Renting Rights by State

Most US states cap security deposits at one or two months' rent, though limits vary widely: California caps at two months' rent (one month for furnished units, effective July 2024), New York at one month, while Texas, Florida, and several other states have no statutory cap and rely on what the lease and market will bear. The state pages on this site show each jurisdiction's deposit cap.

Rent control limits how much a landlord can raise rent over time, typically as an annual percentage cap (e.g., 5% + CPI). As of 2026, only a handful of US states allow rent control: California (AB 1482, statewide cap), Oregon (SB 608, statewide cap), New York (limited to specific buildings), New Jersey, Maryland, and Washington DC. Most states actively preempt municipal rent control, meaning cities cannot adopt local rent caps even if residents want them.

On a month-to-month tenancy, many states allow landlords to terminate without cause by giving statutory notice (usually 30 or 60 days). 'Just-cause' eviction states (California, Oregon, New Jersey, parts of New York, Washington, and a few others) require the landlord to state a specific legal reason — nonpayment, lease violation, owner move-in, withdrawal from the rental market, etc. On a fixed-term lease, the landlord generally must wait until lease end unless there's a material breach.

Nearly every state recognizes an implied warranty that the rental unit will be livable — meaning weather-tight, with working plumbing, heat, hot water, electricity, and locks; free of major pest infestations; and structurally sound. If the landlord fails to maintain habitability after written notice, tenants in many states can withhold rent (in escrow), repair-and-deduct, or terminate the lease without penalty. Specific remedies vary by state.

Most states require a written notice ranging from 3 days (Arizona, Texas, Washington) to 14 days (Massachusetts, Vermont) before the landlord can file an eviction case for unpaid rent. The notice is a 'pay or quit' demand — pay the full rent due, or vacate. Some states allow tenants to cure (pay) up until the eviction hearing. Check your state page for the specific notice period.