✓ Law Verified June 2026
This guide explains washington rent increase laws in plain English — whether there is a cap on how much your landlord can raise your rent, how much notice they must give, which Washington cities have local rent control, and what to do if an increase looks illegal. All figures are from Washington law, verified as of June 2026.
In This Washington Guide:
Washington Rent Increase Rules at a Glance
| Statewide rent cap | YES. Washington has a statewide rent cap under House Bill 1217 (signed May 2025, effective July 2025, expires 2040). Annual rent increases are limited to 7% plus the consumer price index (CPI), or 10%, whichever is LOWER. For 2026, the Washington Department of Commerce set the maximum at 9.683%. The cap is recalculated each year based on Seattle-area CPI data and announced every July. Rent may not be increased at all during the first 12 months of a tenancy. |
| Notice required before increase | 90 days minimum written notice before any rent increase under state law (RCW 59.18.140). Exception: for subsidized tenancies where the tenant’s rent portion changes based on income, landlords may give 30 days notice. Several cities require longer notice — Seattle requires 180 days, Tacoma requires two separate notices at 180-210 days and again at 90-120 days before the increase, and Burien requires 180 days for increases over 10%. The increase takes effect on the first day of the first full month after the notice period expires. |
| How often rent can be raised | No more than one rent increase per 12-month period. Under HB 1217, landlords cannot raise rent at all during the first 12 months of any tenancy. After the first year, increases are limited to once per 12-month period and must stay within the annual cap (9.683% for 2026). |
| During a fixed-term lease | Generally NO — a landlord cannot raise rent during a fixed-term lease unless the lease itself contains a lawful rent-escalation clause. For month-to-month tenancies, the landlord must provide at least 90 days written notice (or more in certain cities). No rent increase of any kind is permitted during the first 12 months of a tenancy regardless of lease type. |
Retaliatory increases: YES, Washington prohibits retaliatory rent increases under RCW 59.18.240. A landlord may not raise rent or take any adverse action in retaliation against a tenant who has: (1) made a good-faith complaint to a government authority about code or safety violations, or (2) exercised any legal right under the Residential Landlord-Tenant Act.
Under RCW 59.18.250, if a landlord raises rent within 90 days of a tenant exercising these rights, there is a legal presumption of retaliation — the landlord must prove the increase was not retaliatory. If a tenant wins a retaliation claim, they may recover court costs and reasonable attorney fees.
Washington Cities With Local Rent Control
Washington state preempts local rent control under RCW 35.21.830 — cities cannot set their own rent caps. However, several cities have enacted additional tenant protections such as longer notice periods. Cities with enhanced notice requirements include Seattle (180-day notice), Tacoma (two-notice system at 180-210 and 90-120 days), Burien (180-day notice for increases over 10%), Federal Way, Olympia, Spokane, and Woodinville.
These local ordinances do not cap rent amounts but add procedural protections beyond the state minimum.
Exempt properties: New construction is exempt for 12 years after the first certificate of occupancy is issued for the dwelling unit. Affordable housing managed by nonprofit organizations and public housing authorities is exempt. Owner-occupied small multiplexes (duplexes, triplexes, fourplexes where the owner lives on-site) are exempt.
Single-family homes are NOT exempt — an earlier Senate amendment to exempt them was removed before final passage. Properties in public ownership or under public management may have separate rules.
State preemption: YES, Washington preempts local rent control. Under RCW 35.21.830 (cities/towns) and RCW 36.01.130 (counties), local governments are prohibited from enacting ordinances that regulate the amount of rent charged for residential structures. This has been in effect since 1981.
📨 Get Free Tenant Rights Guides Alerts
Free · No spam · Unsubscribe anytime
Cities may still pass tenant protection ordinances that impose longer notice periods or additional procedural requirements, but they cannot set their own rent caps or rent stabilization limits beyond the state cap.
What to Do If Your Rent Increase Is Illegal
If you believe your rent increase violates Washington law (exceeds 9.683% for 2026, was given with less than 90 days notice, occurred during your first year of tenancy, or is retaliatory), you may: (1) File a complaint with the Washington Attorney General’s office online at atg.wa.gov/landlord-tenant or call 800-551-4636 (in-state) or 206-464-6684 (out-of-state) — the AG actively enforces HB 1217 and has already issued fines and secured refunds for tenants; (2) Contact the Tenants Union of Washington State at tenantsunion.org for free counseling and resources; (3) Consult a tenant rights attorney — many tenants may recover court costs and attorney fees if they prevail; (4) Check your city’s local ordinances for additional protections and longer notice requirements that may apply; (5) Document everything in writing — save all notices, correspondence, and payment records.
Other Washington rent rules: (1) The rent cap under HB 1217 is set to expire in 2040 unless renewed by the legislature. (2) The Department of Commerce announces the annual rent cap percentage each July based on Seattle-area CPI data from the Bureau of Labor Statistics. (3) The AG has enforcement authority and has already fined landlords and secured rent refunds for violations.
(4) Subsidized tenancies where rent is tied to income require only 30 days notice instead of 90. (5) Manufactured/mobile home tenants have additional protections under a separate statute and a dedicated AG hotline at 866-924-6458. (6) Rent increase notices must be in a form substantially the same as the form provided by state law.
You May Also Like
Official Washington Sources & Resources
- Washington Attorney General: https://www.atg.wa.gov/landlord-tenant
- Washington Rent Statute: https://app.leg.wa.gov/RCW/default.aspx?cite=59.18.720
- U.S. Department of Housing and Urban Development: hud.gov
- Cornell Legal Information Institute: law.cornell.edu/wex
Understanding Washington Rent Increase Laws
Whether a Washington rent increase is legal depends on the cap (if any), the notice given, and whether the increase is retaliatory. Washington rent increase laws protect tenants from surprise hikes by requiring a minimum notice period before any increase takes effect.
If you believe a Washington rent increase violates these rules, document the notice you received, check the math against the cap, and contact your local housing authority or legal-aid office.
Knowing the Washington rent increase rules before your lease renews puts you in a much stronger position.
This Washington rent increase guide was last verified against official sources in June 2026. Rent caps change — verify with your state or a local legal-aid office.
More Washington Tenant Rights Guides
- Washington Tenant Rights
- Washington Eviction Process
- Washington Security Deposit Law
- Washington Repairs & Habitability
- Breaking a Lease in Washington
- Eviction Timeline Calculator
- All 50 States
Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.