Avail (by Realtor.com) handles listings, applications, tenant screening, leases, and online rent collection. RentCeiling is the rent-control specialist that computes the per-jurisdiction legal-maximum rent increase under the controlling local statute, generates the statutorily-compliant tenant notice, and logs every calculation for a future Rent Board hearing or small-claims defense. The two tools live side by side — keep your operating system in Avail, plug RentCeiling in for the rent-cap layer.
The honest framing
If you're searching for an Avail alternative because you want a different way to list a vacancy, screen an applicant, sign a lease, or pull ACH, RentCeiling is not the answer. We don't do any of that. Avail does it well; so do TurboTenant, Hemlane, RentRedi, and Innago. Pick whichever PM tool fits the operations side of your business.
If you're searching for an Avail alternative because your current PM tool doesn't tell you what the legal max rent increase is for your unit this year, doesn't generate the right notice with the right citations and the right effective date, and has nowhere to keep the math worksheet for the day a tenant disputes the increase, then this page is for you. That's a different problem and it deserves a specialist. Cal. Civ. Code §1947.12(h)(2) treble damages plus attorney fees is what a missing worksheet costs you in California; up to $7,500 per violation under RCW 59.18.730 is what it costs in Washington State.
What lives where
A pragmatic division of labor for a small portfolio in a rent-controlled jurisdiction.
A worked example
Four-unit Portland fourplex, all units covered by Oregon SB 611.
Suppose you own a four-unit building in Portland, Oregon. All four units are covered by Oregon SB 611 — the building's first certificate of occupancy was 1962, so it predates the rolling 15-year new-construction exemption under ORS §90.323(2). Tenants have been in place for between two and seven years. At lease renewal in October 2026, you want to raise rents on all four.
Avail collects each unit's rent monthly via ACH, holds the lease PDFs, and shows you the rent ledger. It does not compute Oregon's 2026 cap, because Oregon's cap depends on whether the West-Region CPI-U change for the most recent September-to-September window is high enough to trigger the 7% + CPI rule or low enough to stay under the 10% ceiling — and SB 611 (passed 2023, signed by Governor Kotek) capped the maximum at the lesser of 10% or 7% + CPI. For 2026 the published cap is 9.5%.
Run the Oregon calculator on each unit. Three of the four units last saw an increase in September 2025 — the once-per-12-months rule under ORS §90.323(3) means the next allowable notice can serve in September 2026 with an effective date 90 days after delivery. The fourth unit's last increase was in 2023; that unit can take an increase now (the 2024 and 2025 capacity is forfeit — Oregon does allow one-year banking under ORS §90.323(5), but only one year of carryover, so the 2024 capacity is gone). RentCeiling generates four notices with the ORS §90.323 citation, the cap math, the once-per-12-months effective date, and the 90-day-from-delivery service window. You upload the PDFs to Avail's document store as part of the renewal packet and hand-deliver per your service-of-process preference.
Eight months later, a tenant moves out and sues for $4,800 alleging an unlawful increase. Oregon's overcharge remedy under ORS §90.323(5) is three months' rent plus actual damages and attorney fees — the worksheet you produced from the RentCeiling compliance log shows the formula, the CPI source, the effective date, and the service date. The case is dismissed on summary judgment. The cost of that worksheet not existing is well-documented.
Pricing
$0
Per-jurisdiction calculator on every supported jurisdiction page. Always free. No account required.
$9 / notice
One statutorily-compliant notice PDF with citation, worksheet, effective-date math, and tenant-acknowledgment line.
$19 / month
Unlimited notices across multiple units and jurisdictions, plus the multi-unit compliance log and CPI-refresh alerts.
Common questions
Avail's product surface as of 2026-04-25 centers on listings, applications, tenant screening, lease building, online rent collection, and maintenance. A national property-management platform doesn't typically maintain a per-jurisdiction legal-max rent-increase calculator, because each rent-controlled jurisdiction's formula refreshes on its own calendar (California AB 1482 in August, San Francisco Rent Ordinance March 1, Berkeley Rent Stabilization Ordinance January 1, Los Angeles RSO July 1, Oregon SB 611 in September from West-Region CPI, NYC RGB October 1, Washington DC May 1, Montgomery County MD July 1, Washington State January 1, Saint Paul fixed-rate non-CPI), and each ordinance has its own building-age cutoffs, owner-natural-person carve-outs, banking provisions, and AGA-denial gates. RentCeiling exists precisely to be that layer — a focused tool for the one job a horizontal PM platform isn't going to ship across all 50 states.
Yes — that is the canonical workflow. Keep listings, applications, screening, the lease, ACH rent collection, and maintenance in Avail. When the lease comes up for renewal and you want to raise the rent, run the legal-max calculator on the relevant RentCeiling jurisdiction page (free), generate the statutorily-compliant tenant notice ($9 one-time per notice with citation, math worksheet, and effective-date computation), and either upload the PDF to Avail's document store as part of the lease renewal packet or hand-deliver per your service-of-process preference. The RentCeiling compliance log keeps the worksheet for the day a tenant disputes the increase or the Rent Board asks for the math.
Three reasons. First, the math is a moving target — California's AB 1482 cap is the lesser of 10% or 5% + the regional CPI-U change for the prior April-to-April; San Francisco computes 60% of the prior March-to-March CPI capped at 7% per year; Berkeley computes 65% of the prior July-to-June CPI; Oregon caps at the lesser of 10% or 7% + CPI for the West Region; Washington DC sets CPI-W + 2% with elderly-disabled at CPI-W only; Montgomery County MD sets CPI + 3% under a 6% hard ceiling; Washington State sets CPI + 7% under a 10% statutory ceiling. Each refreshes from a different BLS series on a different calendar. Second, the carve-outs are jurisdictional — Costa-Hawkins exempts SFR-with-post-1996-tenancy, condos, and post-Feb-1-1995 multi-unit buildings from Berkeley's cap, but those same Costa-Hawkins units still owe registration fees and just-cause compliance under BMC §13.76.130. Third, getting it wrong is expensive — Cal. Civ. Code §1947.12(h)(2) treble damages plus attorney fees, Washington State RCW 59.18.730 up to $7,500 per violation, Saint Paul Chapter 193A revocation of the rental license, San Francisco S.F. Admin. Code §37.10A escalation to City Attorney with up to $1,000 per violation per day. A specialist tool that does only this one thing is the right shape for it.
Free for the per-jurisdiction calculator on every supported jurisdiction page — no account required. $9 one-time per statutorily-compliant tenant notice PDF (with controlling-statute citation, math worksheet, and effective-date computation against the jurisdiction's notice-period rule). $19 per month Pro tier for unlimited notices across multiple units and jurisdictions, plus the multi-unit compliance log and CPI-refresh alerts. Pricing detail at /pricing; full ten-jurisdiction comparison at /compare.
Pick a jurisdiction; the math runs in the page. No account, no card.