property calculator

Rent Increase Calculator

Turn a proposed rent rise into monthly and annual dollars, and test it against a base-plus-CPI cap.

New Rent = Current Rent × (1 + Increase% ÷ 100), and the increase percentage between two rents is (New − Old) ÷ Old × 100. Example: $1,850 rising 6% becomes $1,961.00, which is $111.00 more each month and $1,332.00 more across the year. Where a base-plus-CPI cap applies, the limit is the lower of base plus CPI and an absolute ceiling — 5% + 3.2% CPI gives 8.2%, permitting $2,001.70.

Quick actions: Save inputs, view saved runs, print, share, or export results

Saved Runs

Inputs

Current Monthly Rent$

Proposed Increase%

Local CPI / Inflation%

Cap Base Percentage%

Absolute Cap Ceiling%

Results

New Monthly Rent

$1,961.00

Monthly Increase$111.00

Annual Increase$1,332

New Annual Rent$23,532

Real Increase After Inflation2.8%

Cap Formula (Base + CPI)8.2%

Allowed Increase8.2%

Maximum Rent Under the Cap$2,001.70

Maximum Monthly Increase$151.70

StatusWithin cap

Amount Over the Cap$0.00

Tip

Useful every renewal season — on the landlord side to set a figure, on the tenant side to check one.

Formula

Rent increase formulas

New Rent = Current Rent × (1 + Increase% ÷ 100)
Monthly Increase = New Rent − Current Rent
Annual Increase = Monthly Increase × 12

Increase% from two rents = (New − Old) ÷ Old × 100
Real Increase% = Increase% − CPI%

Allowed% = min(Base% + CPI%, Ceiling%)
Cap Rent = Current Rent × (1 + Allowed% ÷ 100)

The first three lines are the arithmetic every renewal letter should show and almost none do — the monthly step usually looks trivial while the annual step is what actually moves a budget. The cap block models the base-plus-CPI structure used by several rent stabilisation statutes, where the allowed increase is a base percentage plus a named price index but never more than an absolute ceiling. Whether any cap applies to a particular unit is a local legal question this calculator cannot answer.

Step by step

How the calculation works

1Enter the current rent and the increase being proposed. The calculator returns the new rent, the monthly difference, and the annual difference, because those answer different questions for different readers.
2The real increase strips inflation out. An increase equal to CPI leaves the landlord flat in real income and the tenant flat in real cost; only the excess changes the deal.
3The cap section takes a base percentage, a CPI figure, and an absolute ceiling, and applies whichever is lower. Statutes that use this structure normally name a specific regional index and a specific month, so check which figure applies rather than using the national headline number.
4On the landlord side, weigh the increase against what a move-out would cost. One vacant month plus make-ready work frequently exceeds a year of a modest rise — the [vacancy rate and loss calculator](/calculators/vacancy-rate-loss-calculator) prices that, and the [property management fee calculator](/calculators/property-management-fee-calculator) shows how much of the extra rent actually reaches you.
5On the tenant side, the [rent affordability calculator](/calculators/rent-affordability-calculator) shows where the new figure sits against income. Notice requirements are separate from caps: an increase within the limit but served late is still defective.

Related guides

Learn more about this calculation

Guide

Rent vs Buy Guide: Compare Ownership Cost, Flexibility, and Break-Even Risk

Use a cost-first framework to compare renting and buying, including mortgage cost, taxes, insurance, maintenance, HOA, and down-payment opportunity cost.

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How to Use Do The Calculation Calculators: A Practical Step-by-Step Guide

Learn the fastest reliable workflow for using Do The Calculation calculators, reading results, checking formulas, and using save, print, share, and export actions correctly.

Property Tool

Vacancy Rate & Loss Calculator

Price the move-out risk an aggressive increase creates before you send the letter.

Property Tool

Property Management Fee Calculator

See how much of a rent rise survives management, leasing, and markup fees.

Property Tool

Rent Affordability Calculator

Where the new rent lands against income, on the tenant side of the letter.

property calculator

Rent Increase Calculator

Turn a proposed rent rise into monthly and annual dollars, and test it against a base-plus-CPI cap.

