Rent is one of the biggest monthly expenses for many Filipino households. Whether you're renting a condo, apartment, boarding house, or house-and-lot, it's natural to wonder: Can landlords increase property rental fees in 2026, and if so, by how much?

The good news is that certain residential rental units in the Philippines are protected by government rent control measures that limit how much rent can increase each year.

Here's what tenants and landlords need to know about the rent increase limit for 2026.

What is the Rent Increase Limit for 2026 in the Philippines?

Under the NHSB Resolution 2024-01, the government has set a maximum rent increase of 1% for covered residential rental units for the rental period until December 31, 2026.

This means landlords of eligible properties may only increase rent by up to 1% when renewing a lease with the same tenant. However, no increase of more than once a year is prescribed for boarding houses, dormitories, rooms, and bed spaces offered for rent to students.

READ: DHSUD Rules on Rent Increase in the Philippines 2026 - An Explainer

Example

If your current monthly rent is:

• ₱5,000, the maximum increase is ₱50

• ₱8,000, the maximum increase is ₱80

• ₱10,000, the maximum increase is ₱100

A tenant paying ₱8,000 per month in 2025 can only be charged up to ₱8,080 per month upon lease renewal in 2026; and if your property is offered to students, a maximum of 1 rent increase is allowed per year.

Which Rental Properties Are Covered?

The 1% rent increase cap applies to residential units that:

• Are rented for ₱10,000 per month or less

• Are occupied by the same tenant

• Are subject to a lease renewal during the covered period

It does not cover new residential units offered for lease, which will be constructed after the approval of this Resolution. This means that if your property was constructed after the resolution was issued, your property will not be covered by the rent control limits until December 31, 2026.

What If the Rent Is Above ₱10,000 Per Month?

Properties renting for more than ₱10,000 per month are generally not covered by the special 1% rent increase cap.

For these units, rent adjustments are usually based on:

• The terms of the lease agreement

• Mutual agreement between landlord and tenant

• Applicable laws and regulations

Because of this, tenants renting condos and higher-priced apartments should carefully review their contracts before renewing.

Can Landlords Increase Rent During an Active Lease?

The standard practice is to not increase rent during an active lease. If there is an existing lease agreement, landlords cannot simply increase rent in the middle of the contract period unless the lease specifically allows it and the arrangement complies with applicable laws.

Rent increases are typically implemented upon lease renewal.

This is why tenants should always keep copies of:

• Lease agreements

• Renewal contracts

• Official receipts

• Written notices regarding rent adjustments

Why Does the Government Limit Rent Increases?

Rent control measures are designed to help protect tenants from sudden and excessive rent hikes, especially during periods of economic uncertainty and rising living costs.

The goal is to balance the interests of:

• Tenants who need affordable housing

• Landlords who manage and maintain rental properties

By limiting annual increases for lower-priced rental units, more Filipino families can maintain stable housing arrangements.

Tips for Tenants Renewing a Lease in 2026

Before signing a renewal contract, consider these steps:

Verify Your Current Rent

Check whether your unit falls within the ₱10,000 monthly rent threshold.

Review the Proposed Increase

Calculate the increase yourself to ensure it does not exceed the allowable limit if your unit is covered.

Request Written Documentation

Any rent adjustment should be reflected in a written lease renewal or amendment.

Keep Records

Save copies of receipts, contracts, and communications with your landlord.

Ask Questions Before Signing

If you're unsure about a rent increase, clarify the details before agreeing to a renewal.

Tips for Landlords

Landlords should ensure that any rent adjustment complies with current regulations.

Best practices include:

• Providing advance notice before lease renewal

• Documenting rent changes in writing

• Maintaining transparent communication with tenants

• Keeping accurate records of rental agreements

A clear and professional approach can help avoid misunderstandings and maintain positive tenant relationships.

So, can rent be increased in 2026?

For 2026, eligible residential rental units in the Philippines with monthly rents of ₱10,000 or below are subject to a maximum rent increase of 1% upon lease renewal with the same tenant.

Whether you're a tenant planning your housing budget or a landlord preparing lease renewals, understanding the current rent increase rules can help both parties avoid surprises and make informed decisions.

Before renewing any rental agreement, take time to review the applicable rules, check your lease terms, and ensure that all rent adjustments are properly documented.