United States (US)
The United States is a federation of 50 states and the District of Columbia spanning six time zones from the Atlantic to the Pacific, plus Alaska and Hawaii.
Renting in United States
Full lifecycle: finding, moving in, during tenancy, leaving.
US rental law is highly state- and city-specific — there is no federal rent control and very limited federal regulation of residential tenancies. Standard leases are 12-month fixed-term or month-to-month. Credit check, background check, and income verification (typically 2.5–3x monthly rent) are standard. Key 2024–2026 reforms: California AB 12 (effective 1 July 2024) caps security deposits at 1 month's rent for most landlords. California AB 1482 (statewide rent cap: 5% + local CPI, max 10%) continues in force — the 2026 cap ranges from approximately 6.3% (SF Bay Area) to 8.8% (San Diego area) depending on regional CPI. NYC rent stabilisation and Oregon statewide rent control also apply in their jurisdictions. Most US states and cities have no rent control.
1. Finding a flat
- - Government-issued ID (passport for expats, or state ID/driver's licence)
- - Proof of income: recent pay stubs, employment offer letter, or bank statements (income typically must be 2.5–3x monthly rent)
- - Bank statements (2–3 months)
- - SSN or ITIN for credit check — new arrivals without SSN/ITIN may need to explain and offer larger deposit
- - Credit report (or explanation letter and larger deposit if no US credit history)
- - References: previous landlord and employer
- - For federally assisted housing (pre-1978 buildings): lead paint disclosure must be provided by landlord
- - Good units in major cities (NYC, San Francisco, Los Angeles) go in 24–48 hours — have all documents pre-prepared and ready to apply immediately.
- - New arrivals without US credit history: offer 2–3 months' deposit (state law permitting), a US-based co-signer, or seek corporate/expat-friendly landlords or furnished rentals.
- - Craigslist scams are common — never wire money, pay via cryptocurrency, or pay without a signed lease and in-person viewing.
- - California AB 12 (effective 1 July 2024): landlords with 3+ units or more than 4 units total cannot demand more than 1 month's rent as security deposit. Small landlords (≤2 properties, ≤4 units, natural person or family trust) may charge up to 2 months.
- - Ask about utilities included — in many buildings water/trash are included but electricity and gas are separate.
- - Check whether your city has local rent control (NYC stabilised buildings, Los Angeles RSO units, San Francisco under local ordinance) — this affects your rights significantly.
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in United States.
2. Before move-in
Handover protocol
Complete a move-in inspection checklist and photograph every room, wall, appliance, and any pre-existing damage. Note damage in writing and have the landlord sign or acknowledge it (email is sufficient in most states). Many states (California, New York, others) legally require the landlord to provide a written condition report. Keep a copy throughout the tenancy.
Deposit
Max: Varies by state and city. California: maximum 1 month's rent (AB 12, effective 1 July 2024) for most landlords — small landlord exception allows up to 2 months. New York City: maximum 1 month's rent. Massachusetts: first month + last month + 1 month security + key deposit (but each capped at 1 month). Many states (Texas, Florida, Illinois): no statutory cap — typically 1–2 months in practice.
Rules: Many states require the deposit to be held in a separate account (not commingled with landlord funds). Landlord must provide written receipt and, in some states, bank account details. Return deadline varies: California 21 days, New York 14 days for most, Florida 15–60 days, Maryland 45 days. Any deductions must be itemised in writing within the deadline.
Return deadline: Varies by state: California 21 days, New York 14 days, Florida 15 days (if no deductions) or 30 days (with deductions), Maryland 45 days, Texas 30 days. Landlord must provide itemised written deduction list within the deadline.
Alternatives: Surety bond alternatives (Rhino, Jetty) are accepted by some landlords in lieu of a full cash deposit — tenant pays a non-refundable monthly fee instead. LeaseLock and Obligo offer similar deposit-free options for participating buildings.
3. During your tenancy
Utility billing
Frequency: Monthly
Dispute window: Typically 30 days from bill receipt to dispute with the utility company. Contact your state Public Utilities Commission (PUC) if disputes are unresolved.
- - Unusually high electricity or gas bill — possible meter error or meter shared with adjacent unit
- - RUBS (Ratio Utility Billing System) allocation in multi-unit buildings — ensure the allocation formula is disclosed in the lease
- - Landlord demanding utilities be paid to them rather than directly to the utility company (sub-metering regulations apply)
- - Deposit held in landlord's personal account (many states require a separate account)
Repairs: Landlords are legally required to maintain habitability (the "implied warranty of habitability" is recognised in virtually all US states). This means functioning plumbing, heating, electrical systems, and structural integrity. Report all repairs in writing (email or text). For emergencies: if the landlord fails to act, some states allow "repair and deduct" (California, New York) or rent withholding — check your state law before acting unilaterally.
4. Moving out
Notice period: Month-to-month: 30 days notice in most states; California requires 60 days for tenants who have resided for more than 1 year. Fixed-term lease: read end-of-lease provisions carefully — many auto-convert to month-to-month or require notice of intent not to renew. Some landlords require 60 days' notice before end of fixed term to avoid auto-renewal.
Final handover: Clean the unit thoroughly and patch small nail holes. Document the final condition with photos and video. Request a joint walk-through with the landlord — if they refuse, document everything yourself. Get a receipt for returned keys. Request an itemised receipt of any deductions from your deposit.
Deposit return: Landlord must return within the state-specific deadline with an itemised deduction list. Unreasonable withholding: file a small claims court case — most states allow claims up to $5,000–$10,000 and the process is DIY-accessible. Many states penalise landlords for bad-faith deposit withholding (2x or 3x deposit as damages in California and New York).
Your tenant rights
Tenant association: Federal: HUD (hud.gov) — Fair Housing Act enforcement and tenant resources. State: each state has a Tenant-Landlord Board or Housing Court. Local: NYC Tenant Protection Unit (nyc.gov/hpd), San Francisco Rent Board (sfrb.org), Los Angeles Housing Department (lahd.lacity.gov). National tenant advocacy: National Housing Law Project (nhlp.org).
Rent control: No federal rent control. State and local caps apply in limited jurisdictions only. California AB 1482 (2020, ongoing): statewide cap of 5% + local CPI (max 10%) for covered units — exemptions include single-family homes, condos, units built after 2005, and owner-occupied buildings of 2 units or fewer. 2026 regional caps: approximately 6.3% (SF Bay Area), 8.7% (Los Angeles area), 8.8% (San Diego area). NYC: rent stabilisation system covers approximately 1 million units — increases set annually by NYC Rent Guidelines Board. Oregon: statewide 10% cap. Most other states (Texas, Florida, Illinois, and the majority of the country): no rent control — landlords can increase rent to market rate on lease renewal.
Eviction protection: Federal Fair Housing Act prohibits discrimination based on race, colour, religion, sex, national origin, disability, and familial status. Just-cause eviction requirements in California (AB 1482), Oregon, New Jersey, and a handful of cities. In most US jurisdictions, landlords can decline to renew a lease without cause but cannot evict a tenant during a lease term without grounds (non-payment, lease violation, etc.). All evictions require a court process — self-help eviction (changing locks, removing belongings, utility shutoff) is illegal in all 50 states.