Disclaimer: This article is for general informational purposes only and does not constitute legal advice. Rent regulation under Washington's HB 1217 is detailed and fact-specific, and the maximum allowable percentage changes annually. Consult a qualified Washington attorney before issuing a rent increase notice. For verified figures, always check the Washington State Department of Commerce HB 1217 resources.
If you own rental property in Washington, the way you raise rent changed in 2025. House Bill 1217 (HB 1217) put a statewide cap on annual rent increases, extended the required notice period, and added new paperwork rules. Getting any of these wrong can expose an owner to damages and penalties (Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025).
This guide focuses on the practical how of issuing a compliant increase. For a fuller explanation of the law itself, see our main overview: Washington Rent Cap: What HB 1217 Means.
What changed (the cap, in brief)
HB 1217 was signed into law on May 7, 2025, and most provisions took effect immediately (Source: Stoel Rives LLP, 2025). For housing covered by the Residential Landlord-Tenant Act, the law limits how much a landlord can raise rent over any 12-month period and requires more advance notice than before.
We keep the deep dive in our companion post: Washington Rent Cap: What HB 1217 Means. Below, we stay focused on applying the rules.
How much can you raise rent now?
Under HB 1217, the annual increase is capped at 7% plus the Consumer Price Index, or 10%, whichever is less (Source: Washington State Department of Commerce, HB 1217 Landlord Resource Center). Because that formula moves with inflation, the Department of Commerce calculates and publishes the maximum allowable percentage each year.
- For January 1, 2026 through December 31, 2026, the maximum annual increase is 9.683% (Source: Washington State Department of Commerce, HB 1217 Landlord Resource Center).
- For 2025, multiple sources report the maximum was 10% (Source: Multifamily NW, "New Rent Increase Limits for Washington State (2025-2026)").
- For manufactured/mobile home park spaces, sources report a lower cap of 5% (Source: Multifamily NW; Stoel Rives LLP, 2025).
Commerce publishes the new maximum each year shortly after the U.S. Bureau of Labor Statistics releases June CPI data, typically in early July (Source: Washington State Department of Commerce, HB 1217 Landlord Resource Center). Always confirm the current published figure before sending a notice — the cap that applied last year may not apply this year.
Question landlords ask most: How much can a landlord raise rent in Washington? The short answer for 2026 is no more than 9.683% over a 12-month period for RLTA-covered housing — but check Commerce's published number for the year your increase takes effect (Source: Washington State Department of Commerce).
The notice requirements and timeline
Two rules drive your timeline:
- No increase in the first 12 months. A landlord may not increase rent during the first 12 months of a tenancy, whether the tenancy is month-to-month or a fixed term (Source: Washington State Department of Commerce, HB 1217 Landlord Resource Center).
- At least 90 days' advance written notice. Before any increase, the landlord must give the tenant at least 90 days' written notice — up from the prior 60-day requirement (Source: Stoel Rives LLP, 2025).
Commerce provides a standardized "Rent and Fee Increase Notice to Tenants" template, with a separate version for manufactured/mobile home lots (Source: Washington State Department of Commerce, HB 1217 Landlord Resource Center). Using the official form helps ensure the notice contains the required language. For increases effective on or after July 27, 2025, sources report the notice must be delivered by the methods specified in the statute (such as personal service, posting, and mailing) (Source: Multifamily NW, "WA State House Bill 1217").
Exemptions that may apply
Some properties are exempt from the rent cap. Commonly cited categories include (Source: Stoel Rives LLP, 2025):
- New construction — residential buildings for a period of 12 years after the first certificate of occupancy is issued.
- Owner-occupied small properties — certain triplexes or fourplexes where the owner occupies a unit (excluding corporate ownership).
- LIHTC / Section 42 properties — housing under an enforceable regulatory agreement.
- Qualifying nonprofit affordable housing.
Exemptions are defined by statute (RCW 59.18.710) and are narrower than they sound, so confirm eligibility before relying on one (Source: Washington State Department of Commerce, HB 1217 Landlord Resource Center). Importantly, if you claim an exemption, your written notice must include the specific facts and documents supporting the claimed exemption (Source: Washington Attorney General's Office / Department of Commerce HB 1217 guidance).
Step-by-step: issuing a compliant increase
- Confirm the tenancy is past 12 months. No increase is allowed in the first year (Source: Washington State Department of Commerce).
