In the Philippines, a landlord generally cannot unilaterally increase rent during the life of an existing lease if the increase is not allowed by the lease contract or by law. Rent is a contractual obligation: once landlord and tenant agree on the rent, term, and conditions, both parties are bound by that agreement.

However, a landlord may increase rent without the tenant’s separate consent in certain situations, such as when the lease contract already authorizes the increase, when the lease term has expired and the landlord offers a new lease at a higher rate, or when the applicable rent control rules allow an increase within legal limits.

The answer depends on the type of lease, the amount of monthly rent, the location of the property, whether the lease is fixed-term or month-to-month, and whether rent control laws apply.

1. The Basic Rule: Rent Is Based on Contract

A lease is a contract. Under Philippine civil law principles, the parties are generally free to agree on the rent, lease period, payment terms, escalation clauses, security deposits, penalties, renewal terms, and other lawful conditions.

Once a lease contract is perfected, the landlord cannot simply change the rent on their own during the agreed lease period. The tenant’s obligation is to pay the rent agreed upon, not a new amount imposed later.

For example, if a written lease states that the tenant will rent a unit for ₱15,000 per month for one year, the landlord generally cannot demand ₱18,000 per month in the middle of that one-year term, unless the contract itself allows such an increase.

A unilateral rent increase during an existing fixed lease is usually invalid because it changes an essential term of the contract without mutual agreement.

2. When a Landlord Cannot Increase Rent Without Consent

A landlord generally cannot increase rent without the tenant’s consent in the following situations:

A. During a Fixed-Term Lease With a Set Rent

If the lease has a definite term, such as six months, one year, or two years, and the rent is fixed, the landlord must respect the agreed rent until the lease expires.

The landlord cannot say, “Starting next month, your rent is higher,” unless the contract allows it.

B. When the Lease Contract Has No Escalation Clause

An escalation clause is a provision allowing rent to increase under specified conditions. Without such a clause, the landlord has no contractual basis to increase rent before the lease ends.

A valid escalation clause should be clear. It may state, for example:

“Rent shall increase by 5% upon renewal after the first year.”

“Rent shall increase by ₱1,000 every twelve months.”

If there is no such provision, a mid-lease increase generally requires the tenant’s agreement.

C. When the Increase Violates Rent Control Laws

If the property is covered by rent control legislation, the landlord cannot exceed the legal maximum increase. Even if the tenant agrees, an increase beyond what the law allows may be unenforceable.

Rent control laws in the Philippines have historically applied to certain residential units within specific monthly rent thresholds. These laws usually limit annual rent increases and prohibit excessive increases within a protected period.

Because rent control statutes and extensions may change, the current applicability of rent control should always be checked against the latest law or regulation.

D. As a Condition to Continue an Existing Lease Before Expiry

A landlord cannot pressure a tenant to accept a rent increase before the agreed lease ends by threatening eviction, cutting utilities, locking the tenant out, or refusing access to the unit.

Self-help eviction is not allowed. If a landlord has a legal ground to eject a tenant, the landlord must go through proper legal process.

3. When a Landlord May Increase Rent Without a New Consent

There are situations where the landlord may lawfully charge a higher rent even if the tenant does not affirmatively “consent” in the ordinary sense.

A. Upon Expiration of the Lease

When a fixed-term lease expires, the landlord is generally not required to renew it at the old rent.

The landlord may offer a new lease at a higher rate. The tenant may accept, negotiate, or leave. If the tenant stays after being informed of the new rent and continues occupying the property, the tenant may be treated as having accepted the new terms, depending on the facts.

Example:

A one-year lease ends on December 31. The landlord informs the tenant before expiry that the rent will increase from ₱20,000 to ₱23,000 starting January 1. If the tenant refuses, the tenant may need to vacate unless protected by law or by a renewal clause. If the tenant stays and pays the increased rent, acceptance may be inferred.

B. If the Lease Contract Contains a Valid Escalation Clause

A landlord may increase rent according to the escalation clause already agreed upon by the tenant.

Example:

The lease provides:

“Rent shall increase by 7% after the first year if the lease is renewed.”

In that case, the increase is not really unilateral. The tenant already consented to the mechanism when signing the lease.

The landlord must follow the exact terms of the clause. If the clause says the increase applies only upon renewal, the landlord cannot apply it earlier.

