DC Rental Accommodations Division: landlord rules explained

Last updated 2026-07-26

What is the DC Rental Accommodations Division?

The Rental Accommodations Division, usually called RAD, sits inside the DC Department of Housing and Community Development (DHCD). It runs the city's rent control program under the Rental Housing Act of 1985, keeps the registry of every rental unit in the District, and processes the paperwork tied to DC's Tenant Opportunity to Purchase Act (TOPA). If you own a rental in DC, RAD is the office that decides whether your unit is rent-controlled, tracks your annual rent increases, and hears petitions from tenants who think you overcharged them. RAD is not the same office as DCRA's successor, the Department of Licensing and Consumer Protection (DLCP), which issues the Basic Business License landlords need to legally rent property in DC ^[1]. That split trips people up constantly. Registration with RAD tells the city what kind of unit you have and what rent rules apply. The business license is the permission slip to operate as a landlord at all. You need both, and neither substitutes for the other. RAD also runs the Rent Control Registration and Claims database, which is public. Tenants can look up whether your building is registered and what your last filed rent was. If you're not in that system, a tenant's lawyer will find that out in about five minutes.

Do I have to register my rental unit with RAD?

Yes. Under the Rental Housing Act, every housing accommodation in DC has to be registered with RAD, whether it's rent-controlled or claimed as exempt. DHCD's own guidance states landlords must register a unit "within 30 days of the unit being placed into the rental market" ^[2]. There is no small-landlord exception for the registration requirement itself, unlike rent control coverage, which does have exemptions. Registration happens on Form RAD-1 (Registration/Claim of Exemption Form). You file it with RAD, not DLCP, and you list the exemption category if you're claiming one, for example a building with fewer than five units built after 1975, a single-family home you personally own and rent out, or a unit owned by certain nonprofits. If you don't file anything, DC's default position is that your unit is subject to rent control and unregistered, which is the worst combination: capped rent increases and no paper trail showing you followed the rules. A common landlord mistake is assuming that because a property is exempt from rent control, it doesn't need to be registered at all. Wrong. Exempt units still need the RAD-1 filed to formally claim the exemption. Skip that step and you may be treated as rent-controlled by default when a tenant later disputes a rent increase.

Which DC rentals are exempt from rent control?

DC's rent control law, chapter 42 of Title 14 of the DC Municipal Regulations and the underlying Rental Housing Act, exempts several categories of housing, but the exemptions are narrower than a lot of landlords assume. Common exemptions include buildings with four or fewer rental units where the owner lives in one of them or where construction was completed after 1975, housing owned by the DC or federal government, and cooperative housing where a tenant owns shares ^[3]. Here's the part that surprises new landlords: a small building isn't automatically exempt just because it's small. If a four-unit building was built before 1975 and the owner doesn't occupy a unit, it's still likely rent-controlled. Age of construction and owner-occupancy both matter, more than unit count. If you're not sure which bucket your property falls into, don't guess. RAD staff can tell you based on your square, suffix, and lot number, and getting it wrong in either direction creates problems: claim an exemption you don't qualify for and a tenant can challenge your rent increases years later with back-rent liability attached.

How much can I raise rent under DC rent control?

For rent-controlled units, DC caps annual increases to a formula tied to the Consumer Price Index (CPI-W) for the Washington metro area, plus a fixed percentage depending on tenant type. Under DC Code § 42-3502.08, the general annual adjustment for most tenants is CPI-W plus 2%, capped at 10% total, while for tenants who are elderly or have a disability, the increase is limited to CPI-W alone with a 5% cap ^[4]. RAD publishes the exact allowable percentage each year based on the CPI-W figure from the Bureau of Labor Statistics, and it typically takes effect each May. You also have to give proper written notice before any increase, and the increase has to follow the timing rules (generally once every 12 months per tenant). If you raise rent above the allowed cap, or skip the required 30-day notice, a tenant can file a petition with RAD, and if they win, you may have to refund the overcharge, sometimes going back years. This is one area where the paperwork trail from registration actually protects you. If your unit is properly registered and your filed rent history is accurate, a rent increase dispute is usually a fairly quick documentation check. If it's not registered, RAD and the Office of Administrative Hearings have much less reason to give you the benefit of the doubt.

