Landlord wants new lease instead of lease extension
I live in a house with other tenants (all of our names are on the lease). Our lease will expire at the end of July. We have indicated to the landlord that two tenants will be moving out at that time, and we will be replacing them with new tenants starting in August.
Over email, the landlord has indicated that instead of a lease extension, we will need to sign a new lease to remove the current tenants and add 2 new ones. He has stated that our rent will go up by 4%. We pay rent on the first of each month, and received notice this month. If were renewing, I know that we could point the landlord to laws stating that 180 day notice is required, so the increase could not take effect until 12/1.
Is a new lease in the case of a bit of tenant shuffling standard, or should we be offered an extension instead? Is the landlord allowed to raise the rent by 4% starting Aug 1 if we sign a new lease, given that we just received notice and it would not be within the 180 day timeline? E.g. does a new lease (instead of extending the current one) waive that right to 180 day notice?
A 4% increase isn't so bad, and we generally have a good relationship with our landlord. I don't want to jeopardize that but if it's clear that the proposed increase isn't compliant, I'm comfortable voicing that and ensuring that our tenant rights are upheld.