C. In a Month-to-Month Lease

If the lease is month-to-month, the landlord may generally propose a new rental rate for a future rental period, subject to law and proper notice.

A month-to-month lease is more flexible than a fixed-term lease. Since the lease effectively renews monthly, the landlord may change the rent prospectively. However, the landlord cannot retroactively increase rent for months already completed.

The increase should apply only after reasonable notice and should not violate rent control laws or the terms of any written agreement.

D. If Rent Control Allows a Limited Increase

For residential units covered by rent control, the landlord may increase rent only within the statutory ceiling. Historically, Philippine rent control laws have limited annual increases for covered residential units.

The landlord does not need the tenant’s separate permission to impose a lawful increase if the increase is allowed by law and the lease period or renewal terms permit it. But the landlord cannot exceed the legal limit.

E. If the Increase Is Part of a Renewal Agreement

A renewal is usually treated as a new agreement unless the original lease gives the tenant a right to renew on fixed terms.

If the old lease expires and both parties sign a new lease with a higher rent, the increase is valid because there is consent.

If the lease contains an option to renew at the same rent, or at a rent determined by a stated formula, the landlord must follow that provision.

4. Rent Control in the Philippines

Rent control is central to this issue because it limits how much landlords may increase rent for certain residential units.

Philippine rent control laws have generally been designed to protect tenants of lower-cost residential units from sudden and excessive increases. These laws usually apply only to residential leases, not commercial leases.

A. Residential Units Usually Covered

Rent control laws have traditionally covered residential units whose monthly rent falls within a statutory threshold. Coverage has historically depended on whether the property is in Metro Manila, highly urbanized cities, or other areas.

Covered residential units may include:

Apartments
Boarding houses
Dormitories
Rooms
Bed spaces
Residential houses
Residential condominium units, if within the rent threshold

The exact rent thresholds depend on the current version of the law in force.

B. Commercial Leases Usually Not Covered

Commercial spaces are generally not covered by residential rent control laws. This includes:

Offices
Retail stores
Warehouses
Restaurants
Clinics
Salons
Commercial stalls
Mixed-use spaces leased primarily for business

For commercial leases, the lease contract is usually the main governing document. If the contract allows increases, the landlord may enforce them. If it does not, rent usually cannot be increased during the fixed term.

C. Limits on Annual Increases

Rent control laws usually impose a maximum annual percentage increase for covered units. Historically, the allowed increase has been modest, such as a single-digit annual cap.

For example, if the law permits only a 4% annual increase, a landlord cannot impose a 10% increase on a covered unit during the protected period.

D. No Increase More Than Once Per Year

Rent control rules typically prohibit multiple rent increases within the same year for covered residential units.

A landlord cannot evade the law by imposing small increases every few months if the law allows only one annual increase.

E. New Tenants

Rent control laws may treat new tenants differently from existing tenants. Some versions of Philippine rent control regulation have allowed landlords more flexibility to set rent for a new tenant once the previous tenant leaves, while still limiting increases for continuing tenants.

This distinction matters because rent control often protects an existing tenancy, not necessarily the market rent offered after a unit becomes vacant.

5. Fixed-Term Lease vs. Month-to-Month Lease

The type of lease strongly affects whether rent may be increased.

Fixed-Term Lease

A fixed-term lease has a definite period, such as:

January 1 to December 31
Six months
One year
Two years

During the fixed term, the agreed rent is generally binding. The landlord cannot increase rent before the term ends unless:

The contract allows it;
The tenant agrees;
The increase is legally authorized; or
The lease is renewed under new terms.

Month-to-Month Lease

A month-to-month lease renews every month. This may happen when:

The parties orally agree to a monthly lease;
The written lease has expired but the tenant remains and the landlord accepts rent monthly;
No fixed term was agreed upon; or
The nature of payment and occupancy shows monthly renewal.

In a month-to-month lease, the landlord may usually change the rent for the next rental period, but not retroactively. Proper notice is important.

6. Effect of Holding Over After the Lease Expires

A tenant “holds over” when the tenant remains in possession after the lease expires.

If the landlord accepts rent after the expiration of the lease, a new implied lease may arise under the principle of tacita reconducción, or implied renewal, depending on the circumstances.

This does not always mean the old lease is renewed for the same full period. Often, the implied lease period depends on how rent is paid.

For example:

If rent is paid monthly, the implied renewal may be from month to month.
If rent is paid yearly, the implied renewal may be yearly.
If rent is paid daily or weekly, the implied term may follow that pattern.