What is a Basic Business License and do I need one to rent in DC?

Yes, almost every DC landlord needs a Basic Business License (BBL) in the Residential Rental Housing category, issued by the Department of Licensing and Consumer Protection (DLCP), not RAD. This is separate from RAD registration. DLCP's licensing division processes the BBL application and requires a Clean Hands certification, a Certificate of Occupancy or Home Occupation Permit where applicable, and proof of a registered agent for the property ^[1]. The main exemption is for an owner who rents out a single unit that is their own home, sometimes called the owner-occupant exemption, though the exact scope depends on how many units are in the building and whether the owner lives there. Because DC's exemption rules for the BBL and for rent control aren't identical, don't assume that being exempt from one means you're exempt from the other. Check both separately. BBL renewal cycles and fees change periodically, so confirm current fees and renewal timing with DC's licensing office (DLCP) or your city rental licensing office before you budget for the year. Operating without a required BBL can expose you to fines and can also become a defense a tenant raises in an eviction case, arguing the landlord had no legal right to collect rent in the first place.

What is the Tenant Opportunity to Purchase Act (TOPA) and how does RAD fit in?

TOPA gives DC tenants the right of first refusal when their building is sold. Before an owner can sell a rental property (or, in some cases, before certain other transfers), the owner has to give tenants a formal sales offer and a window to organize and match it. RAD is involved because tenants and owners can file TOPA-related notices and disputes through DHCD, and the agency tracks compliance. For small landlords selling a single-family rental or a small multi-unit building, TOPA notice requirements apply differently based on building size, but the core obligation, giving tenants formal written notice and time to respond before sale, applies broadly under DC Code § 42-3404.02 ^[5]. Skipping TOPA notice can unwind a sale after closing, which is a nightmare for both the seller and the buyer. If you're planning to sell a DC rental, loop in an attorney who handles TOPA specifically, well before you list. This is not something to handle from a blog post; the notice requirements and tenant response timelines are technical and the penalties for getting it wrong are real (including the sale being invalidated).

What happens if I don't register my rental with RAD?

An unregistered unit doesn't get you out of rent control. It just means you're rent-controlled by default with no documented rent history, which limits your ability to justify any increase you've taken. DHCD guidance is explicit that registration (or claiming exemption) is required within 30 days of renting the unit ^[2], and failure to register can also mean you can't legally raise the rent above what a tenant last paid, since there's no filed baseline. Beyond rent disputes, an unregistered unit can also become a problem in eviction cases. DC courts and the Office of Administrative Hearings have found that landlords who haven't complied with registration or licensing requirements can face real obstacles enforcing a lease, including in nonpayment cases. It's a much bigger deal in DC than in cities where registration is just an administrative fee. The fix is straightforward even if it's overdue: file the RAD-1 now. Late registration is far better than no registration, and RAD does process late filings. You may still owe back registration and won't retroactively erase any illegal rent increases taken while unregistered, but you stop the bleeding going forward.

How do DC's rental rules compare to other cities that require registration?

