Disclaimer: This article provides general information only and is not legal advice. Washington's rent regulations are new, detailed, and subject to change or interpretation. Before making any decision about a rent increase, notice, or exemption, consult a qualified Washington attorney and verify the current law directly. Wilson Management, Inc. is a property management company, not a law firm.
If you own residential rental property in Washington, 2025 brought one of the most significant changes to landlord-tenant law in years. House Bill 1217 (HB 1217) established a statewide limit on how much—and how often—you can raise the rent. For owners across the Greater Seattle area, understanding the WA rent cap is now an essential part of staying compliant.
This guide walks through what HB 1217 does, who it applies to, and the practical steps landlords can take. Because this is real legislation affecting real money, we've flagged every specific figure so you can confirm it against the current statute before you rely on it.
What Is HB 1217?
HB 1217 is Washington State legislation, enacted in 2025, that limits annual rent increases for most residential tenancies and tightens the rules around how and when landlords may raise rent. It passed as Engrossed House Bill 1217 and was enacted as Chapter 209, Laws of 2025, with the governor signing it and it taking effect on May 7, 2025. Most provisions are set to expire on July 1, 2040 (Source: Washington State Legislature bill summary, EHB 1217 / Chapter 209, Laws of 2025; Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026).
In broad terms, the law:
- Caps the percentage by which rent can be increased in a 12-month period.
- Restricts rent increases during the early part of a tenancy.
- Lengthens the advance notice landlords must provide before raising rent.
- Creates exemptions for certain property types and newer construction.
- Establishes penalties and enforcement mechanisms for violations.
The Washington Department of Commerce publishes guidance and resources for landlords, and the operative legal text is codified in the Revised Code of Washington (RCW). The rent-cap provisions apply to tenancies covered by the Residential Landlord-Tenant Act (RCW 59.18), with exemptions set out in the new RCW 59.18.710, and parallel provisions cover manufactured/mobile-home tenancies under RCW 59.20 (Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026; Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025).
What the Rent Cap Means for Landlords
The central feature of HB 1217 is a ceiling on annual rent increases:
- For most residential tenancies, rent may not be increased in any 12-month period by more than 7% plus the Consumer Price Index, or 10%, whichever is less (Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026; Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025).
- The Department of Commerce publishes the maximum allowable percentage annually, calculated using the June 12-month percent change in the CPI for All Urban Consumers (all items) for the Seattle-Tacoma-Bellevue area. The maximum allowable increase through December 31, 2025 is 10%, and for January 1, 2026 through December 31, 2026 it is 9.683% (Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026).
- A separate, lower cap of 5% applies to manufactured/mobile-home lot tenancies (Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025; Source: Eastside Legal Assistance Program, "What Washington's new rent stabilization law says," 2025).
- Landlords may not raise rent in any amount during the first 12 months of a tenancy, regardless of whether it is month-to-month or a fixed term (Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026; Source: Eastside Legal Assistance Program, 2025).
- A landlord generally cannot charge more than a 5% difference in rent between a month-to-month tenancy and a fixed-term tenancy (and that difference cannot exceed the maximum annual increase limit) (Source: Multifamily NW, "WA State House Bill 1217," 2025).
Because the published maximum can change year to year, do not assume last year's number still applies. Always confirm the current figure before issuing a notice.
Who and What Is Exempt
HB 1217 does not apply uniformly to every rental. Several categories of housing appear to be exempt, at least in part. Common exemption categories include:
- New construction, for 12 years following issuance of the first certificate of occupancy for the applicable dwelling unit (Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025).
- Owner-occupied triplexes and fourplexes under non-corporate ownership (Source: Stoel Rives LLP, 2025).
- Certain affordable-housing properties, including Low-Income Housing Tax Credit properties with enforceable regulatory agreements and nonprofit-owned affordable housing (Source: Stoel Rives LLP, 2025).
- Rent set for a new tenant after a unit is vacated (turnover) is treated differently: the rent-increase limits do not apply to rental adjustments after a tenant vacates a dwelling unit (Source: Stoel Rives LLP, 2025).
Note: the exemption categories above are summarized from a law-firm analysis; the operative list is in RCW 59.18.710.
Important: claiming an exemption typically is not automatic. Landlords who rely on an exemption must include the supporting facts for any exemption claimed in the rent-increase notice (Source: Multifamily NW, "WA State House Bill 1217," 2025).
Notice Requirements for Rent Increases
Even where an increase is permitted, HB 1217 changes how landlords must communicate it.