If the landlord clearly objects to the tenant staying or gives notice of non-renewal, implied renewal may not arise.

This is important because once the lease becomes month-to-month, the landlord may have more flexibility to propose a rent increase for future months, subject to rent control and notice requirements.

7. Required Notice for Rent Increase

Philippine law does not provide a single universal notice period for all rent increases. The required notice depends on:

The lease contract;
The type of lease;
The rent control law, if applicable;
Local practice;
The circumstances of the tenancy; and
Whether the increase is tied to renewal or termination.

A well-drafted lease usually states when notice must be given, such as 30 days before renewal.

If the lease is silent, the landlord should give reasonable advance written notice. For residential leases, 30 days is commonly treated as a practical minimum, especially for month-to-month arrangements.

The notice should state:

The current rent;
The proposed new rent;
The effective date;
The legal or contractual basis for the increase;
Whether the increase is upon renewal or within an existing term;
The deadline for the tenant to respond, if any.

A vague oral demand is risky. Written notice protects both parties.

8. What Counts as Tenant Consent?

Consent may be express or implied.

Express Consent

Express consent occurs when the tenant clearly agrees to the rent increase, such as by:

Signing a new lease;
Signing a renewal agreement;
Signing an addendum;
Sending written confirmation;
Paying the increased rent with a clear understanding of the new terms.

Implied Consent

Implied consent may arise when the tenant continues occupying the property after notice of the increase and pays the new rent without objection.

However, implied consent depends on the facts. If the tenant pays under protest, or clearly disputes the increase, consent may not be inferred.

For example, if a tenant writes:

“I am paying this amount under protest and without admitting the validity of the increase,”

that may weaken the landlord’s claim that the tenant accepted the new rent.

9. Can the Landlord Evict a Tenant Who Refuses a Rent Increase?

The landlord cannot automatically evict a tenant simply because the tenant refuses an unlawful rent increase.

The answer depends on whether the tenant has a legal right to remain.

If the Lease Is Still in Force

If the lease has not expired and the tenant is paying the agreed rent, refusal to pay an unauthorized increase is generally not a valid ground for eviction.

The landlord must wait until the lease expires or establish a lawful ground for ejectment.

If the Lease Has Expired

If the lease has expired and the landlord offers renewal only at a higher lawful rent, the tenant cannot usually force the landlord to renew at the old rate unless the contract or law gives the tenant that right.

If the tenant refuses the new rent and refuses to vacate, the landlord may file an ejectment case after proper demand.

If the Increase Violates Rent Control

If the increase is illegal because it exceeds the rent control cap, the tenant may contest it. The landlord should not be able to eject the tenant merely for refusing to pay an unlawful increase.

If the Tenant Fails to Pay Lawful Rent

If the tenant fails to pay rent that is validly due, the landlord may have grounds to terminate the lease and file an ejectment case, subject to proper notices and procedure.

10. Ejectment: The Landlord Must Go to Court

A landlord cannot forcibly remove a tenant without court process.

The landlord may not:

Change the locks;
Remove the tenant’s belongings;
Disconnect water or electricity to force the tenant out;
Harass the tenant;
Block access to the premises;
Threaten violence;
Enter the unit without authority;
Use barangay officials or security guards to carry out an eviction without a court order.

The proper remedy is usually an ejectment case, either unlawful detainer or forcible entry, filed in the appropriate court after the required demand and barangay conciliation, when applicable.

For rent disputes, the usual case is unlawful detainer, where the tenant originally had lawful possession but allegedly lost the right to stay because the lease expired, rent was unpaid, or conditions were violated.

11. Barangay Conciliation

Before filing certain cases in court, parties who live in the same city or municipality may need to undergo barangay conciliation under the Katarungang Pambarangay system, unless an exception applies.

This can apply to landlord-tenant disputes involving rent increases, unpaid rent, or refusal to vacate, depending on the residence of the parties and the nature of the dispute.

If barangay conciliation is required, the case may be dismissed or delayed if the parties skip it.

12. Security Deposits and Advance Rent

A landlord cannot use the security deposit as a disguised rent increase unless the lease allows it or the tenant agrees.

For example, if the lease states that the rent is ₱12,000 and the security deposit is two months’ rent, the landlord cannot suddenly require another month’s deposit in the middle of the lease without a contractual basis.

