10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: One month's rent: any security deposit or other payment required as security may not exceed the first full month's rent charged that tenant, and may be charged only once. Must be held in an interest-bearing escrow account at a D.C. financial institution. (14 DCMR § 308.2, confirmed 2026-10). Returning the deposit: Within 45 days after the tenancy terminates, the owner must either return the deposit with interest or notify the tenant in writing (personally or by certified mail) of the intent to withhold. If withholding, the owner must refund the balance with an itemized statement within 30 days after that notice. Bad-faith failure to return exposes the owner to treble damages. (14 DCMR §§ 309.1–309.2 (as amended by D.C. Law 16-276); D.C. Code § 42-3502.17(e), confirmed 2026-10).
How District of Columbia treats the landlord's core obligations
Late fees: Late fee may not exceed 5% of the full rent due, and may be charged only if the full rent is not paid within 5 days (or any longer grace period in the lease) of the due date. (D.C. Code § 42-3505.31, confirmed 2026-10). Application fees: Application fee capped at $50, adjustable annually from Jan 1, 2024 by the CPI-U increase (Rental Housing Commission publishes the figure); no other pre-lease fees may be charged. (D.C. Code § 42-3505.10(b), confirmed 2026-10).
Nonpayment notice: 10 days' written notice of intent to file before filing a nonpayment case, and no notice/filing at all when the unpaid rent is less than $600. (Unlike other grounds, the nonpayment notice is served on the tenant only, not the Rent Administrator.) The statutory model notice still tells the tenant they may be sued if the balance is not paid 'within 30 days of this notice'; no eviction may be based on nonpayment of a late fee. (D.C. Code § 42-3505.01(a-1)(1), confirmed 2026-10). Rent increases: A rent increase takes effect on the first regular rent-due date occurring more than 60 calendar days after notice is given (§ 42-3509.04(b)). For rent-stabilized units, increases are limited to once every 12 months and the annual adjustment is the CPI-based adjustment of general applicability + 2%, total not to exceed 10% (§ 42-3502.08(h)(2)); elderly/disabled tenants are governed by § 42-3502.24. (D.C. Code § 42-3509.04(b); § 42-3502.08(g),(h), confirmed 2026-10). Ending a month-to-month tenancy: No no-fault termination: a tenant who keeps paying rent cannot be evicted even after the lease expires; possession is available only on enumerated grounds with their own notice periods — 30 days to cure a non-rent lease violation (b); 30 days after a court finding of an illegal act (10 days for specified violent/dangerous crimes filed after Dec. 31, 2025) (c); 90 days for owner personal occupancy (d) or a contract purchaser's personal occupancy (e); 120 days for renovations requiring vacancy (f) or substantial rehabilitation (h); 180 days for demolition (g) or discontinuing housing use (i); condo/co-op conversion per § 42-3402.06(c) (j). (D.C. Code § 42-3505.01(a)(1), (b)–(j), confirmed 2026-10). Entry: Written notice at least 48 hours before entry (or a shorter period the tenant agrees to in writing), except in an emergency for protection of the premises or safety of tenants/others. (D.C. Code § 42-3505.51, confirmed 2026-10).
District of Columbia has rent control or rent stabilization for covered units, set locally rather than by one statewide number. Source-of-income protection is on file statewide, so voucher and benefit income must be treated like any other lawful income in screening and advertising. Card surcharges on rent: allowed within card-network limits. Managing property for others for compensation generally requires a state license: State real estate broker license required for property management for others — confirm with state commission.
Security deposits
What District of Columbia allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
One month's rent: any security deposit or other payment required as security may not exceed the first full month's rent charged that tenant, and may be charged only once. Must be held in an interest-bearing escrow account at a D.C. financial institution.
“any security deposit or other payment required by an owner as security for performance of the tenant's obligations in a lease or rental of a dwelling unit shall not exceed an amount equivalent to the first full month's rent charged that tenant for the dwelling unit, and shall be charged only once by the owner to the tenant.”
Excerpt from the cited source as read on the date shown.
§ 308.8 exempts federal/District agency units and federally subsidized units.
Reference value in Aptoria's compliance data: “1× monthly rent”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
Deposit return deadline
Source-confirmed 2026-10
Within 45 days after the tenancy terminates, the owner must either return the deposit with interest or notify the tenant in writing (personally or by certified mail) of the intent to withhold. If withholding, the owner must refund the balance with an itemized statement within 30 days after that notice. Bad-faith failure to return exposes the owner to treble damages.
Rule text read from the enrolled act amending 14 DCMR 309; D.C. Code § 42-3502.17(e)(2)(A) restates the 45-day written-notice requirement.
Reference value in Aptoria's compliance data: “45 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
Currently no separate pet deposit: 14 DCMR 308.2 caps ALL security payments at one month's rent, charged only once, so any pet deposit must fit inside that cap. The Pets in Housing Amendment Act of 2024 (D.C. Law 25-308) would add D.C. Code § 42-3505.10(b-3) allowing a pet security deposit of up to 15% of monthly rent (plus pet rent of up to 1% of first month's rent per dog), but the Code shows (b-3)/(b-4) as 'Not Funded' and the amendment 'has not been implemented'.
