State-Specific Legal Guides
Landlord-tenant rules for five large rental markets, with a side-by-side comparison of deposit limits, return deadlines, entry notice and rent caps.
Last reviewed: October 2026
Landlord-tenant law in the US is mostly state law, and it varies a lot. A deposit that is legal in Texas can be three times what California allows, and a return deadline that works in Illinois would be late in New York. These guides summarize the rules in California, Texas, Florida, New York and Illinois and link to the statutes so you can check the source.
How landlord-tenant law is layered
Think of the rules as three layers, each of which can add obligations but rarely remove them:
- • Federal law applies everywhere. The Fair Housing Act bans discrimination based on race, color, religion, sex, national origin, familial status and disability, and the federal lead-based paint rule requires a pamphlet and disclosure for most housing built before 1978. Federal law rarely addresses deposits, rent or eviction timelines.
- • State law sets most of the day-to-day rules: deposit limits and deadlines, notice periods for rent increases and terminations, entry rules, repair duties, and the court process for eviction. States often add protected classes, such as source of income in California.
- • City and county law can go further. Many large cities have rent stabilization, just cause eviction, rental registration, relocation payments or deposit interest rules. Where a local ordinance is stricter and state law allows it, the local rule controls for that property.
The practical rule: comply with the strictest requirement that applies to the specific property. A landlord with units in two cities in the same state can face different rules for each.
Five-state comparison
Statewide rules only, taken from each state’s statute. Local ordinances can be stricter, and each row links to the official text.
| State | Deposit cap | Return deadline | Entry notice | Statewide rent cap | Statute |
|---|---|---|---|---|---|
| California | One month’s rent; two months for qualifying small landlords (not for service members) | 21 days after the tenant vacates | 24 hours’ written notice presumed reasonable | Yes, for covered units: 5% + CPI, max 10% | Civ. Code §§ 1950.5, 1954, 1947.12 |
| Texas | No statutory cap | 30 days after the tenant surrenders the premises | Check the lease and local rules | No | Tex. Prop. Code § 92.103 |
| Florida | No statutory cap | 15 days if no claim; 30 days to send notice of a claim | 24 hours’ notice for repairs (7:30 a.m. to 8 p.m.) | No | Fla. Stat. §§ 83.49, 83.53 |
| New York | One month’s rent (limited exceptions) | 14 days after the tenant vacates | Check the lease and local rules | No statewide cap; rent regulation in NYC and some localities | N.Y. Gen. Oblig. Law § 7-108 |
| Illinois | No statutory cap | 30 days for an itemized damage statement; 45 days to return in full if none is sent | Check the lease and local rules (e.g. Chicago) | No | 765 ILCS 710/1 |
Where the table says to check the lease and local rules, we have not identified a statewide statutory notice period for routine entry; your lease and local ordinances govern, and giving reasonable advance written notice is good practice everywhere.
What to check locally
Before you set a deposit, raise rent or end a tenancy, look up the rules for the city and county where the property sits. The most common local additions are:
- • Rent stabilization: limits on annual increases, sometimes with registration and fee requirements.
- • Just cause eviction: a list of allowed reasons to end a tenancy, often with relocation payments for no-fault terminations.
- • Deposit interest and handling: some cities require interest on deposits or separate accounts. See our security deposit interest guide.
- • Entry and notice rules: some cities set a specific entry notice period where the state does not.
- • Extra protected classes: local fair housing ordinances can protect source of income, age or other characteristics beyond state and federal law.
- • Rental licensing and inspections: some cities require a rental license or periodic inspections.
Your city or county housing department website is usually the fastest place to start. If you are selling a rental with a tenant in place, these rules also affect what a buyer can do after closing; the keep-or-sell rental property calculator helps compare selling with holding.
State guides
California
Deposit caps under AB 12, the statewide rent cap, just cause, entry, repairs, evictions and selling with tenants in place.
- • Statewide rent cap and just cause
- • One-month deposit cap (with small-landlord exception)
- • Required disclosures
- • Selling a tenant-occupied rental
Texas
Texas landlord-tenant basics, including lease requirements, security deposits and eviction procedures.
- • Lease requirements
- • Security deposit rules
- • Eviction procedures
- • Tenant rights and responsibilities
Florida
Florida rules on lease agreements, security deposit handling and notices, and the eviction process.
- • Lease requirements
- • Security deposit handling
- • Eviction process
- • Landlord obligations
New York
New York deposit limits, rent stabilization basics, eviction protections and required notices.
- • Rent stabilization
- • Security deposit rules
- • Eviction protections
- • Required notices
Illinois
Illinois lease requirements, security deposit return rules and eviction processes.
- • Lease requirements
- • Security deposit return
- • Eviction procedures
- • Tenant rights
State landlord law FAQ
Which law applies when state and city landlord rules differ?
Generally the stricter rule wins in practice. Federal fair housing law sets a nationwide floor, state statutes set the main rules on deposits, notices and evictions, and many cities add rent stabilization, just cause, registration or relocation requirements on top. A landlord has to comply with all three layers, so check the city and county where the property is located, not only the state statute.
Which of these states cap security deposits?
California caps security at one month’s rent for deposits collected on or after July 1, 2024, with a two-month exception for qualifying small landlords. New York caps deposits at one month’s rent under General Obligations Law section 7-108. Texas, Florida and Illinois set no statewide cap, though local rules can still apply.
How fast must a landlord return a security deposit?
It depends on the state: 14 days in New York, 21 days in California, 30 days in Texas, 15 days in Florida when the landlord makes no claim (with 30 days to send notice of a claim), and in Illinois 30 days to send an itemized damage statement or 45 days to return the deposit in full. Missing the deadline can forfeit the right to keep any of the deposit or trigger penalties.
Do any of these states have statewide rent control?
Of the five, only California has a statewide cap on rent increases, under Civil Code section 1947.12, and it exempts many single-family homes, condos and newer buildings. New York regulates rents in New York City and some other localities rather than statewide. Texas, Florida and Illinois have no statewide rent cap.
Are these guides legal advice?
No. They summarize state statutes for general education and link to the official text so you can check it. Laws change and local ordinances can be stricter, so consult a licensed attorney in the state where your property is located before serving notices, keeping deposit money or starting an eviction.
Important: These guides provide general information, not legal advice. Laws change and local rules vary, so consult a licensed real estate attorney in your state about your specific situation.