Washington, DC	RAD (DHCD)	Basic Business License (DLCP)	Case-by-case / complaint-driven
San Francisco, CA	SF Rent Board	Business registration (Treasurer/Tax Collector)	Periodic per SF Housing Code
Los Angeles, CA	LA Housing Dept (RSO)	Business Tax Registration Certificate	Systematic Code Enforcement Program (SCEP)
New York City	Rent Guidelines Board / DHCR	Multiple Dwelling registration (HPD)	Complaint-driven plus periodic	If you own rentals in more than one of these cities, the biggest mistake is assuming the rules transfer. A registration that satisfies San Francisco's Rent Board tells you nothing about whether you've met DC's RAD-1 filing obligation. Treat each jurisdiction as its own compliance track, with its own forms and deadlines. One DC-specific quirk worth flagging: DC doesn't run a citywide, scheduled rental inspection program the way some cities do. Inspections tend to be complaint-driven through DCRA/DLCP's Housing Regulation Administration, rather than a mandatory walkthrough tied to license renewal. That's different from cities like Los Angeles, where SCEP schedules inspections on a rotating basis regardless of complaints.

DC's system is more layered than most mandatory rental licensing cities: you're dealing with RAD for rent control registration, DLCP for the business license, and potentially the Office of Administrative Hearings for disputes. Other rent-control cities split responsibilities similarly. San Francisco's Rent Board handles rent control petitions while the city's separate business registration is a different office. Los Angeles has its Rent Stabilization Ordinance administered by the Housing Department, again apart from general business licensing. | City/jurisdiction | Rent control agency | Business license/registration | Inspection required |

What is a landlord and what does landlording actually involve day to day?

A landlord is the owner (or an authorized agent of the owner) of residential rental property who leases it to a tenant in exchange for rent, taking on legal responsibilities for habitability, disclosures, and following state and local landlord-tenant law. "Landlording" is the ongoing work of running that rental: screening tenants, handling repairs, managing rent collection, keeping insurance and licensing current, and knowing when local rules (like DC's rent control or a city's inspection program) apply to your unit. In practice, landlording is closer to running a small regulated business than owning a passive asset. You've got recurring compliance dates (license renewals, registration filings, rent increase notices), one-off events that trigger paperwork (a sale, a new tenant, a major repair), and an ongoing duty to keep the unit habitable under your state's warranty of habitability. In DC specifically, that means tracking RAD registration status alongside your DLCP business license, and in most other licensing cities it means tracking whatever your local rental registration office requires. If you're setting up a rental for the first time, treat the compliance side as a checklist, not an afterthought. Missing a registration deadline or a license renewal is one of the most common ways small landlords end up with fines they never saw coming.

How do I become a landlord and what's the realistic first-year checklist?

Becoming a landlord starts with the property (owning or having authority to lease residential real estate) and then requires you to meet whatever registration, licensing, and insurance requirements your city and state impose before you can legally rent it out. There's no license required to "become a landlord" in a generic sense, but almost every city with mandatory rental licensing (DC included) requires specific filings before your first tenant moves in. A realistic first-year checklist looks like this: confirm whether your city or county requires rental registration or a license (in DC, that's the RAD-1 with RAD plus a Basic Business License from DLCP); check for any required pre-rental inspection or Certificate of Occupancy; screen tenants under fair housing law; use a written lease that matches your state's required disclosures; secure landlord insurance (not a standard homeowner's policy); and calendar your renewal and rent-increase notice dates so you're not caught off guard a year later. Most of the actual landlording, day to day, isn't complicated: collect rent, respond to repair requests promptly, and follow your notice rules. The part that trips up first-timers is the local paperwork layer, because it's different in every city and the penalties for missing it (fines, inability to evict for nonpayment, inability to raise rent) are more serious than most people expect going in. If you want a structured way to track city-specific requirements before your first inspection or license renewal, a rental packet builder built around your specific city's checklist can save real time versus piecing it together from scattered agency pages.

What rights do tenants have without a signed lease?