Excerpt from the cited source as read on the date shown.
Applicability note on § 42-3505.10: 'the amendment to this section by § 2(c)(2) of D.C. Law 25-308 is subject to the inclusion of the law's fiscal effect in an approved budget and financial plan. Therefore that amendment has not been implemented.' Same for § 42-3502.17(d). Act text (D.C. Act 25-702): 'The pet security deposit authorized by this paragraph does not exceed 15% of the monthly rent'. Re-check funding status each budget cycle.
Reference value in Aptoria's compliance data: “Not permitted as a separate charge”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a District of Columbia lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
Late fee may not exceed 5% of the full rent due, and may be charged only if the full rent is not paid within 5 days (or any longer grace period in the lease) of the due date.
“a housing provider may charge a late fee of no more than 5% of the full amount of rent due by a tenant. ... has not paid the full amount of rent within 5 days, or any longer grace period”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “Capped at 5% of monthly rent; 5 days grace”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
Application fee capped at $50, adjustable annually from Jan 1, 2024 by the CPI-U increase (Rental Housing Commission publishes the figure); no other pre-lease fees may be charged.
“Such an application fee will be no more than $50. ... commensurate with an increase in the Consumer Price Index for All Urban Consumers ... shall not charge a prospective tenant any fee other than an application fee prior to signing a lease”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “$50”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
(c) District-wide rent stabilization (Rental Housing Act of 1985). For covered units, the annual increase on an occupied unit may not exceed the adjustment of general applicability (CPI-W) plus 2%, capped at 10% total; for elderly/disabled tenants the cap is the least of CPI-W, the Social Security COLA, or 5% (§ 42-3502.24). Rent Control Year 2026 (May 1, 2026–Apr 30, 2027): 4.1% standard, 2.1% elderly/disabled. Exempt: buildings of 4 or fewer units owned by not more than 4 natural persons (with filed exemption), post-1975 construction, and others under § 42-3502.05(a).
“Shall not exceed the current allowable amount of rent charged for the unit, plus the adjustment of general applicability plus 2%, taken as a percentage of the current allowable amount of rent charged; provided, that the total adjustment shall not exceed 10%;”
Excerpt from the cited source as read on the date shown.
2026 figures from D.C. Office of the Tenant Advocate (https://ota.dc.gov/node/1816006): 'the maximum standard rent increase will be 4.1% (CPI-W + 2%)' and for elderly/disabled 'the maximum standard rent increase for Rent Control Year 2026 will be 2.1%'. Small-landlord exemption text (§ 42-3502.05(a)(3)): 'any rental unit in any housing accommodation of 4 or fewer rental units' ... 'owned by not more than 4 natural persons'. Temporary/emergency acts amending § 42-3502.08 (D.C. Law 26-1, Act 26-3, 2025) listed but text not read.
Reference value in Aptoria's compliance data: “Rent control or stabilization applies to covered units”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice District of Columbia requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
A rent increase takes effect on the first regular rent-due date occurring more than 60 calendar days after notice is given (§ 42-3509.04(b)). For rent-stabilized units, increases are limited to once every 12 months and the annual adjustment is the CPI-based adjustment of general applicability + 2%, total not to exceed 10% (§ 42-3502.08(h)(2)); elderly/disabled tenants are governed by § 42-3502.24.
“shall be effective until the first day on which rent is normally paid ... occurring more than 60 calendar days after the notice of the increase is given to the tenant ... plus the adjustment of general applicability plus 2% ... provided, that the total adjustment shall not exceed 10%”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
No no-fault termination: a tenant who keeps paying rent cannot be evicted even after the lease expires; possession is available only on enumerated grounds with their own notice periods — 30 days to cure a non-rent lease violation (b); 30 days after a court finding of an illegal act (10 days for specified violent/dangerous crimes filed after Dec. 31, 2025) (c); 90 days for owner personal occupancy (d) or a contract purchaser's personal occupancy (e); 120 days for renovations requiring vacancy (f) or substantial rehabilitation (h); 180 days for demolition (g) or discontinuing housing use (i); condo/co-op conversion per § 42-3402.06(c) (j).
“Except as provided in this section, no tenant shall be evicted from a rental unit, notwithstanding the expiration of the tenant's lease or rental agreement, so long as the tenant continues to pay the rent to which the housing provider is entitled for the rental unit; provided, that the nonpayment of a late fee shall not be the basis for an eviction.”
Excerpt from the cited source as read on the date shown.
the controlling rule is 'no no-fault termination'. Notices for all grounds other than nonpayment must also be served on the Rent Administrator.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
10 days' written notice of intent to file before filing a nonpayment case, and no notice/filing at all when the unpaid rent is less than $600. (Unlike other grounds, the nonpayment notice is served on the tenant only, not the Rent Administrator.) The statutory model notice still tells the tenant they may be sued if the balance is not paid 'within 30 days of this notice'; no eviction may be based on nonpayment of a late fee.
