Top 20 Least & Most Landlord-Friendly States

Where you buy rental property matters just as much as what you buy. State laws around evictions, rent control, and property taxes vary widely, and in some states, those laws work against you as a property owner. In others, they work in your favor. This guide breaks down the most landlord-friendly states, along with the least landlord-friendly states, so you know which markets give you the strongest legal footing before you invest.

Most Landlord-Friendly States	Least Landlord-Friendly States
1. North Carolina: No rent control, 5-day eviction notice, flexible security deposits	1. New York: Strict rent control, 14-day eviction notice, heavy tenant protections
2. Texas: No rent control, 3-day eviction notice, no security deposit cap	2. California: Statewide rent control, complex eviction process, high compliance costs
3. Florida: No rent control, 3-day eviction notice, no state income tax	3. Hawaii: No rent control, strict habitability rules, 45-day notice for rent increases
4. Alabama: Lowest property taxes in the U.S., 7-day eviction notice, no rent control	4. Illinois: No rent control, strict security deposit rules, tenant repair rights
5. Montana: No rent control, 3-day eviction notice, no late fee caps	5. Oregon: Statewide rent control, 90-day notice for rent increases, relocation assistance
6. Ohio: No rent control, 3-day eviction notice, low property taxes	6. New Jersey: Highest property taxes in the U.S., local rent control, strict deposit rules
7. Georgia: No rent control, eviction in as little as 2 weeks, no entry notice required	7. Maryland: Local rent control, 10-day eviction notice, tenant purchase rights
8. Arizona: No rent control, 5-day eviction notice, low property taxes	8. Washington D.C.: Strict rent control, evictions take 1-8 months, TOPA purchase rights
9. Arkansas: Low property taxes, 2-4 week eviction process, no rent control	9. Vermont: High property taxes, evictions take 4-7 months, tenant repair rights
10. Indiana: No rent control, 10-day eviction notice, no state license required	10. Delaware: 60-day notice for rent increases, 12-day repair requirement, deposit caps

So, what criteria determine which states are landlord-friendly? The best landlord-friendly states have:

Which states are landlord-friendly? The states below made our list of the most landlord-friendly states because they consistently offer property owners fewer restrictions, faster eviction timelines, and greater flexibility to manage their investments as they see fit.

In North Carolina, landlords enjoy considerable freedom, earning a spot on the list of landlord-friendly states. There are no rent control laws here, so rental property owners can set and adjust rents without limitations. They also don’t need to notify tenants before popping in. Plus, they can charge a security deposit of up to 1.5 times the monthly rent, which helps to cover any unexpected damages or unpaid rent.

Also, in North Carolina, when a tenant is late on rent, a simple five-day notice to pay up or ship out is all that’s required. If the tenant doesn’t respond, the landlord can kick off an eviction. The process is straightforward and quick, usually wrapping up in about 45 days.

Texas is one of the best states for rental property owners, as it offers a fast track when tenants miss rent payments. A quick three-day notice is all it takes to start the eviction process, making it simpler and faster for landlords to resolve non-payment issues.

There is also no rent control and no caps on security deposits and other fees, such as pet or application fees.

Texas is all about protecting landlords, especially when a tenant breaches the lease. The state also allows landlords and tenants to enter into agreements on repairs, offering flexibility that’s hard to find elsewhere.

In Florida, rental property owners can evict tenants with just a 3-day notice for missed rent. In addition, evictions here are fast. Landlords can often regain property rights within two to three weeks unless the eviction is contested. Plus, there’s no rent control in Florida, allowing landlords to set their own prices. Both of these factors earn it a spot among the states with landlord-friendly laws.

Apart from these, rental property investors benefit from Florida’s low property taxes and its no state income tax. The draw of Florida’s quality of life and affordability in certain markets continues to make it one of the best places to buy rental property.

Alabama rental property owners pay the lowest property taxes in the U.S., averaging just $788 annually. And if you’re 65 years or older, you get a break from state property taxes. 

Plus, there’s no rent control here, and landlords have the flexibility to raise rents based on the market.

When it comes to non-paying tenants in Alabama, a simple 7-day notice is all it takes before you can initiate an eviction. Additionally, the state allows landlords to terminate leases with just a 30-day notice. You don’t need a state rental license to rent out your Alabama property, but you may need one at the city or municipal level, so always verify. These factors rank Alabama among the most landlord-friendly states.

Montana has also earned a spot on our list of landlord-friendly states, as it also has no state or local rent control laws. Landlords can set any rent price and increase it as they see fit, just not during the lease unless it’s written in the agreement.

The state also doesn’t cap late fees. In Montana, as long as it’s in the lease, landlords can decide what works best for them, giving them extra leverage to manage late payments effectively.

