Renters Should Do Now

1. Know Your New Rights

Review the specific laws in your state using the breakdown above. Key questions to answer:

• What is the maximum security deposit my landlord can charge?
• What is the maximum annual rent increase allowed?
• How much notice must my landlord give for non-renewal?
• Does my state have a “good cause” eviction law?
• Can I seal an old eviction record under the new laws?

2. Review Your Current Lease

Pull out your current lease and compare its terms to the new laws. If any clause violates the new protections (e.g., a deposit exceeding the new cap, a lease that allows non-renewal without cause), the new law supersedes the lease — your landlord must comply regardless of what you signed.

3. Document Everything

Keep a file (digital or physical) with:

• Your signed lease and any addenda
• All rent payment records (bank transfers, canceled checks, receipts)
• All written communications with your landlord (emails, texts, letters)
• The condition of your unit at move-in (photos, move-in inspection form)
• Any notices you receive (rent increases, non-renewals, repair requests)

This documentation is critical if you need to enforce your rights under the new laws.

4. Respond to Non-Compliance

If your landlord isn’t complying with the new laws:

1. Send a written request citing the specific law and requesting compliance within a reasonable timeframe (14-30 days)
2. Contact your local tenant rights organization for free guidance
3. File a complaint with the appropriate state or local agency:
   • California: Department of Fair Employment and Housing (DFEH)
   • New York: Division of Housing and Community Renewal (DHCR)
   • Minnesota: Attorney General’s Office Housing Unit
   • Illinois: Illinois Housing Development Authority
   • All states: HUD fair housing complaint portal at hud.gov/fairhousing

5. Plan for Lease Renewal

If your lease is coming up for renewal after July 1, 2026, you have new leverage:

• Negotiate from a position of knowledge — cite the new caps and protections
• Request a multi-year lease with capped increases for long-term stability
• Ask for written confirmation of how the new laws affect your specific terms
• If facing a rent increase, calculate whether it falls within the legal cap using our rent increases rights and planning guide

6. Get Help If You Need It

Free resources for renters:

• 211 helpline — dial 211 for local tenant rights information
• Legal Services Corporation — find free legal aid at lsc.gov
• LawHelp.org — state-by-state legal resources for low-income individuals
• National Housing Law Project — tenant rights resources at nhlp.org

Take Advantage of Your New Rights

The wave of tenant protection laws taking effect July 1, 2026 represents a fundamental shift in the landlord-tenant power dynamic. But laws only work if the people they’re designed to protect know about them and assert their rights.

Your next steps:

1. Bookmark this guide and refer back to it when reviewing your lease or facing a rent increase
2. Share it with fellow renters — many tenants won’t know about these new protections until they need them
3. Use our rental affordability calculator to model how the new deposit caps, rent increase limits, and fee bans affect your housing budget
4. Connect with a tenant rights organization in your area for ongoing support and updates
5. Read our related guides for deeper dives on specific topics:
   • Rent control laws in 2026 — complete rent stabilization reference
   • Security deposit strategies — maximizing your deposit recovery
   • Eviction record sealing guide — clearing your record
   • Apartment move-in costs guide — planning your upfront expenses
   • Natural disaster renter rights — protections during emergencies

Knowledge is power — especially when it comes to your home. These new laws give you more protections than ever before. Use them.