What applies to every landlord in the United States
Federal law is the floor: fair housing, lead disclosure, screening and service member protections apply almost everywhere. Rent limits, eviction rules and deposits are set by the state, and in some places the city. Start with the floor, then find your state.
How much each layer decides here
Federal: Fair housing, lead, screening, service members
State: Rent caps, just cause, deposits, notices, entry
City: Extra rent limits in 8 states' cities
Bar length is the share of a typical landlord's obligations set at that level.
Six obligations that follow you to any state
These apply whether you own one condo or a portfolio, with the narrow exemptions noted. Each links to the agency's own guidance.
Fair Housing Act
HUDNo discrimination in advertising, screening, terms or eviction on race, color, religion, national origin, sex, familial status or disability. Reasonable accommodations and assistance animals sit here.
Applies to: Nearly every rental; a narrow owner-occupied exemption for buildings of four units or fewer, which never covers advertising.
Lead-based paint disclosure
HUDBefore a lease is signed: the EPA pamphlet, a signed disclosure of known lead hazards, and any reports you hold. Keep the signed form for three years.
Applies to: Housing built before 1978, with limited exceptions for studio and zero-bedroom units.
Fair Credit Reporting Act
CFPB · FTCIf you use a screening or credit report and decline, ask for a co-signer or charge more because of it, you must send an adverse-action notice naming the agency.
Applies to: Any decision that relies on a consumer report from a screening company.
Service members Civil Relief Act
DOJActive-duty tenants can end a lease on deployment or PCS orders with 30 days' notice, and evictions against them need a court order with an affidavit of military status.
Applies to: Any tenant on active duty, including reservists called up.
Housing Choice Vouchers
HUDAccepting a voucher means a HAP contract, a HUD inspection and the lease addendum. Many states and cities now require you to accept vouchers as a source of income.
Applies to: Voluntary federally; mandatory in states with source-of-income protection.
CARES Act 30-day notice
Treasury · HUDProperties with federally backed mortgages or federal assistance must give 30 days' notice to vacate for non-payment, longer than most state minimums. Still in force.
Applies to: Any property with an FHA, VA, Fannie Mae or Freddie Mac loan, or LIHTC status.
Find your state
The four rules that vary most from state to state, side by side. Click a row for that state's hub.
| State | Statewide rent cap | Just cause statewide | Deposit cap | Return deadline | City rules |
|---|---|---|---|---|---|
Alabama state guides | · No · preempted | · No | · Yes · 1 month · exceptions | 60 days | · No · preempted |
Alaska state guides | · No | · No | · Yes · 2 months · +1 month pet | 14 days · 30 if deductions | · No · none known |
Arizona state guides | · No · preempted | · No | · Yes · 1.5 months | 14 business days | · No · preempted |
Arkansas state guides | · No · preempted | · No | · Some · 2 months · small landlords exempt | 60 days | · No · preempted |
California state guides | · Yes · 5% + CPI, max 10% | · Some · after 12 months | · Yes · 1 month · 2 for small owners | 21 days | · Yes · LA, SF, Oakland + |
Colorado state guides | · No · preempted | · Some · after 12 months, exemptions | · Yes · 2 months | 30 days · lease may extend to 60 | · No · preempted |
Connecticut state guides | · No | · Some · 62+/disabled, 5+ units | · Yes · 2 months · 1 if age 62+ | 21 days · or 15 after address | · Some · fair rent commissions |
Delaware state guides | · No | · No · 60 days' notice (monthly) | · Some · 1 month · leases ≥1 yr | 20 days | · No · none known |
District of Columbia state guides | · Some · CPI-W + 2%, max 10% · covered units | · Yes · statutory grounds | · Yes · 1 month | 45 days · itemize +30 | · Some · N/A · DC is one city |
Florida state guides | · No · preempted | · No | · No · no cap | 15 days · 30 to claim | · No · preempted |
Georgia state guides | · No · preempted | · No | · Yes · 2 months | 30 days | · No · preempted |
Hawaii state guides | · No | · No | · Yes · 1 month + ≤1 month pet | 14 days | · No · none known |
Idaho state guides | · No · preempted | · No | · No · no cap | 21 days · 30 by agreement | · No · preempted |
Illinois state guides | · No · preempted | · No | · No · no cap | 45 days · itemize in 30 | · No · preempted |
Indiana state guides | · No · preempted | · No | · No · no cap | 45 days · after written address | · No · preempted |
Iowa state guides | · No · preempted | · No · 30 days' notice (monthly) | · Yes · 2 months | 30 days | · No · preempted |
Kansas state guides | · No · preempted | · No | · Yes · 1 month · 1½ furnished · +½ pet | 30 days · 14 after itemizing | · No · preempted |
Kentucky state guides | · No · preempted | · No | · No · no cap | No fixed deadline | · No · preempted |
Louisiana state guides | · No | · No | · No · no cap | 1 month | · No · preempted (implied) |
Maine state guides | · No | · No | · Some · 2 months · owner-occ. ≤5 units exempt | 21 days · 30 by written lease | · Yes · Portland, S. Portland |
Maryland state guides | · No · local limits | · No · local rules may apply | · Yes · 1 month · 2 with utility aid | 45 days | · Yes · Montgomery, PG, Takoma Park |
