My tenants’ lease expired four months ago. I didn’t want to raise their rent at that time, but nor did I want to be locked into another year at that rent. So I told the property manager that we would go month-by-month. Property manager was not happy (she earns good money for preparing new leases) but ultimately she works for me and I was acting within the law.
My understanding is that I can raise the rent at any time now as it’s more than a year since the last rent increase. I can’t evict the tenant without grounds, but if I have grounds I don’t have to wait until the lease expires because there is no fixed-term lease. I still have to give the proper notice.