If tenants don’t pay up, a simple 3-day notice is all it takes to start eviction procedures in Montana. Notice periods are generally short, even for lease violations. For incidents such as unauthorized pets or property damage, only 3 days’ notice is required.

In 2022, Ohio banned rent control at the local and state levels, making it another state with landlord-friendly laws. This law gives rental property owners the freedom to set and raise rent at their discretion, as long as they follow the terms of their lease agreements.

Removing problematic tenants in Ohio can be done quickly. For nonpayment of rent, you only need 3 days’ notice to pay or vacate. Violation of lease terms requires 30 days’ notice to remedy or vacate, and engaging in illegal activities requires only 3 days’ notice to vacate.

The laws on security deposits walk a fine line, and rental property owners can request them but must tread carefully, returning them within 30 days post-move-out, minus any deductions for damage or unpaid rent.

Georgia is another state with landlord-friendly laws, as rental property owners can set their own rental prices, as the state doesn’t have any rent control laws.

Evicting a tenant in Georgia is usually fast. A day after a missed rent payment, landlords can issue an eviction notice, either verbally or in writing. If the rent remains unpaid, they can file an eviction lawsuit within three days of sending the notice, and the entire eviction process might take as little as two weeks or as long as two and a half months.

Security deposit regulations in Georgia give rental property owners significant flexibility, with no caps to hold them back. However, once a tenant leaves, the law requires that these deposits be returned within 30 days. Moreover, the state has no laws requiring landlords to notify tenants before entering the property, whether for repairs or inspections.

Arizona ranks among the most landlord-friendly states due to its real estate laws and regulations. At just 0.48%, Arizona’s effective property tax rate ranks 12th lowest in the country, making it attractive to real estate investors seeking to minimize expenses.

Aside from this, the state has one of the fastest eviction timelines in the country. Landlords can wrap things up within 1-6 weeks. In Arizona, you can terminate a lease in 10 days if you find false information on a tenant’s application. For rent defaults, landlords only have to serve a 5-day notice, and for any lease violation repeated more than once, all it takes is a 10-day notice. This type of efficient eviction process is what you see in landlord-friendly states.

Arizona also bars local governments from imposing rent control or inclusionary zoning policies (mandating developers to set aside affordable housing in their new projects). 

On average, Arkansas rental property owners pay just $977 annually in property taxes, one of the lowest nationwide. This makes the state attractive to real estate investors seeking higher rental cash flow.

Like many Southern neighbors, the state prohibits cities and local governments from enacting rent control. Plus, the state doesn’t have an implied warranty of habitability. This means it doesn’t force landlords into a default commitment to handle repairs and maintenance; it only steps in if the lease includes this commitment.

Evictions in the state are also relatively fast. The process takes about two to four weeks from start to finish. Should you terminate a lease? You’re all set as long as you give a heads-up equivalent to one rental period on oral agreements or follow the terms specified in a written lease. If you follow these rules, you don’t need a reason to terminate a lease in Arkansas.

Is Indiana a landlord-friendly state? Yes. There is no statewide requirement to get a license to rent properties (some cities do, so always verify), and it has lower property taxes (averaging around $2,000 a year).

In Indiana, all it takes is a 10-day notice for overdue rent before you can start the eviction process. And from start to finish, evictions take between three weeks to four months. Plus, the state has no rent control, allowing rental property owners to set and adjust rents as they see fit.

Whenever a tenant decides to treat your property like their own demolition derby, Indiana’s got your back. If a tenant causes significant damage (waste), you can evict them immediately. No notice is needed. And, they don’t have the option to fix the problem. It’s a tough-love policy, but it ensures your investment is protected without getting tangled in red tape.

Ever wonder why some rental property owners seem to have it all under control while others are constantly grappling with one issue or another? A lot of it boils down to where they own rental property. Now that we’ve covered which states are landlord-friendly. Let’s look at the 10 least landlord-friendly states where a rental property owner might find themselves wrestling with high property taxes, tough eviction laws, and tight rent control.

You might not be surprised to find New York at the top of this list. Landlords are reeling from the strict rent control measures introduced by the Housing Stability and Tenant Protection Act of 2019. It’s not just the rent caps; the Act also restricts security deposits and offers tenants specific rights against eviction, making New York one of the least landlord-friendly states in the US.

The eviction process in the state is lengthy and complex. The law requires landlords to give a 14-day notice for unpaid rent, and the overall eviction process can stretch from three months to a year. And, in April 2024, evicting a tenant is a no-go unless you have a solid, approved reason (“Good Cause”).

California has statewide rent control. Thanks to the California Tenant Protection Act of 2019, rent increases in California are capped at 10% annually or at 5% plus the local CPI (Consumer Price Index), whichever is lower. And this isn’t just for a few places; it applies to most homes built before 2005.