A tenant without a signed lease still has real legal protections in every state, generally as a month-to-month tenant under a verbal or implied agreement. That typically includes the right to habitable housing, the right to proper notice before eviction, and the right to the return of any security deposit under your state's rules. The absence of a written lease does not mean the absence of a tenancy. In DC specifically, even a tenant without a written lease is covered by DC's eviction protections, meaning a landlord generally still needs a court order to remove them and can't simply change the locks or shut off utilities. That self-help eviction is illegal in DC and in the overwhelming majority of states. Notice requirements for ending a month-to-month tenancy without a written lease still apply and are usually tied to the rent payment period (commonly 30 days, though this varies by state and by reason for termination). If you're renting without a written lease, that's a landlord-side risk regardless of what rights the tenant has. Verbal agreements are hard to enforce and leave you without a clear record of rent amount, due dates, or rules. It's worth fixing going forward even if you can't retroactively paper an existing tenancy.

Why do landlords require renters insurance?

Landlords require renters insurance mainly to shift liability and personal property risk off the landlord's policy and onto the tenant's. A landlord's own property insurance typically covers the building structure, not a tenant's belongings, and generally doesn't cover a tenant's liability if, say, their negligence causes a fire or a guest is injured in the unit. Requiring renters insurance (often with a modest liability minimum, commonly in the $100,000 range, though this varies) closes that gap. It also protects the landlord indirectly: if a tenant's water leak damages a neighboring unit or the tenant's own belongings, the renters insurance policy is often the first line of coverage rather than a dispute over the landlord's liability. Some cities and some subsidized housing programs actually require it as a lease condition, though it's more commonly a landlord policy choice than a government mandate. Requiring it is cheap for the tenant (renters insurance in the US commonly runs in the range of a few hundred dollars a year, varying widely by state and coverage) and meaningfully reduces the landlord's exposure. It's one of the lowest-cost risk management tools available to a small landlord, and most experienced landlords treat it as a non-negotiable lease term rather than a nice-to-have.

How much notice does a landlord have to give before entry, rent increases, or ending a tenancy?

Notice requirements vary by state and by purpose, so there's no single national number, but some patterns are common. For routine entry to make repairs or show the unit, many states require 24 to 48 hours advance notice; DC's tenant regulations generally expect reasonable advance notice for non-emergency entry as well, though DC does not set one universal statutory hour count the way some states do. For rent increases in DC's rent-controlled units, RAD's regulations require 30 days' written notice before an increase takes effect, and the increase can only happen once every 12 months per tenant ^[4]. For ending a month-to-month tenancy, most states require 30 days' notice, though some require 60 or 90 days depending on how long the tenant has lived there or local rules; DC's eviction rules add further layers depending on the reason for termination (nonpayment, lease violation, owner move-in, etc.), and DC generally requires longer notice periods than a lot of other jurisdictions for cause-based terminations. Because these numbers genuinely differ by city and by the reason for the notice, don't rely on a generic rule of thumb. Confirm the specific notice period with your city rental licensing office or your state's landlord-tenant statute before you send anything, since serving the wrong notice period can restart your entire eviction timeline in court.

What can a landlord look at during a rental inspection, and who's responsible for the walkthrough?

During a rental inspection, whether it's a government code inspection or a routine landlord walkthrough, the inspector generally checks health and safety items: smoke and carbon monoxide detectors, electrical outlets and panels, plumbing and water heater condition, heating system function, window and door locks, evidence of pest infestation, mold, and general structural safety. A government inspection tied to a rental license typically follows a published checklist from that city's housing or building code office, and DC's inspections through DLCP's Housing Regulation Administration work similarly, focused on code compliance rather than cosmetic condition. For a routine landlord walkthrough (not a government inspection), responsibility for organizing it sits with the landlord or their property manager, but the tenant has to be given proper advance notice and the walkthrough is generally limited to a reasonable inspection of the unit's condition, not a search of the tenant's belongings. In California specifically, a landlord (or their agent) is responsible for the move-in/move-out walkthrough documentation, and California Civil Code § 1950.5 gives tenants the right to request a pre-move-out inspection so they can fix deficiencies before the final deposit deduction is calculated ^[6]. A landlord conducting a routine walkthrough generally cannot go through drawers, closets, or personal items beyond what's needed to check for damage or safety issues, and cannot use the visit as a pretext for harassment or retaliation. If you're inspecting for a license renewal versus doing your own maintenance walkthrough, keep the two separate in your notice to the tenant, since they carry different legal notice rules in most states.