- Look up the current maximum. Use the figure Commerce published for the year your increase takes effect — 9.683% for 2026 (Source: Washington State Department of Commerce).
- Calculate within the cap. Make sure the dollar increase does not exceed the allowed percentage over the trailing 12-month period.
- Check for an exemption. If one applies, gather supporting documentation to include in the notice.
- Use the official Commerce notice form. Complete the "Rent and Fee Increase Notice to Tenants" template (Source: Washington State Department of Commerce).
- Count back at least 90 days. The notice must give a minimum of 90 days before the new rent starts (Source: Stoel Rives LLP, 2025).
- Deliver and document. Serve the notice using a compliant method and keep dated proof of delivery.
- Calendar the effective date. Confirm the new amount, the start date, and your next eligible increase window.
Common mistakes to avoid
- Using the old 60-day notice. The minimum is now 90 days (Source: Stoel Rives LLP, 2025).
- Raising rent in year one. The 12-month freeze applies to fixed-term leases too (Source: Washington State Department of Commerce).
- Using last year's percentage. The cap is republished annually; 2026 is 9.683% (Source: Washington State Department of Commerce).
- Claiming an exemption without documentation. The supporting facts must be in the notice.
- Skipping the official form or proper delivery. Improper notices can be unenforceable.
- Ignoring penalties. Sources report remedies including refund of excess rent, damages, attorney fees, and civil penalties of up to $7,500 per violation (Source: Stoel Rives LLP, 2025).
How Wilson Management handles increases
Wilson Management, Inc. has managed Eastside rental property since 1982, and we handle compliant rent increases for owners so you do not have to track the moving parts yourself. We confirm the current Commerce-published cap, verify the tenancy timeline, prepare the correct statewide notice, deliver it properly, and document everything. Led by President Gary E. Wilson, our team keeps owners on the right side of HB 1217 while keeping rents at market.
Want a second set of eyes before your next increase? Contact us at (425) 453-0089 or request a rental analysis.
Frequently Asked Questions
How much can a landlord raise rent in Washington in 2026?
For RLTA-covered housing, no more than 9.683% over a 12-month period (Source: Washington State Department of Commerce, HB 1217 Landlord Resource Center). Confirm the published figure for the year your increase takes effect.
How much notice do I have to give before raising rent?
At least 90 days' written notice (Source: Stoel Rives LLP, 2025).
Can I raise rent during a tenant's first year?
No. Rent cannot be increased during the first 12 months of a tenancy, including fixed-term leases (Source: Washington State Department of Commerce).
Are any properties exempt from the rent cap?
Yes — new construction within 12 years of the first certificate of occupancy, certain owner-occupied small properties, LIHTC properties, and qualifying nonprofit housing are commonly cited (Source: Stoel Rives LLP, 2025). Exemptions must be documented in the notice (RCW 59.18.710).
Where does the maximum percentage come from?
The Department of Commerce calculates it from June CPI data and publishes it each year, typically in early July (Source: Washington State Department of Commerce).
Ready to issue a compliant increase?
Let Wilson Management handle the cap math, notice, and delivery for you. Call (425) 453-0089, contact us, or request a rental analysis.
Disclaimer: This content is informational and not legal advice. HB 1217 rules and the annual maximum change over time and depend on your specific property. Verify current figures with the Washington State Department of Commerce and consult a Washington attorney before acting.
Related reading: Washington Rent Cap: What HB 1217 Means · New Washington Lease Requirements for 2025-2026
Sources
- Washington State Department of Commerce — HB 1217 Landlord Resource Center: https://www.commerce.wa.gov/housing-policy/hb1217-landlord-resource-center/
- Stoel Rives LLP — "Washington Enacts Statewide Rent Control | Key Landlord Obligations Under HB 1217": https://www.stoel.com/insights/publications/washington-enacts-statewide-rent-control-key-rules-now-in-effect
- Multifamily NW — "New Rent Increase Limits for Washington State (2025-2026)": https://www.multifamilynw.org/news/new-rent-increase-limits-for-washington-state-2025-2026
- Multifamily NW — "WA State House Bill 1217 - Limits to Rent Increases, Changes to Notice Requirements & Tenancy Rules": https://www.multifamilynw.org/news/wa-state-house-bill-1217---limits-to-rent-increases-changes-to-notice-requirements-and-tenancy-rules
- Washington State Attorney General's Office — Landlord-Tenant: https://www.atg.wa.gov/landlord-tenant