Upon renewal, the landlord may propose an adjustment to the security deposit to match the new rent, but this should be agreed upon or stated in the renewal terms.

Security deposits are usually intended to answer for unpaid rent, utility bills, damage beyond ordinary wear and tear, or other obligations under the lease. They are not automatically forfeited merely because the tenant refuses an unlawful increase.

13. Association Dues, Utility Charges, and Other Fees

Some landlords avoid saying “rent increase” and instead raise other charges. Whether this is valid depends on the lease and the nature of the charge.

Association Dues

In condominium leases, the contract should state who pays association dues. If the tenant agreed to pay them, the tenant must usually shoulder lawful dues imposed by the condominium corporation.

If the landlord agreed to shoulder association dues, the landlord cannot later shift them to the tenant during the lease term without consent.

Utilities

If utilities are separately metered, the tenant usually pays based on actual consumption.

If utilities are sub-metered, the landlord should charge only a fair and transparent amount. Inflated utility charges may be challenged.

Service Fees

A landlord cannot impose new “service fees,” “maintenance fees,” or “administrative charges” during the fixed lease term unless the lease allows them or the tenant agrees.

If mandatory fees effectively increase the cost of occupancy, they may be treated as part of the rent arrangement.

14. Improvements and Renovations as Basis for Rent Increase

A landlord may want to increase rent because of renovations, repairs, or improvements. Whether this is allowed depends on timing and agreement.

During the Lease

If the tenant is already leasing the property at a fixed rent, the landlord generally cannot increase rent during the term merely because the landlord repaired or improved the property, unless the contract allows it.

Necessary repairs are often the landlord’s obligation, especially if they relate to habitability and structural condition.

Upon Renewal

After the lease expires, the landlord may propose a higher rent because the property has been improved, subject to rent control limits if applicable.

Tenant Improvements

If the tenant made improvements at the tenant’s expense, the landlord cannot use those tenant-funded improvements as a basis to increase rent during the term unless the lease permits it.

The treatment of improvements should be governed by the contract, including whether improvements may be removed, reimbursed, or become part of the property.

15. Rent Increase in Commercial Leases

Commercial leases are governed mainly by the lease contract. Rent control laws generally protect residential tenants, not business tenants.

In commercial leases, rent increases are often handled through:

Annual escalation clauses;
Percentage rent;
Revenue-based rent;
Renewal rate adjustments;
Consumer price index adjustments;
Step-up rent schedules;
Repricing upon renewal.

A commercial landlord may increase rent if the contract allows it. If the contract is silent, the landlord generally cannot increase rent during the fixed term.

Once the lease expires, the landlord may offer a new lease at a higher rent. The tenant may accept, negotiate, or vacate.

Commercial tenants should pay close attention to escalation clauses, because some commercial leases contain automatic annual increases.

16. Rent Increase in Condominium Leases

A condominium lease is subject to the same general principles, with additional practical issues:

Association dues;
Common area charges;
Parking fees;
Use restrictions;
Condominium house rules;
Utility billing;
Move-in and move-out fees.

The landlord cannot increase base rent during the fixed term unless the lease allows it. But if the lease separately makes the tenant responsible for association dues, those dues may change according to condominium corporation assessments.

The key is to distinguish between rent charged by the landlord and third-party charges imposed by the condominium corporation.

17. Rent Increase in Boarding Houses, Dormitories, and Bed Spaces

Boarding houses, dormitories, rooms, and bed spaces may fall under residential rent control if they meet the statutory coverage.

However, many such arrangements are informal, with oral agreements and monthly payments. In those cases, disputes often turn on:

Proof of agreed rent;
Receipts;
Text messages;
House rules;
Payment frequency;
Whether the tenant was given notice;
Whether the property is covered by rent control.

Landlords should issue receipts. Tenants should keep proof of payment.

18. Oral Lease Agreements

An oral lease can be valid, but it is harder to prove.

If there is no written contract, the parties may rely on:

Receipts;
Bank transfer records;
GCash or Maya confirmations;
Text messages;
Emails;
Witnesses;
Prior payment history;
Barangay records;
Demand letters.

If a landlord claims the tenant agreed to an increase, the landlord should be able to prove that agreement.

If a tenant claims the rent was fixed for a certain period, the tenant should also preserve proof.

Written leases prevent many disputes.

19. Retroactive Rent Increases

A landlord generally cannot impose a retroactive rent increase.