Moreover, evicting a tenant in California comes with many rules and regulations. The state bans “self-help” and retaliatory evictions. It also prohibits landlords from evicting tenants based on nuisance complaints tied to law enforcement or alleged crimes. Tenant headaches are one reason many rental property owners are opting to 1031 exchange from California to another state with more landlord-friendly laws.

On top of all that, being a landlord means you can’t slack on safety. The state insists on professional inspections for buildings with multiple units, especially if balconies or other risky structures are involved. And you can’t use poor credit history as an excuse not to rent in California. You must offer alternatives to rental applicants, especially when dealing with rent-subsidized housing.

In Hawaii, landlords must keep properties in tip-top shape and fix issues swiftly (usually within a tight 15-day window) or risk tenants fixing things themselves and deducting the cost from the rent.

Security deposits cannot exceed one month’s rent minus pet fees. Once the tenant moves out, you have just 14 days to return the deposit.

For rent increases in the Aloha State, landlords must provide significant notice periods: 45 days for monthly leases and 15 days for weekly leases.

In 2024, Illinois banned landlords from requiring electronic rent payments, potentially shifting landlords’ and property managers’ financial management.

The Illinois Security Deposit Return Act now requires landlords to return security deposits within 45 days of a tenant moving out. Landlords will also need to give a breakdown of any deductions and receipts.

When it comes to repairs, rental property owners have two weeks after receiving written notice from their tenants to make them. If they drag their feet, tenants can take matters into their own hands, fix the issues, and deduct the costs from their rent. They can even take their landlord to court for habitability violations.

In Oregon, landlords face unique challenges thanks to robust tenant protection laws. These include:

• Rent control: In Oregon, if a property is over 15 years old, the state caps rent increases at no more than 7% annually.

• 90-day notification for monthly tenancies: For people on month-to-month leases, landlords must hold off on any rent increases for the first year and must provide 90 days’ notice before increasing rent.

• Support during moves: In cities like Portland, hefty rent increases could mean paying for your tenant’s moving costs. If you raise the rent by 10% or more, you might need to cover your tenant’s relocation costs.

Oregon also doesn’t play around when it comes to the habitability of rental units. As a rental property owner, you’re expected to keep properties safe and habitable. If you fail to do so, tenants might just deduct their repair bills from the rent.

New Jersey has the dubious honor of sporting the highest property taxes nationwide, already making it one of the least landlord-friendly states. The average homeowner here forks out about $10,570 annually in property taxes. For rental property owners, that’s not just a dent in the budget; it’s a gaping hole.

The state also allows local jurisdictions to impose rent control. Approximately 100 municipalities in the state have put a cap on how much you can charge for rent, and rental property owners have to provide at least 30 days’ notice before raising rent.

New Jersey also has strict rules around security deposits. You can only ask for 1.5 months’ rent. Once the tenant says goodbye, you’ve got 30 days to pay up. Plus, if your tenant had to leave because of an emergency (fires, floods, or evacuations), or was a victim of domestic violence, you might be reaching for your checkbook even sooner.

In Maryland, several areas have imposed rent control rules that prevent landlords from raising rents at will. Thanks to the Renters’ Rights and Stabilization Act of 2024, security deposits can’t exceed one month’s rent now. Landlords must give a written 10-day notice for unpaid rent before starting eviction proceedings. Evictions in the state take two months on average and can sometimes last up to five months.

Plus, under the new Act, landlords must hand over a copy of the Maryland Tenants’ Bill of Rights when signing a lease, ensuring renters know their rights from day one. 

Moreover, rental property owners now need to let tenants make an offer on the property before they put it up for sale. They must send each tenant a written notice requiring them to submit an offer to purchase the property before listing it. This new rule can tie things up a bit for sellers.

In Washington, D.C., you’re looking at some of the priciest real estate in the nation. The median home price in the state is $631,000.

In D.C., there are tight rent control regulations. If you have tenants who are older or disabled, you can only bump up the rent by 2.9%. For other tenants, a maximum of 4.9% is required, depending on the year’s CPI, plus a small margin. The state also has many rules governing when and how rent increases can be applied. For instance, you can’t raise rents for tenants who received rent increases in certain months of the previous year.

If you’d like to visit your property, you’d better give your tenants a heads-up at least 48 hours in advance. Lengthy evictions are also common in D.C. The eviction process in the state takes between 1 and 8 months, depending on the reason for the eviction.

One legal hurdle rental property owners face when trying to sell in D.C. is the Tenant Opportunity to Purchase Act (TOPA). TOPA stipulates that you offer your tenants the first shot at buying whenever you want to sell your place. This could extend the sales timeline.

Vermont’s property tax rate is 1.42%, usually within the top five in the U.S., earning it a spot on our least landlord-friendly states. Landlords must issue a 14-day written notice for unpaid rent before filing an eviction lawsuit, and the process itself is notoriously drawn out, often taking four to seven months.

