In San Francisco, lease renewal works differently depending on whether your unit is rent-controlled. Understanding your rights can save you thousands in unexpected rent increases.
2026 Rent Increase Limit (Rent-Controlled Units)
3.6%
For rent-controlled units, annual increases are capped at 60% of the regional CPI increase. Check the SF Rent Board website for current rates.
What Happens When Your Lease Ends?
For Rent-Controlled Units
Most leases automatically convert to month-to-month tenancy after the initial term. Your landlord cannot evict you just because the lease expires—they need one of the "just causes" under SF law. You can stay as long as you:
- Pay rent on time
- Follow lease terms
- Don't cause nuisances
For Non-Rent-Controlled Units
(Buildings built after June 1979, single-family homes, condos)
- Landlord can choose not to renew
- Must give proper notice (30-60 days depending on tenancy length)
- Can increase rent to any amount
How Rent Increases Work
Rent-Controlled Units
- • Increases capped at annual rate set by SF Rent Board
- • 2026 rate: 3.6% (may vary year to year)
- • Can only increase once per year
- • Landlord must give 30 days written notice
- • "Banking" not allowed (can't skip years then raise more)
Non-Rent-Controlled Units
- • No cap on rent increases
- • 30 days notice for increases under 10%
- • 90 days notice for increases of 10% or more
- • Can increase to market rate at any renewal
Notice Requirements
For Rent Increases
| Increase Amount | Notice Required |
|---|---|
| Under 10% | 30 days |
| 10% or more | 90 days |
For Lease Non-Renewal (Non-Rent-Controlled)
| Tenancy Length | Notice Required |
|---|---|
| Under 1 year | 30 days |
| 1 year or more | 60 days |
Additional Costs: Passthroughs
Even in rent-controlled units, landlords can "pass through" certain costs:
- Capital improvements — Major building upgrades (requires Rent Board approval)
- Operating & maintenance costs — Utility increases, insurance (limited)
- Bond passthroughs — Certain SF bonds for affordable housing
These passthroughs require Rent Board petition and tenant notification.
What to Do About Illegal Rent Increases
If You Receive an Illegal Rent Increase
- 1. Don't panic — You have rights
- 2. Verify your rent control status — Check with SF Rent Board
- 3. Respond in writing — Notify landlord of the error
- 4. File a petition — With SF Rent Board if landlord doesn't correct
- 5. Pay only the legal amount — Document that you're paying the correct rent
Tips for Lease Renewal Negotiations
- Know your rent control status — This determines your leverage
- Be a good tenant — Landlords value reliable tenants
- Ask early — Discuss renewal before the lease ends
- Get everything in writing — Any agreements should be documented
- Know the market — Research comparable rents
Resources
SF Rent Board
- Phone: (415) 252-4602
- Website: sf.gov/rent-board
- Email: rentboard@sfgov.org
Free counseling available. Can help determine if your unit is rent-controlled and if your increase is legal.