Quick actions: Save inputs, view saved runs, print, share, or export results

Saved Runs

Inputs

Current Monthly Rent$

Proposed Increase%

Local CPI / Inflation%

Cap Base Percentage%

Absolute Cap Ceiling%

Results

New Monthly Rent

$1,961.00

Monthly Increase$111.00

Annual Increase$1,332

New Annual Rent$23,532

Real Increase After Inflation2.8%

Cap Formula (Base + CPI)8.2%

Allowed Increase8.2%

Maximum Rent Under the Cap$2,001.70

Maximum Monthly Increase$151.70

StatusWithin cap

Amount Over the Cap$0.00

Tip

Useful every renewal season — on the landlord side to set a figure, on the tenant side to check one.

Summary

Key output metrics

New Monthly Rent

$1,961.00

$111.00 more each month

Extra Paid Per Year

$1,332

Annual rent rises to $23,532

Within the Cap

8.2% allowed

Ceiling rent is $2,001.70

D3 visualization

Current Rent, Proposed Rent, Capped Rent

The proposed rent against the ceiling a base-plus-CPI formula would allow. Where the proposed bar sits higher, the increase exceeds the cap.

Guide

How to understand and use this calculator

Quick Answer — How Do You Calculate a Rent Increase?

Multiply the current rent by one plus the increase as a decimal: New Rent = Current Rent × (1 + (Increase %)/100). To go the other way and find the percentage from two rents, use (New - Old)/Old × 100.

The three numbers that matter:

Monthly Increase = New Rent − Current Rent
Annual Increase = Monthly Increase × 12
Real Increase = Increase % − CPI %, the part that is not simply inflation

Worked example: rent of $1,850 rising 6% becomes $1,961.00. That is $111.00 more each month and $1,332.00 more across the year, taking the annual rent to $23,532.00. With local CPI running at 3.2%, the real increase is 2.8% — the tenant is paying 2.8% more in purchasing-power terms, not 6%.

Where a statutory cap applies, the common structure is a base percentage plus CPI, subject to an absolute ceiling. At a 5% base, 3.2% CPI, and a 10% ceiling, the allowed increase is 8.2%, which would permit a rent of $2,001.70 — so the 6% increase sits comfortably inside it.

How to Use This Calculator: A 6% Renewal on a $1,850 Rent

Enter the current rent and the increase you are proposing or have been given. The calculator returns the new rent, the monthly difference, and the annual difference at once, because those three figures answer different questions: the new rent is what goes on the lease, the monthly difference is what the tenant feels, and the annual difference is what actually moves either party's budget.

For the example, $1,850 × 1.06 = $1,961.00. The $111.00 monthly step looks small; the $1,332.00 annual step is the number worth arguing about, and it is the one most renewal letters never state.

Now the cap. Enter your local CPI figure and the cap structure that applies. With a 5% base + 3.2% CPI, the formula gives 8.2%, below the 10% ceiling, so 8.2% is the operative limit. Applied to $1,850 that is a maximum rent of $2,001.70, or $151.70 of monthly increase. The proposed 6% is within the cap with room to spare.

The final output is the real increase: 6% − 3.2% = 2.8%. This is the honest way to read a rent rise. An increase that merely matches CPI keeps the landlord's income flat in real terms and the tenant's cost flat in real terms; only the excess is a genuine change in the deal. If the increase is pushing a tenant's budget, the rent affordability calculator shows where the new figure lands against income.

A Second Example: An Increase That Breaks the Cap

Take a $2,400 rent and a proposed 12% increase, with the same 3.2% CPI and 5% + CPI cap structure. The new rent would be $2,688.00 — $288.00 a month and $3,456.00 a year more.

The cap formula still produces 8.2%, which permits a rent of $2,596.80 and a monthly increase of $196.80. The proposed rent exceeds that by $91.20 a month, so in a jurisdiction where this cap applies the increase is not lawful as written and would need to be reduced to $2,596.80 or below.

The real increase here is 8.8% against 3.2% inflation — a substantial change in the economics of the tenancy, not an inflation adjustment. Whether that is justified depends on what has happened to the landlord's costs, and that is a question the property management fee calculator and the vacancy rate and loss calculator answer better than a rent table does: management fees, insurance, taxes, and turnover costs all rise, and a landlord holding rent flat for three years while expenses climbed 20% is not being generous so much as accumulating a problem.

The other side of that ledger is worth stating plainly. A large increase that triggers a move-out can easily cost more than it earns. One vacant month at $2,400 plus a typical turnover cost wipes out most of a year's worth of a $288 monthly rise, which is why experienced landlords price renewals below what the market would bear for a new tenant.