“notice of the housing provider's intent to file a claim against a tenant to recover possession of a rental unit for the non-payment of rent at least 10 days before filing the claim; except, that the housing provider shall not issue such notice if the amount of rent that the tenant has failed to pay is less than $600.”
Excerpt from the cited source as read on the date shown.
Section as amended through D.C. Law 26-108 (Apr. 16, 2026); prior permanent amendments D.C. Law 26-20 (July 2025) and 26-80 (Dec. 2025). The (a-1)(2) model notice language references a 30-day payment window while (a-1)(1) requires only 10 days before filing; use 30 days in the notice to satisfy both.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a District of Columbia landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
Written notice at least 48 hours before entry (or a shorter period the tenant agrees to in writing), except in an emergency for protection of the premises or safety of tenants/others.
“"Reasonable notice" means written notice provided to the tenant at least 48 hours before the time the housing provider wishes to enter the unit or a shorter period of time as agreed to by the tenant in writing.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “48 hours”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
Card surcharges on rent
Allowed within card-network limits
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
Protected statewide
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
State real estate broker license required for property management for others — confirm with state commission.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
District of Columbia next to its neighbors
Own units on both sides of a state line? These are the reference values for every bordering jurisdiction. Open a state to see which values carry a citation.
Federal and state disclosures Aptoria's lease workflow surfaces for District of Columbia. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
• Tenant Bill of Rights
• RAD registration / exemption
• Mold disclosure
• Window guard notice
Official sources
Primary sources a District of Columbia landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in District of Columbia?
One month's rent: any security deposit or other payment required as security may not exceed the first full month's rent charged that tenant, and may be charged only once. Must be held in an interest-bearing escrow account at a D.C. financial institution. (14 DCMR § 308.2, confirmed 2026-10).
How long does a District of Columbia landlord have to return the security deposit?
Within 45 days after the tenancy terminates, the owner must either return the deposit with interest or notify the tenant in writing (personally or by certified mail) of the intent to withhold. If withholding, the owner must refund the balance with an itemized statement within 30 days after that notice. Bad-faith failure to return exposes the owner to treble damages. (14 DCMR §§ 309.1–309.2 (as amended by D.C. Law 16-276); D.C. Code § 42-3502.17(e), confirmed 2026-10).
What is the maximum late fee in District of Columbia?
Late fee may not exceed 5% of the full rent due, and may be charged only if the full rent is not paid within 5 days (or any longer grace period in the lease) of the due date. (D.C. Code § 42-3505.31, confirmed 2026-10).
How many days does a District of Columbia pay-or-quit notice give the tenant?
10 days' written notice of intent to file before filing a nonpayment case, and no notice/filing at all when the unpaid rent is less than $600. (Unlike other grounds, the nonpayment notice is served on the tenant only, not the Rent Administrator.) The statutory model notice still tells the tenant they may be sued if the balance is not paid 'within 30 days of this notice'; no eviction may be based on nonpayment of a late fee. (D.C. Code § 42-3505.01(a-1)(1), confirmed 2026-10).
How much notice must a District of Columbia landlord give before entering?
Written notice at least 48 hours before entry (or a shorter period the tenant agrees to in writing), except in an emergency for protection of the premises or safety of tenants/others. (D.C. Code § 42-3505.51, confirmed 2026-10).
How much notice is required to raise rent in District of Columbia?
A rent increase takes effect on the first regular rent-due date occurring more than 60 calendar days after notice is given (§ 42-3509.04(b)). For rent-stabilized units, increases are limited to once every 12 months and the annual adjustment is the CPI-based adjustment of general applicability + 2%, total not to exceed 10% (§ 42-3502.08(h)(2)); elderly/disabled tenants are governed by § 42-3502.24. (D.C. Code § 42-3509.04(b); § 42-3502.08(g),(h), confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in District of Columbia?
No no-fault termination: a tenant who keeps paying rent cannot be evicted even after the lease expires; possession is available only on enumerated grounds with their own notice periods — 30 days to cure a non-rent lease violation (b); 30 days after a court finding of an illegal act (10 days for specified violent/dangerous crimes filed after Dec. 31, 2025) (c); 90 days for owner personal occupancy (d) or a contract purchaser's personal occupancy (e); 120 days for renovations requiring vacancy (f) or substantial rehabilitation (h); 180 days for demolition (g) or discontinuing housing use (i); condo/co-op conversion per § 42-3402.06(c) (j). (D.C. Code § 42-3505.01(a)(1), (b)–(j), confirmed 2026-10).
Does District of Columbia have statewide rent control?
District of Columbia has rent control or rent stabilization for covered units. Whether a specific unit is covered, and what increase is allowed, is decided locally, so treat every increase on a possibly covered unit as a legal check, not a routine notice.
Is source of income a protected class in District of Columbia?
Statewide source-of-income protection is on file for District of Columbia. Screening criteria, advertising and income calculations must treat vouchers and benefit income like other lawful income. Local rules can add further protections.
Can a District of Columbia landlord add a surcharge for paying rent by card?
Allowed within card-network limits. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 5 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.