What can't a landlord do, using Ohio as an example of common state-law limits?

Ohio's landlord-tenant law, chapter 5321 of the Ohio Revised Code, spells out a list of things a landlord cannot do, and most of these limits show up in some form in nearly every state's law, which makes Ohio a useful example. Ohio landlords cannot shut off utilities, change the locks, or remove a tenant's belongings to force them out without a court eviction order, a practice generally called self-help eviction, and Ohio Revised Code § 5321.15 explicitly prohibits it ^[7]. Ohio landlords also cannot retaliate against a tenant for exercising a legal right, such as reporting a code violation, joining a tenants' association, or requesting repairs; Ohio Revised Code § 5321.02 addresses retaliatory conduct including improper rent increases or termination notices issued because a tenant complained . Ohio law also requires landlords to maintain the unit in a habitable condition (keeping it in compliance with building and housing codes, keeping common areas safe, maintaining plumbing and heating) under Ohio Revised Code § 5321.04 . The pattern across states, DC included, is consistent even though the exact statute numbers differ: no lockouts, no utility shutoffs, no retaliation for a tenant asserting a legal right, and a baseline duty to keep the unit livable. If you're a landlord in any city with mandatory rental licensing, assume your local law has an equivalent version of these Ohio provisions, and check your specific state code before taking any action that could look like a forced move-out.

Where do DC's rules leave a small landlord practically, and what should you do first?

If you own one to ten units in DC, the practical order of operations is: confirm your rent control status and file the RAD-1 with RAD, get your Basic Business License from DLCP, keep your rent increase notices at 30 days and within the CPI-based cap if you're rent-controlled, and don't sell without checking TOPA notice requirements first. Miss any one of these and you risk fines, an unenforceable rent increase, or a stalled eviction case. The compliance layer is genuinely more work in DC than in a city with a single rental registration form, because you're juggling two agencies (RAD and DLCP) plus a rent control formula that updates annually. A lot of small landlords find it easier to build a single tracking document (or use a prepared packet) that lists every filing deadline, license renewal date, and required notice period specific to their property, rather than re-checking multiple agency websites every time something comes due. For a structured way to organize your city-specific registration, licensing, and inspection prep in one place before a deadline sneaks up on you, our rental packet builder puts together a one-time, $79 packet built around your city's actual requirements. It's not legal advice and it won't file anything for you, but it turns a scattered compliance checklist into one document you can actually work from. Whatever system you use, the core discipline is the same: know your registration status, know your license status, and calendar every notice deadline before you need it. That's true whether you're in DC, Los Angeles, or a small city just starting to enforce its rental registration ordinance.

Frequently asked questions

What is the DC Rental Accommodations Division (RAD)?

RAD is the division within DC's Department of Housing and Community Development (DHCD) that administers rent control, the rental unit registration system, and rent increase petitions. It maintains the registry that shows whether a DC rental unit is rent-controlled or exempt, based on filings landlords submit on Form RAD-1.

How to become a landlord?

Becoming a landlord means owning or having legal authority over residential property, then meeting your city and state's registration, licensing, insurance, and habitability requirements before renting it out. There's no universal landlord license, but most mandatory-licensing cities (DC included) require specific filings, a written lease, and compliant tenant screening before your first tenant moves in.

Who is responsible for a rental property walkthrough inspection in California?

The landlord or their property manager is responsible for organizing move-in and move-out walkthroughs in California. Under California Civil Code § 1950.5, a tenant can request a pre-move-out inspection so deficiencies can be identified and fixed before the final security deposit deduction is calculated.

What is landlording?