For example, a landlord cannot say in June:

“Your rent from January to May should have been ₱2,000 higher per month, so you now owe me ₱10,000.”

Unless the tenant previously agreed to that increase or the lease clearly provides for retroactive adjustment, this is generally improper.

Rent increases should operate prospectively, not backward.

20. Excessive, Unconscionable, or Bad-Faith Increases

Even outside rent control, a rent increase may be questioned if it is imposed in bad faith, used to harass the tenant, or designed to force an unlawful eviction.

However, courts generally respect freedom of contract, especially after the lease has expired. A landlord is usually free to set the rent for a new lease, subject to rent control, anti-discrimination principles, public policy, and other applicable laws.

An increase may be suspect if accompanied by:

Threats;
Lockout attempts;
Utility disconnection;
Refusal to issue receipts;
Retaliation after tenant complaints;
Discrimination;
False claims of unpaid rent;
Harassment by guards or agents.

The remedy depends on the facts.

21. Tenant Remedies Against an Illegal Rent Increase

A tenant faced with an unlawful rent increase may consider the following steps:

A. Review the Lease Contract

Check the provisions on:

Monthly rent;
Lease term;
Renewal;
Escalation;
Notice;
Security deposit;
Default;
Termination;
Attorney’s fees;
Venue;
House rules.

B. Determine Whether Rent Control Applies

The tenant should determine:

Whether the unit is residential;
Monthly rent amount;
Location;
Whether the tenant is a continuing tenant;
Whether the current rent control law applies;
The maximum lawful increase.

C. Respond in Writing

A tenant should avoid relying only on verbal conversations. A written response may say:

“I acknowledge receipt of your notice of rent increase. I respectfully request the legal and contractual basis for the increase, since our lease remains effective until [date] at the agreed monthly rent of ₱[amount].”

If paying under protest:

“Payment is made under protest and without waiver of my right to contest the validity of the increase.”

D. Continue Paying the Undisputed Rent

If the tenant stops paying altogether, the landlord may claim default. It is often safer to continue paying the rent that is clearly due while disputing only the increase.

E. Keep Records

The tenant should keep:

Lease contract;
Receipts;
Bank transfer confirmations;
Messages;
Notices;
Photos or videos of harassment;
Utility bills;
Barangay summons;
Demand letters.

F. Seek Barangay Assistance

If the landlord and tenant are within the same city or municipality, barangay conciliation may help resolve the dispute.

G. Raise Defenses in Ejectment

If the landlord files an ejectment case, the tenant may raise defenses such as:

The lease has not expired;
Rent was paid;
The increase is unauthorized;
The increase violates rent control;
No valid demand was made;
The landlord accepted rent;
The landlord acted in bad faith;
The tenant is not unlawfully withholding possession.

22. Landlord Best Practices

A landlord who wants to increase rent should:

Check whether rent control applies;
Review the lease contract;
Wait until the lease expires unless an escalation clause applies;
Give written notice before renewal;
State the exact amount and effective date;
Avoid retroactive increases;
Avoid threats or self-help eviction;
Issue receipts;
Document tenant communications;
Use a written renewal agreement;
File the proper legal action if the tenant refuses to vacate after lawful termination.

A landlord should not rely on verbal demands or intimidation. A lawful rent increase is easier to enforce when documented properly.

23. Tenant Best Practices

A tenant should:

Get a written lease;
Keep receipts and proof of payment;
Ask for written notice of any increase;
Check if the unit is covered by rent control;
Avoid ignoring notices;
Pay the undisputed rent on time;
Put objections in writing;
Avoid signing a renewal without understanding the new rent;
Do not assume that staying after notice has no legal effect;
Seek legal advice before refusing to vacate after lease expiry.

A tenant should be especially careful when the lease has already expired. Remaining in the unit after rejecting a lawful renewal rate may expose the tenant to ejectment.

24. Common Scenarios

Scenario 1: One-Year Lease, No Escalation Clause

The tenant signed a one-year lease at ₱18,000 per month. After six months, the landlord demands ₱21,000.

Result: Generally not allowed. The landlord must wait until the lease expires, unless the tenant agrees or the lease allows the increase.

Scenario 2: Lease Expired, Tenant Wants to Stay

The one-year lease expired. The landlord says renewal rent is now ₱22,000 instead of ₱20,000.

Result: Generally allowed, subject to rent control if applicable. The tenant may accept, negotiate, or vacate.