Massachusetts state guides | · No · preempted | · No | · Yes · 1 month | 30 days | · No · preempted |
Michigan state guides | · No · preempted | · No | · Yes · 1.5 months | 30 days | · No · preempted |
Minnesota state guides | · No · St. Paul local cap | · No · notice = rent interval | · No · no cap | 3 weeks | · Some · St. Paul (voter-approved) |
Mississippi state guides | · No · preempted | · No | · No · no cap | 45 days | · No · preempted |
Missouri state guides | · No · preempted | · No | · Yes · 2 months · pet separate | 30 days | · No · preempted |
Montana state guides | · No · preempted | · No | · No · no cap | 10 days · 30 if deductions | · No · preempted |
Nebraska state guides | · No · preempted | · No | · Yes · 1 month + ¼ month pet | 14 days | · No · preempted (2025) |
Nevada state guides | · No | · No | · Yes · 3 months | 30 days | · No · none known · authority unclear |
New Hampshire state guides | · No | · Some · restricted property | · Yes · 1 month or $100 (greater) | 30 days | · No · none known |
New Jersey state guides | · No · local + unconscionability | · Yes · owner-occ. 2–3 family exempt | · Yes · 1.5 months | 30 days · 5 if displaced | · Yes · 100+ towns |
New Mexico state guides | · No · preempted | · No · 30 days' notice (monthly) | · Some · 1 month · terms <1 yr | 30 days | · No · preempted |
New York state guides | · Some · NYC stabilized 0% (2026-27) | · Some · NYC + 18 opt-in cities | · Yes · 1 month | 14 days | · Yes · NYC, Westchester, Kingston… |
North Carolina state guides | · No · preempted | · No | · Yes · up to 2 months · term-based | 30 days · final by 60 | · No · preempted |
North Dakota state guides | · No · preempted | · No | · Yes · 1 month · 2 for felony/judgment | 30 days | · No · preempted |
Ohio state guides | · No · preempted | · No | · No · no cap | 30 days | · No · preempted |
Oklahoma state guides | · No · preempted | · No | · No · no cap | 45 days after demand | · No · preempted |
Oregon state guides | · Yes · 9.5% (2026) | · Yes · after first year | · No · no cap | 31 days | · Some · preempted · local relocation rules |
Pennsylvania state guides | · No | · Some · Philadelphia only | · Yes · 2 months yr 1 · 1 month after | 30 days | · Some · Philadelphia (just cause only) |
Rhode Island state guides | · No | · No · 30 days' notice (monthly) | · Yes · 1 month (+1 furniture) | 20 days | · No · none known |
South Carolina state guides | · No · preempted | · No | · No · no cap | 30 days | · No · preempted |
South Dakota state guides | · No · preempted | · No | · Yes · 1 month · agreed exceptions | 21 days · itemization 45 | · No · preempted |
Tennessee state guides | · No · preempted | · No | · No · no cap | No fixed deadline | · No · preempted |
Texas state guides | · No · preempted | · No | · No · no cap | 30 days · after forwarding address | · No · preempted · disaster exception |
Utah state guides | · No · preempted | · No | · No · no cap | 30 days | · No · preempted |
Vermont state guides | · No | · No | · No · no cap | 14 days · 60 seasonal | · No · none in effect |
Virginia state guides | · No | · No | · Yes · 2 months | 45 days | · No · no local authority |
Washington state guides | · Yes · 7% + CPI, max 10% · 9.683% (2026) | · Yes · fixed-term exceptions | · No · no cap · Seattle local limit | 30 days | · Some · preempted · local just cause exists |
West Virginia state guides | · No | · No | · No · no cap | 60 days · 45 if re-let | · No · none known |
Wisconsin state guides | · No · preempted | · No | · No · no cap | 21 days · trigger varies | · No · preempted |
Wyoming state guides | · No | · No | · No · no cap | 30 days · 15 after address | · No · none known |
Rent-cap and just-cause figures are the statewide default. Cities with their own rules can be stricter; the state hub lists them.
Federal changes
Substantive changes at the national level. Most change happens one level down.
Aug 2026
HUD proposes further disparate-impact changes
An August proposal extends HUD’s rulemaking to Title VI. It is not an enacted repeal of fair-housing protections.
Apr 2026
Selected HOME rule changes delayed indefinitely
HUD delayed specific HOME green-building and tenant-protection provisions pending further rulemaking.
Apr 2026
HUD publishes withdrawal of eight guidance documents
HUD’s April notice confirms withdrawal of guidance covering assistance animals, digital advertising and other fair-housing topics. The Fair Housing Act remains applicable.
Mar 2026
HUD pauses its eviction-notice rollback
The planned rollback of the 30-day nonpayment notice for covered HUD housing was delayed indefinitely and is being treated as a proposal.
Mar 2026
HUD proposes work requirements and assistance term limits
A proposal would let certain housing agencies and assisted-housing owners introduce work requirements and time limits within covered programs.
Jan 2026
Stricter EPA lead-dust standards reach compliance date
Updated dust-lead reporting and post-abatement standards apply from January 12, 2026 in EPA-administered jurisdictions.
Dec 2025
HUD moves multifamily HOTMA deadline to January 2027
Covered HUD multifamily owners have until January 1, 2027 to reach full compliance with the revised income and asset requirements.
Sep 2025
Voucher NSPIRE transition extended to February 2027
HUD extended selected inspection-rule compliance dates for voucher and Moderate Rehabilitation programs.
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