Lease Renewals: Notice, Rent Changes, and When to Offer

When a lease nears its end, you decide whether to offer a renewal, at what rent, and with how much notice. Doing it right keeps good tenants and stays within the law. For the full lifecycle from application to lease signing and renewal, see Lease Management: From Application to Renewal. For when rent is due and how to collect it, see When Is Rent Due?; for keeping great tenants, see tenant retention strategies; for listing and pricing when a tenant leaves, see How to Minimize Vacancy.

When to Send Renewal Notice

Many leases require you to give advance notice if you're changing terms (e.g. rent) or not renewing. State and local law often set minimum notice periods (e.g. 30, 60, or 90 days). Send renewal notices early enough that you comply and the tenant has time to decide. Put the offer in writing: rent amount, lease length, and any other changes.

How to Change Rent at Renewal

You can propose a new rent at renewal. Some cities and states have rent control or caps on increases; even where they don't, large jumps can trigger turnover. A small, market-based increase (e.g. 2–5% where legal) with clear notice is common. Document the new rent and effective date in the renewal or new lease.

Renewal vs Month-to-Month

A fixed-term renewal (e.g. another 12 months) gives both sides certainty. Month-to-month after the initial term offers flexibility but usually requires less notice to end the tenancy—check your lease and state law. Many landlords offer a renewal at a set rent and term; if the tenant doesn't accept, the lease may convert to month-to-month or end per the lease.