Disclaimer: This article is general information for Washington rental property owners and is not legal advice. Landlord-tenant law changes frequently and the exact requirements that apply to your property can depend on your city and your specific situation. Always verify the current law and consult a qualified attorney before drafting or changing a lease. The figures and dates below are sourced where possible; items marked **** were not fully corroborated at the time of writing.
Washington's residential leasing rules changed significantly in 2025, and several provisions continue to take effect through 2026. If you own rental property in Bellevue or anywhere in the state, the lease you used last year may no longer be compliant. Below is a plain-English summary of the new and updated requirements that affect residential leases, what they mean for landlords, and how to keep your agreements current.
If rent increases are your main concern, we cover the math and notice mechanics in more detail in our companion guide, Washington's Rent Cap Under HB 1217.
The biggest change: statewide rent stabilization (HB 1217)
The largest development was House Bill 1217, the statewide rent stabilization law, signed by Governor Bob Ferguson on May 7, 2025 and effective immediately (Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025; Washington State Legislature HB 1217 bill page, 2025).
Key points that touch your lease and renewal process:
- Rent increase cap. After the first year of tenancy, rent generally may not increase by more than 7% plus CPI, or 10%, whichever is less, in any 12-month period (Source: WA Dept. of Commerce HB 1217 Landlord Resource Center, 2025). For manufactured/mobile home lots, the cap is 5% (Source: Stoel Rives LLP, 2025).
- First-year freeze. A landlord may not raise rent during the first 12 months of a tenancy (Source: WA Dept. of Commerce, citing RCW 59.18.700, 2025).
- 90-day notice. Rent increase notices generally require at least 90 days' advance written notice, up from the prior 60 days (Source: Stoel Rives LLP, 2025). Some cities require longer.
- Standardized notice form. Increase notices must use the statewide "Rent and Fee Increase Notice to Tenants" form / statutory language prescribed by the Department of Commerce (Source: WA Dept. of Commerce HB 1217 Landlord Resource Center, 2025).
- 2026 cap figure. For increases effective January 1–December 31, 2026, the maximum allowable increase is 9.683% (Source: WA Dept. of Commerce HB 1217 Landlord Resource Center, 2025).
For the full breakdown of how the cap is calculated and served, see Washington's Rent Cap Under HB 1217.
New lease-term and renewal provisions from HB 1217
Beyond the cap itself, HB 1217 added terms that should be reflected in how you write and renew leases:
- Lease-type parity. The rent differential between a month-to-month and a fixed-term lease for the same unit generally may not exceed 5% (Source: Stoel Rives LLP, 2025).
- Tenant early-termination right. If a proposed increase exceeds the legal limit, a tenant may terminate the tenancy with at least 20 days' written notice before the increase's effective date (Source: Stoel Rives LLP, 2025).
- Exemptions. Certain properties are exempt, including new construction for 12 years from the certificate of occupancy, owner-occupied triplexes/fourplexes, and qualifying affordable-housing programs (Source: Stoel Rives LLP, citing RCW 59.18.710, 2025). Confirm whether your property qualifies before relying on an exemption. ****
Required disclosures every Washington lease should include
Washington's Residential Landlord-Tenant Act (RCW 59.18) requires several written disclosures. These are not new in 2025, but they remain mandatory and are commonly missed:
- Landlord/agent identity and address — the name and address of the landlord or an authorized in-state agent who can receive notices (Source: RCW 59.18, Justia 2025 codification).
- Move-in condition checklist — required before collecting any deposit (see deposits below) (Source: RCW 59.18.260).
- Mold information — written disclosure of the health hazards of mold, using language provided or approved by the Department of Health (Source: RCW 59.18; WashingtonLawHelp.org).
- Smoke detector summary — confirmation of a working smoke detector and notice that maintenance is the tenant's responsibility; multi-family units must note hard-wired vs. battery, sprinklers, alarm system, and any evacuation plan (Source: RCW 59.18).
- Lead-based paint disclosure and EPA pamphlet — required for housing built before 1978, as an attachment to the written lease (Source: federal lead-based paint rule; RCW 59.18).
- Fire/flood and other local disclosures where applicable (Source: tenant-rights.com, Washington guide). ****
- A signed copy of the lease must be given to each tenant who signs, with one free replacement copy available on request (Source: RCW 59.18).
New owners often underestimate this list. Our First-Time Landlord Guide for Washington walks through each disclosure in order.
Deposit, fee, and late-charge rules to build into the lease
- No deposit without a written checklist. A landlord may not collect a deposit unless the rental agreement is in writing and a written move-in checklist describing the condition of the unit is signed by both parties at the start of tenancy. Skipping the checklist can make the landlord liable for the full deposit amount plus the tenant's costs and attorney's fees (Source: RCW 59.18.260).
