How much your rent can go up in 2026
The increase depends on three things: that the agreement provides for it, the day each year of the agreement is completed and the legal cap on that day. Here are the caps, one by one and with their article.
Reviewed on 9 October 2026Sources: Ley de Arrendamientos Urbanos · Real Decreto-ley 29/2026Who is behind this
The caps, according to the day the year is completed
If your tenancy agreement is dated 1 April 2015 or later, your rent can only go up if the agreement says so, and once a year: on the day each year of the agreement is completed. It goes up by the index the agreement sets, without going above the legal cap in force at that moment. These are the caps for housing tenancy agreements since 6 March 2019:
- From 06-03-2019 to 30-03-2022
The IPC.
- From 31-03-2022 to 31-12-2023
The IGC (at most 2 %), or the IPC if it is lower. A new agreement between the parties could replace the IGC with another increase. If your landlord is a large landlord (gran tenedor) (more than ten residential properties or more than 1.500 m² of residential floor space), the increase cannot go above the IGC even if you agreed another increase.
- art. 46 (Real Decreto-ley 6/2022, de 29 de marzo)
- art. 1.13, que prorroga el art. 46 del RDL 6/2022 (Real Decreto-ley 11/2022, de 25 de junio)
- art. 67, que prorroga el art. 46 del RDL 6/2022 (Real Decreto-ley 20/2022, de 27 de diciembre)
- anexo (Ley 2/2015, de 30 de marzo, de desindexación de la economía española)
- In 2024
3 %, or the IPC if it is lower. A new agreement between the parties could replace the 3 % with another increase. If your landlord is a large landlord (gran tenedor), the increase cannot go above 3 % even if you agreed another increase. Since 26-05-2023 a large landlord is anyone who owns more than ten residential properties or more than 1.500 m² of residential floor space, and in a declared stressed housing area (zona de mercado tensionado) the autonomous community can lower this to five or more residential properties in that area.
- From 01-01-2025 to 07-10-2026
In agreements dated 26-05-2023 or later, the IRAV or the IPC, whichever is lower; in earlier ones, the IPC.
- Since 08-10-2026
The IRAV in all agreements. And until 31-12-2027, without a new agreement between the parties, at most 2 %. And if your rent is above the price limit that applies to it under the system of reference indices, no increase is allowed.
- disposición final 6.ª (Real Decreto-ley 29/2026, de 6 de octubre)
- art. 4.Dos, que reforma la disposición transitoria 4.ª de la Ley 12/2023 (Real Decreto-ley 29/2026, de 6 de octubre)
- LAU, art. 17.6 y 17.7 (Ley 12/2023, de 24 de mayo, por el derecho a la vivienda)
- Sistema Estatal de Referencia del Precio del Alquiler de Vivienda, the State reference system for housing rental prices (Ministerio de Vivienda)
Status as at 9 October 2026: RDL 29/2026 has applied since 8 October 2026 and is awaiting validation by Congress (pendiente de convalidación). Congress has to vote on it within the 30 days following its enactment; if it does not validate it, it is repealed.
Decrees with the same 2 % cap that Congress repealed: RDL 8/2026, which applied from 22-03-2026 until 29 or 30-04-2026; RDL 26/2026, which applied on 01-10-2026 (or until 02-10-2026). An increase on those days is a doubtful case.
With the latest IRAV (2,54 %) and while RDL 29/2026 applies, the cap without a new agreement is 2 %: the lower of the two. And if your rent is above the price limit that applies to it under the system of reference indices, no increase is allowed.
Art. 18 LAU
No clause, no increase
No, if your agreement is dated 1 April 2015 or later: without an update clause, the rent is not updated (art. 18.1 LAU). If the clause says it is updated but not with which index, the IGC is used, except while a decree that sets the IRAV applies: RDL 26/2026 on 01-10-2026 (or until 02-10-2026), repealed by Congress; RDL 29/2026 since 08-10-2026, awaiting validation by Congress. In agreements before 1 April 2015, under the 1994 wording or that of Ley 4/2013, the law updates the rent with the IPC even if the agreement does not say so.