Caps, Notice Periods, and What This Calculator Cannot Tell You

Rent caps are entirely jurisdictional. Some states and cities impose a formula like the base-plus-CPI structure modelled here; many impose nothing at all beyond notice requirements. Where a cap exists, exemptions are common — new construction within a set number of years, owner-occupied small buildings, single-family homes held by individual owners, and units already covered by older local ordinances are frequent carve-outs. This calculator does the arithmetic of a cap; it cannot tell you whether one applies to your unit.

Which CPI figure to use also varies. Statutes typically name a specific index, a specific metropolitan area, and a specific month — often an April or March reading applied to increases effective from a set date, rounded to the nearest tenth of a percent. Using the national headline number when the statute names a regional index will produce the wrong cap.

Notice periods are separate from caps. Even a lawful increase generally requires written notice a set number of days in advance, with longer notice for larger increases in some places. An increase that is within the cap but served late is still defective.

For the landlord-side picture, the rental property ROI calculator shows what a given rent does to the return on the property, and the break-even rent calculator works out the rent at which the property merely covers itself — a useful floor when deciding whether an increase is necessary or merely available.

Limitations

This calculator performs exact percentage arithmetic on the figures you enter. It does not know your jurisdiction, your lease terms, or whether any rent stabilisation statute covers your unit, and it should not be read as a legal opinion on whether a particular increase is permitted. The cap output is a calculation of a formula you supply, not a determination of the law.

It models a single increase applied to a single rent. It does not compound multiple increases over a tenancy, account for rent concessions or free-month promotions that make the effective rent different from the stated rent, or handle utilities, parking, or pet rent that may be adjusted separately and may or may not count toward a cap. Where a lease bundles utilities into rent, a change in that bundle can function as an increase even when the headline rent is unchanged.

The real-increase figure uses whatever CPI number you enter and assumes it is the right index for your situation. Inflation experienced by a specific household differs from any published index, so treat the real increase as a directional guide rather than a precise measure of purchasing power. This is a general educational tool, not legal or financial advice — check your local rules and consult a qualified professional or tenant advice service before acting on a disputed increase.

Related Calculators

On the landlord side, pair this with the Vacancy Rate Loss Calculator to see what a move-out would cost against the increase gained, and the Property Management Fee Calculator to check how much of the extra rent actually reaches you. The Break-Even Rent Calculator sets the floor below which the property loses money, and the Rental Property ROI Calculator puts the new rent into a full return picture. On the tenant side, the Rent Affordability Calculator shows where the new figure sits against income, and the Rent vs Buy Guide is the natural next question after a large rise.

Related concepts

Real vs Nominal Increase

The nominal increase is the headline percentage; the real increase is what is left after inflation. A rise matching CPI changes nothing in purchasing-power terms.

Base-Plus-CPI Cap

A rent stabilisation formula: a fixed base percentage plus a named consumer price index, subject to an absolute ceiling. The lower of the two governs.

Turnover Cost

Vacancy, make-ready work, and leasing fees triggered by a move-out. Frequently larger than the extra rent an aggressive increase would have earned.

Frequently Asked Questions

How do you calculate a rent increase percentage?+

Subtract the old rent from the new rent, divide by the old rent, and multiply by 100. Going the other way, multiply the current rent by one plus the percentage as a decimal: $1,850 at a 6% increase becomes $1,961.00, which is $111.00 more per month and $1,332.00 more per year.

How much can a landlord raise rent?+

It depends entirely on where the property is. Many places impose no cap beyond a notice requirement. Where a cap exists, a common structure is a base percentage plus local CPI subject to an absolute ceiling — at a 5% base with 3.2% CPI and a 10% ceiling, the limit is 8.2%, which on a $1,850 rent permits $2,001.70.

What is the 5% plus CPI rent cap?+

It is a formula used by several rent stabilisation statutes: the annual increase may not exceed a base percentage (commonly 5%) plus the change in a named consumer price index, and in no case more than an absolute ceiling (commonly 10%). The statute usually specifies which regional index and which month's reading to use.

Is a 10% rent increase legal?+

In an uncapped jurisdiction, generally yes, subject to notice requirements and to the increase not being retaliatory or discriminatory. Under a 5%-plus-CPI cap with 3.2% inflation, the limit would be 8.2%, so 10% would be too high. Check the rules that apply to your specific unit rather than assuming either way.