- Late fees. Landlords may not charge a late fee for rent paid within five days of the due date (Source: RCW 59.18; RHAWA, 2025). Several cities cap late fees further — for example, Seattle and Tacoma at $10 and Redmond at 1.5% of monthly rent (Source: RHAWA / TurboTenant Washington guides, 2025). ****
- Deposit return. Deposits must be accounted for and returned within the statutory window after move-out, with an itemized statement for any deductions (Source: RCW 59.18.280; WashingtonLawHelp.org). ****
Notice requirements at a glance
- Rent increases: at least 90 days' written notice using the state form (Source: WA Dept. of Commerce, 2025).
- Other lease term changes: advance written notice under RCW 59.18; confirm the current required period for your change type. ****
- Ending or not renewing a tenancy: Washington requires a stated, lawful cause for many terminations, and notice periods vary by reason. See our Washington Eviction Process overview before serving any notice.
Because HB 1217 layered new service rules on top of existing ones, the safest practice is to serve notices in writing, keep proof of delivery, and use the prescribed form.
How Wilson Management keeps your leases compliant
Wilson Management, Inc. has managed residential and commercial property in Bellevue and the greater Eastside since 1982. Keeping owner leases current with Washington law is part of what we do every day. For our clients we:
- Maintain lease templates updated for HB 1217 and the latest RCW 59.18 requirements.
- Issue rent-increase notices on the correct state form, with the right notice period and proof of service.
- Track the published annual rent-cap figure and apply it correctly.
- Collect and document deposits with compliant move-in checklists.
- Deliver every required disclosure at lease signing.
President Gary E. Wilson leads a team focused on protecting owners from costly compliance mistakes. If you would like a professional to handle your leasing and renewals, contact us or request a free rental analysis of your property.
Frequently Asked Questions
Do I need to update my existing leases for 2025–2026?
Existing fixed-term leases generally continue under their terms, but any rent increase, renewal, or new lease must follow the current rules — including the HB 1217 cap, the 90-day notice, and the state notice form (Source: WA Dept. of Commerce, 2025). Have your template reviewed before your next renewal cycle.
How much can I raise the rent in 2026?
For increases effective in calendar year 2026, the maximum is 9.683% (Source: WA Dept. of Commerce HB 1217 Landlord Resource Center, 2025), subject to the first-year freeze and any stricter local rule.
How much notice do I have to give for a rent increase now?
At least 90 days' written notice using the statewide form (Source: Stoel Rives LLP; WA Dept. of Commerce, 2025). Some cities require more.
Can I still collect a security deposit?
Yes, but only with a written lease and a signed move-in checklist completed at the start of tenancy; otherwise you may forfeit the deposit (Source: RCW 59.18.260).
Are any properties exempt from the rent cap?
Some are — including newer construction (for 12 years from the certificate of occupancy), certain owner-occupied small buildings, and qualifying affordable housing (Source: Stoel Rives LLP, citing RCW 59.18.710, 2025). Confirm your property's status before relying on an exemption. ****
What disclosures are mandatory in a Washington lease?
At minimum: landlord/agent identity, move-in checklist, mold information, smoke detector summary, lead-based paint (pre-1978), and a signed copy of the lease (Source: RCW 59.18; WashingtonLawHelp.org).
Talk to Wilson Management
Washington's leasing rules will keep evolving through 2026 and beyond. If you want your leases handled correctly the first time, contact Wilson Management at (425) 453-0089 or request a free rental analysis. We help Bellevue-area owners stay compliant and protected.
Disclaimer: This article is general information only and is not legal advice. It may not reflect the most recent changes to Washington law. Consult a licensed Washington attorney and verify the current statutes and local ordinances before acting on anything described here.
Sources
- Washington State Department of Commerce — HB 1217 Landlord Resource Center: https://www.commerce.wa.gov/housing-policy/hb1217-landlord-resource-center/
- Washington State Legislature — HB 1217 bill summary (2025): https://app.leg.wa.gov/billsummary?billnumber=1217&year=2025
- Stoel Rives LLP — "Washington Enacts Statewide Rent Control: Key Rules Now in Effect": https://www.stoel.com/insights/publications/washington-enacts-statewide-rent-control-key-rules-now-in-effect
- RCW Chapter 59.18 — Residential Landlord-Tenant Act: https://app.leg.wa.gov/rcw/default.aspx?cite=59.18
- RCW 59.18.260 — Deposits / move-in checklist: https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.260
- RCW 59.18.280 — Deposit return: https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.280
- 2025 Revised Code of Washington, Title 59 Ch. 59.18 (Justia): https://law.justia.com/codes/washington/title-59/chapter-59-18/
- Rental Housing Association of Washington (RHAWA) — security deposit / late fee guidance: https://www.rhawa.org/blog/conditions-required-to-collect-a--security-deposit-at-move-in-
- Washington Law Help — Deposits and damages: https://www.washingtonlawhelp.org/en/deposits-and-damages