Scenario 3: Month-to-Month Residential Lease

The tenant rents monthly with no fixed term. The landlord gives notice that rent will increase next month.

Result: Possibly allowed, but the increase must be prospective, reasonable in notice, and compliant with rent control if applicable.

Scenario 4: Covered Unit Under Rent Control

The tenant rents a covered residential unit. The landlord demands an increase above the statutory cap.

Result: Not allowed to the extent it exceeds the legal limit.

Scenario 5: Commercial Space With Escalation Clause

A commercial lease states that rent increases by 10% every year.

Result: Generally enforceable if clearly agreed upon and not contrary to law or public policy.

Scenario 6: Landlord Disconnects Electricity to Force Acceptance

The tenant refuses an unlawful increase. The landlord cuts electricity.

Result: Improper. The landlord should use legal remedies, not self-help.

25. Frequently Asked Questions

Can a landlord increase rent anytime?

No. A landlord cannot increase rent anytime during a fixed lease unless the contract or law allows it. Rent may usually be increased upon renewal or in a month-to-month arrangement with proper notice, subject to rent control.

Does the tenant need to sign a new contract for the increase to be valid?

Not always. If the lease has expired and the tenant stays after notice and pays the new rent, consent may be implied. But a written renewal is much better. During a fixed lease, a signed addendum or clear written consent is usually needed unless the contract already allows the increase.

Can the landlord increase rent every month?

For a covered residential unit, rent control laws may prohibit frequent increases. Even outside rent control, monthly increases during a fixed lease are generally not allowed unless expressly agreed. In a true month-to-month lease, changes may be proposed for future months, but repeated abusive increases may be disputed depending on the facts.

Can the landlord increase rent because prices went up?

Inflation alone does not automatically allow a landlord to increase rent during an existing fixed lease. The landlord needs a contractual or legal basis. Upon renewal, the landlord may consider inflation when proposing a new rent, subject to applicable law.

Can a tenant refuse a rent increase?

Yes, a tenant may refuse an unauthorized or unlawful increase. But if the lease has expired and the landlord lawfully offers renewal only at a higher rent, refusal may mean the tenant must vacate.

Can the landlord refuse renewal if the tenant rejects the increase?

Usually yes, unless the lease gives the tenant a right to renew or the refusal violates law. A landlord is generally not required to renew a lease at the old rate after the term expires.

Is verbal notice enough?

Verbal notice may create factual disputes. Written notice is strongly preferable and often necessary to prove what was demanded and when.

Can the landlord increase rent after accepting advance rent?

If the landlord accepted advance rent for a covered period, the landlord generally cannot demand additional rent for that same period unless the agreement allows it.

Can the landlord deduct the increase from the security deposit?

Not if the increase is invalid or disputed. The security deposit should not be used to force acceptance of an unlawful rent increase.

26. Key Legal Principles

The issue can be summarized through these principles:

A lease is a contract. The rent agreed upon binds both landlord and tenant.
No unilateral modification. A landlord generally cannot change rent during a fixed term without contractual authority or tenant consent.
Escalation clauses matter. If the tenant agreed in advance to a rent adjustment formula, the landlord may enforce it according to its terms.
Rent control may limit increases. Covered residential units are subject to statutory caps.
Renewal is different from mid-lease increase. A landlord may usually propose a higher rent after the lease expires.
Month-to-month leases are more flexible. Rent may be changed prospectively with proper notice, subject to law.
Self-help eviction is prohibited. The landlord must use legal process to remove a tenant.
Documentation is critical. Written leases, notices, receipts, and payment records often determine the outcome.

27. Practical Conclusion

A landlord in the Philippines cannot generally increase rent without the tenant’s consent during an existing fixed-term lease. The agreed rent remains binding until the lease expires, unless the lease contract contains a valid escalation clause or a law permits the increase.

A landlord may increase rent when the lease expires and a new lease or renewal is offered, when the tenant is on a month-to-month arrangement and proper prospective notice is given, or when the lease contract already provides for a scheduled increase.

For residential tenants, the most important additional protection is rent control. If the unit is covered, the landlord must follow the statutory cap and cannot impose an excessive increase. For commercial tenants, the lease contract is usually controlling.

The safest rule is this: during the lease term, no unilateral increase; upon renewal, a lawful increase may be proposed; for covered residential units, rent control limits must always be observed.