What is a real rent increase?+

The increase minus inflation. A 6% rise with CPI at 3.2% is a 2.8% real increase — the part that actually changes the economics rather than keeping pace with prices. An increase equal to CPI leaves both parties flat in purchasing-power terms.

How much notice is required for a rent increase?+

This is set locally and is separate from any cap on the amount. Thirty days is common for smaller increases, with sixty or ninety days required for larger ones in some places. An increase within the cap but served with insufficient notice is still defective, so check both.

Should a landlord always raise rent to the maximum allowed?+

Rarely. A single vacant month plus turnover costs can exceed a full year of a modest increase. On a $2,400 unit, one month empty is $2,400 against $3,456 from a 12% rise — before make-ready costs and leasing fees. Pricing renewals slightly below new-tenant market rent is a deliberate retention strategy, not a concession.

Do utilities and fees count toward a rent increase?+

It varies by jurisdiction, and this is a common source of disputes. Where a lease bundles utilities into rent, shifting them to a separate charge can function as an increase even though the headline rent is unchanged. Some statutes treat mandatory fees as rent for cap purposes; others do not.

Formula

Rent increase formulas

New Rent = Current Rent × (1 + Increase% ÷ 100)
Monthly Increase = New Rent − Current Rent
Annual Increase = Monthly Increase × 12

Increase% from two rents = (New − Old) ÷ Old × 100
Real Increase% = Increase% − CPI%

Allowed% = min(Base% + CPI%, Ceiling%)
Cap Rent = Current Rent × (1 + Allowed% ÷ 100)

Step by step

How the calculation works

1Enter the current rent and the increase being proposed. The calculator returns the new rent, the monthly difference, and the annual difference, because those answer different questions for different readers.
2The real increase strips inflation out. An increase equal to CPI leaves the landlord flat in real income and the tenant flat in real cost; only the excess changes the deal.
3The cap section takes a base percentage, a CPI figure, and an absolute ceiling, and applies whichever is lower. Statutes that use this structure normally name a specific regional index and a specific month, so check which figure applies rather than using the national headline number.
4On the landlord side, weigh the increase against what a move-out would cost. One vacant month plus make-ready work frequently exceeds a year of a modest rise — the [vacancy rate and loss calculator](/calculators/vacancy-rate-loss-calculator) prices that, and the [property management fee calculator](/calculators/property-management-fee-calculator) shows how much of the extra rent actually reaches you.
5On the tenant side, the [rent affordability calculator](/calculators/rent-affordability-calculator) shows where the new figure sits against income. Notice requirements are separate from caps: an increase within the limit but served late is still defective.

Related guides

Learn more about this calculation

Guide

Rent Increase Calculator

Inputs

Results

Rent increase formulas

How the calculation works

Learn more about this calculation

Rent vs Buy Guide: Compare Ownership Cost, Flexibility, and Break-Even Risk

How to Use Do The Calculation Calculators: A Practical Step-by-Step Guide

Vacancy Rate & Loss Calculator

Property Management Fee Calculator

Rent Affordability Calculator

Key facts

Rent Increase Calculator

Inputs

Results

Key output metrics

Current Rent, Proposed Rent, Capped Rent

How to understand and use this calculator

Quick Answer — How Do You Calculate a Rent Increase?

How to Use This Calculator: A 6% Renewal on a $1,850 Rent

A Second Example: An Increase That Breaks the Cap

Caps, Notice Periods, and What This Calculator Cannot Tell You

Limitations

Related Calculators

Related concepts

Frequently Asked Questions

Rent increase formulas

How the calculation works

Learn more about this calculation

Rent vs Buy Guide: Compare Ownership Cost, Flexibility, and Break-Even Risk

How to Use Do The Calculation Calculators: A Practical Step-by-Step Guide

Vacancy Rate & Loss Calculator

Property Management Fee Calculator

Rent Affordability Calculator

Key facts

Key output metrics

Current Rent, Proposed Rent, Capped Rent

How to understand and use this calculator

Quick Answer — How Do You Calculate a Rent Increase?

How to Use This Calculator: A 6% Renewal on a $1,850 Rent

A Second Example: An Increase That Breaks the Cap

Caps, Notice Periods, and What This Calculator Cannot Tell You

Limitations

Related Calculators

Related concepts

Frequently Asked Questions