Art. 18.1 LAU
How you have to be notified
The new rent is payable from the month after you are notified in writing, with the percentage applied; a note on the previous month's receipt is enough (art. 18.2 LAU).
Art. 18.2 LAU
Worked example
Example. You pay 900,00 € a month and your agreement completes another year on 1 November 2026. With the latest IRAV published (2,54 %), if Real Decreto-ley 29/2026 applies, the cap without a new agreement is 2 %, not 2,54 %: your rent can go up to 918,00 € at most.
If Congress repealed the decree, the cap in an agreement signed on or after 26 May 2023 would again be the IRAV or the IPC, whichever is lower. With the latest IRAV published (2,54 %), that would be 922,86 € at most, provided the IPC was not lower. The IRAV that counts is the latest one published on 1 November 2026, which does not exist yet.
While the decree is awaiting validation by Congress, both calculations are possible: the first if Congress validates it and the second if it repeals it.
Art. 18 LAU · RDL 29/2026
Laws
- LAU, art. 18.1 (Real Decreto-ley 7/2019, de 1 de marzo) in force
- art. 3.Once, que reforma el art. 18.1 de la LAU (Real Decreto-ley 29/2026, de 6 de octubre) awaiting validation by Congress (pendiente de convalidación)
- LAU, art. 18.2 (Ley 29/1994, de 24 de noviembre, de Arrendamientos Urbanos) in force
- LAU, art. 18.1, párrafo tercero (Real Decreto-ley 7/2019, de 1 de marzo) in force
- art. 46 (Real Decreto-ley 6/2022, de 29 de marzo) in force
- art. 67, que prorroga el art. 46 del RDL 6/2022 (Real Decreto-ley 20/2022, de 27 de diciembre) in force
- disposición final 6.ª, que reforma el art. 46 del RDL 6/2022 (Ley 12/2023, de 24 de mayo, por el derecho a la vivienda) in force
- apartado tercero, en desarrollo de la disposición adicional 11.ª de la LAU (Resolución de 18 de diciembre de 2024, de la Presidencia del INE) in force
- disposición final 6.ª (Real Decreto-ley 29/2026, de 6 de octubre) awaiting validation by Congress (pendiente de convalidación)
Frequently asked questions
From when do I have to pay the increased rent?
The new rent is payable from the month after you are notified in writing, with the percentage applied; a note on the previous month's receipt is enough (art. 18.2 LAU).
Can my rent be raised if the agreement says nothing?
No, if your agreement is dated 1 April 2015 or later: without an update clause, the rent is not updated (art. 18.1 LAU). If the clause says it is updated but not with which index, the IGC is used, except while a decree that sets the IRAV applies: RDL 26/2026 on 01-10-2026 (or until 02-10-2026), repealed by Congress; RDL 29/2026 since 08-10-2026, awaiting validation by Congress. In agreements before 1 April 2015, under the 1994 wording or that of Ley 4/2013, the law updates the rent with the IPC even if the agreement does not say so.
What does “awaiting validation by Congress” (pendiente de convalidación) mean?
Status as at 9 October 2026: RDL 29/2026 has applied since 8 October 2026 and is awaiting validation by Congress (pendiente de convalidación). Congress has to vote on it within the 30 days following its enactment; if it does not validate it, it is repealed. Until Congress votes, the 2 % increase and the IRAV or IPC increase are the two possible readings.
Does the IRAV or the IPC apply to me?
It depends on when your agreement started and when the year is completed. Since 2025, in agreements dated 26 May 2023 or later the cap is the IRAV or the IPC, whichever is lower; in earlier ones, the IPC. Since 8 October 2026, RDL 29/2026 sets the IRAV for everyone (awaiting validation by Congress).