Landlording is the ongoing work of operating a rental property: screening tenants, handling repairs, collecting rent, keeping insurance and licenses current, and following state and local landlord-tenant law. It's closer to running a small regulated business than passively owning real estate, especially in cities with rent control or mandatory licensing.

What is a landlord?

A landlord is the owner, or an authorized agent of the owner, of residential rental property who leases it to a tenant for rent. Landlords take on legal duties including habitability, proper notice before entry or eviction, and compliance with local licensing and registration requirements.

What rights do tenants have without a signed lease?

A tenant without a written lease is still legally a tenant, usually month-to-month, and generally keeps rights to habitable housing, proper eviction notice, and security deposit protections under state law. Self-help eviction (lockouts, utility shutoffs) remains illegal regardless of whether a lease was ever signed.

Why do landlords require renters insurance?

Landlords require renters insurance to shift liability for a tenant's belongings and personal injury claims off the landlord's own policy. A landlord's building insurance typically doesn't cover a tenant's property or a tenant's negligence, so renters insurance closes that gap cheaply for both sides.

How much notice does a landlord have to give before entry or a rent increase?

It varies by state and purpose. Many states require 24 to 48 hours before non-emergency entry, and DC requires 30 days' written notice before a rent increase in rent-controlled units, capped once every 12 months per tenant. Always confirm your specific state and city rule before acting.

What can a landlord look at during an inspection?

A landlord or code inspector typically checks smoke and CO detectors, electrical and plumbing systems, heating, window and door locks, and signs of pest or mold problems. A routine landlord walkthrough is generally limited to condition and safety checks, not a search through a tenant's personal belongings.

What can't a landlord do in Ohio?

Ohio landlords cannot shut off utilities, change locks, or remove belongings to force a tenant out without a court eviction order, under Ohio Revised Code § 5321.15. They also cannot retaliate against tenants for exercising legal rights under Ohio Revised Code § 5321.02, and must maintain habitable conditions under § 5321.04.

Do I need a Basic Business License in addition to RAD registration in DC?

Yes. RAD registration (Form RAD-1) covers rent control status, while the Basic Business License from DC's Department of Licensing and Consumer Protection (DLCP) is the separate permit required to legally operate as a residential landlord in DC. Most landlords need both.

What happens if I never registered my DC rental with RAD?

Your unit is treated as rent-controlled by default with no documented rent history, which can block future rent increases and create problems enforcing a lease in eviction proceedings. File the RAD-1 as soon as possible; late registration is processed but doesn't retroactively fix any illegal rent increases already taken.

How much can rent go up each year under DC rent control?

For most tenants, DC caps annual rent increases at the area's CPI-W plus 2%, up to a 10% maximum, under DC Code § 42-3502.08. For elderly tenants or tenants with a disability, the cap is CPI-W alone with a 5% maximum, and 30 days' written notice is required before the increase takes effect.

Sources

1. DC Municipal Regulations, Title 14, Chapter 42, Rent Control: DC rent control exemptions include small owner-occupied buildings and post-1975 construction
2. DC Code § 42-3502.08, Rental Housing Act rent adjustments: DC caps annual rent increases at CPI-W plus 2% (10% max) generally, and CPI-W alone (5% max) for elderly/disabled tenants, with 30 days notice required
3. DC Code § 42-3404.02, Tenant Opportunity to Purchase Act: DC landlords must give tenants formal written notice and a right of first refusal before selling a rental building under TOPA
4. California Civil Code § 1950.5: California tenants have the right to request a pre-move-out inspection before final security deposit deductions
5. Ohio Revised Code § 5321.15: Ohio law prohibits landlords from using self-help eviction methods like lockouts or utility shutoffs
6. Ohio Revised Code § 5321.02: Ohio law prohibits landlords from retaliating against tenants who exercise legal rights such as reporting code violations
7. Ohio Revised Code § 5321.04: Ohio landlords must maintain rental units in compliance with building and housing codes and keep systems in working order