let's shift the focus away from what landlords are allowed to do to what they are actually doing.
Leases are ending with rents being in the $1100-$1200 range and the going rate is $1400-$1700.
Are landlords raising rents on existing tenants and by how much?
Some definitely are, and there are a bunch of fights and bargaining. At the end of the day, there is nothing the landlord can do to kick out the tenant, in a funny way the tenants can have the upper hand, they will keep on saying there is nothing available and I'm looking for another apartment.... I would suggest giving a moderately high increase of 150 or so, and tell the tenant there will be a 5% increase annually, and perhaps offer to repaint and or upgrade flooring carpet etc. Otherwise you are setting yourself up for a fight.