Philippines National Residential Rent Increases Guide

Residential rent increases in the Philippines are strictly regulated by Republic Act No. 9653 (the Rent Control Act of 2009). For covered units, landlords cannot arbitrarily raise rent, regardless of inflation or market rates.

Is Your Unit Covered?

Rent control applies to residential units renting at or below the following monthly rates:

• Metro Manila and Highly Urbanized Cities (HUCs): ₱10,000 or below.
• Other Cities and Municipalities: ₱5,000 or below.

Note: For units above these amounts, there are no statutory caps. Rent increases are governed solely by the lease contract terms.

2026 Rent Increase Caps The National Human Settlements Board (NHSB) under the DHSUD periodically adjusts the allowed increase percentages.

[!IMPORTANT] For the calendar year 2026, the NHSB has set a 1.0% maximum rent increase for covered units.

Key Rules for Implementation

1. Frequency Limit: Rent may not be increased more than once a year, provided the same tenant continues to lease the premises.
2. Student Housing Exemption: Boarding houses, dormitories, and rooms catered specifically to students cannot increase rent more than once a year, even if a new boarder occupies the space within that same year.
3. Reasonable Notice: While the act isn't rigid on notice timing, the Civil Code implies at least 30 days notice before the current lease term expires and the new rate begins.

Resetting Rent on Vacancy

If a unit becomes vacant—the tenant ends the lease, abandons the property, or is legally evicted—the statutory caps are temporarily lifted. The landlord is free to set a new initial market rent for the next incoming tenant. However, once the new lease is signed, any subsequent increases during that tenant's stay will again be limited by the annual NHSB resolutions.

Stay Compliant with Landager

Applying the wrong percentage risks illegal rent collection and potential legal disputes. Landager automatically monitors DHSUD/NHSB resolutions, flags covered properties, and ensures your rent increase notices stay within the 2026 legal caps.