In Vermont, if landlords delay essential repairs, tenants can take matters into their own hands. They’re legally allowed to handle repairs themselves, deduct the costs from their rent, or withhold rent until the issue is resolved.

Delaware law caps security deposits at a month’s rent, and landlords must return them within 20 days of moving out.

When it comes to repairs, Delaware tenants don’t have to wait around. If something breaks, landlords have just 12 days to fix it following a written notice from the tenant. If the landlord doesn’t fix it after 12 days, tenants can legally withhold up to two-thirds of their rent, sort out the repairs themselves, and deduct the cost from next month’s rent.

While it has one of the country’s lowest effective property tax rates, Delaware requires rental property owners to give substantial notice to tenants before taking specific actions. For rent increases and lease terminations under month-to-month leases, landlords must provide 60 days’ notice.

Eviction rates in cities are worth paying attention to before you buy in any market. While a high rate doesn’t automatically rule a city out, it means you should dig a little deeper. Is it just an efficient legal process? Is it an affordability problem? Or, a tenant pool under financial stress? These answers matter. Here are five cities with the highest eviction filing rates in 2024, according to Princeton University’s Eviction Lab.

Richmond had the highest eviction filing rate among cities tracked in 2024 — 24.1%, or nearly one in four renter households. It’s not just Richmond, either. Hampton, Newport News, Norfolk, and Chesapeake all rank among the top cities in the country for eviction filings. Virginia has a lot going for it as a real estate market, but if you’re eyeing a specific city there, you’ll want to research tenant stability carefully before you buy.

Charleston had a 15.7% filing rate in 2024. South Carolina as a whole has consistently ranked among the highest eviction states in the country. The low cost to file an eviction ($40) makes it easy for landlords to initiate the process, which contributes to the high numbers. Charleston is an active real estate market, but investors should go in with eyes open about tenant stability in the area.

Phoenix set a record in 2024, with over 87,000 eviction filings and a rate of 14.3%. Here’s the thing, though: Arizona’s laws are still very landlord-friendly. The 5-day notice period for nonpayment is among the shortest in the country, and there’s no rent control. The record filings aren’t a law problem; they’re an affordability problem. Rents climbed quickly while wages didn’t, and a lot of renters simply got priced out. Phoenix can still be a solid market for investors, but going in, you should know that financial stress among renters is real there right now.

Las Vegas went from a 9.8% eviction filing rate pre-pandemic to 13.2% in 2024, one of the largest jumps among the cities we looked at. The story is similar to Phoenix: rapid population growth and rising rents have stretched a lot of renters thin. Nevada isn’t on our landlord-friendly states list, but Las Vegas comes up enough in investor conversations that it’s worth knowing what’s happening on the ground there.

Houston’s filing rate hit 9.2% in 2024, up from 6.9% before the pandemic. That’s roughly 20,000 more eviction filings than a typical pre-pandemic year. Texas is still one of the most landlord-friendly states in the country, and the fast eviction process is part of what keeps filing numbers high. But high eviction rates in any market are a reminder that state law is just one piece of the puzzle. Tenant screening and having a solid local property management team matter just as much.

Landlord-friendliness matters, but when it comes to investing in out-of-state real estate, that is not the whole story. A state with a fast eviction process and no rent control doesn’t do much for you if the local economy is weak, population is shrinking, or rental demand is soft. The best investments sit at the intersection of favorable laws and strong market fundamentals.

Many investors find that the most efficient path is pairing a landlord-friendly market with the ease of turnkey real estate investing, where the rental property is already ready for tenants and property management is in place.

It’s also worth noting that state and city laws don’t always align. Some of the most investor-friendly cities are located in otherwise tenant-friendly states, and vice versa. So before you commit to a market, it’s worth digging into local ordinances, not just statewide policy.

This is where having the right guidance makes a real difference. An experienced investment counselor, like those on our team at RealWealth, can help you weigh all of these factors together, so you’re not just picking a landlord-friendly state; you’re picking the right market for your specific goals, budget, and timeline.

Schedule a free strategy session with a RealWealth investment counselor →

State laws around evictions, rent control, and property taxes aren’t just fine print. They directly affect your cash flow, stress level, and how quickly you can resolve problems when they arise. That’s why location matters so much in rental property investing, and why landlord-friendliness deserves a spot in your decision criteria.

But it’s rarely the whole picture. The markets that tend to perform best combine favorable laws with real economic momentum, population growth, and consistent rental demand. Finding that overlap takes time and access to the right data.

That’s exactly what RealWealth is built for. We’ve spent over 20 years vetting markets and property teams across the country, with turnkey rental properties available in some of the top landlord-friendly markets we’ve covered here. Join for free to explore available inventory, tap into our educational resources, and connect with an investment counselor who can help you zero in on the right market for your goals.