- Landlords must provide at least 90 days' advance written notice before raising rent (or longer if required by city code) (Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026; Source: Stoel Rives LLP, 2025).
- The notice must be in substantially the same format as the notice provided in HB 1217; the Department of Commerce publishes a rent and fee increase notice template for residential properties and a separate template for manufactured/mobile-home lots (Source: Multifamily NW, "WA State House Bill 1217," 2025; Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026).
- If an exemption is being claimed, the notice must include the supporting facts for that exemption (Source: Multifamily NW, "WA State House Bill 1217," 2025).
A defective notice can invalidate an increase, so getting the format and timing right matters as much as the amount.
How This Interacts With Local Rules (e.g., Seattle)
Washington cities—Seattle among them—have their own landlord-tenant ordinances covering notice periods, relocation assistance, just-cause protections, and more. HB 1217 sits on top of these local rules rather than erasing them. Where state and local requirements differ, landlords generally must comply with both, which often means following whichever standard is more protective of the tenant—for example, HB 1217's notice requirement is at least 90 days "or longer if required by city code" (Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025).
For owners with properties in multiple jurisdictions across the Greater Seattle area, this layering is one of the most common sources of unintentional non-compliance.
Penalties for Non-Compliance
HB 1217 includes enforcement teeth. Potential consequences for violations may include:
- A requirement to refund excess rent collected above the lawful amount, plus damages of up to three months of the unlawful rent (Source: Stoel Rives LLP, "Washington Enacts Statewide Rent Control," 2025).
- Liability for the tenant's reasonable attorneys' fees and costs (Source: Stoel Rives LLP, 2025).
- Enforcement by the Washington Attorney General under the Consumer Protection Act, including civil penalties of up to $7,500 for each violation (Source: Stoel Rives LLP, 2025).
- A private cause of action allowing tenants to sue directly (Source: Stoel Rives LLP, 2025).
The cost of a mistake can far exceed the value of an over-the-cap increase, which is why careful compliance is worth the effort.
Practical Steps for Owners to Stay Compliant
While you confirm the specifics with counsel, here are sensible steps most Washington owners can take now:
- Identify whether each property is covered or exempt. Don't assume—document the basis for any exemption you intend to claim.
- Calendar your increases. Track each tenancy's start date and the date of the last increase so you respect the no-increase-in-the-first-12-months rule and the once-per-12-months limit.
- Verify the current allowable percentage before every notice. The published maximum can change annually (10% through Dec. 31, 2025; 9.683% for calendar year 2026).
- Use compliant notices. Provide at least 90 days' written notice in substantially the HB 1217 format, and state the required disclosures clearly.
- Layer in local rules. Check the city/county ordinance for each property in addition to state law.
- Keep records. Retain copies of notices, delivery proof, and any exemption documentation.
- Get professional guidance. When in doubt, ask a qualified attorney or an experienced property manager before sending the notice—not after.
How Wilson Management Helps Owners Navigate Compliance
Since 1982, Wilson Management, Inc. has helped Greater Seattle owners manage single-family homes, apartments, multi-family buildings, and commercial property. Staying current with evolving Washington landlord-tenant law—including the HB 1217 rent cap—is part of how we help owners protect their investments and avoid costly missteps.
Our team can help you track increase timing, prepare compliant notices, evaluate whether a property may qualify for an exemption (in coordination with your attorney), and keep clean records. We don't provide legal advice, but we do help owners operate in a way designed to stay aligned with current rules.
Have questions about how the Washington rent increase limit affects your property? Call us at (425) 453-0089.
Frequently Asked Questions
1. What is the Washington rent cap under HB 1217?
HB 1217 caps annual rent increases on most residential tenancies at 7% plus CPI, or 10%, whichever is less, in any 12-month period. The Department of Commerce publishes the maximum each year (10% through Dec. 31, 2025; 9.683% for 2026), so confirm the current figure before issuing a notice (Source: Washington Dept. of Commerce, HB 1217 Landlord Resource Center, accessed June 2026).
2. Does the rent cap apply to all rentals?
No. Exempt categories include new construction within 12 years of the first certificate of occupancy, owner-occupied triplexes and fourplexes under non-corporate ownership, and certain affordable-housing properties. Exemptions are not automatic and require supporting facts in the rent-increase notice (Source: Stoel Rives LLP, 2025; Source: Multifamily NW, 2025). Confirm the full list in RCW 59.18.710 before relying on one.
3. How much notice must I give before raising rent?
At least 90 days' advance written notice (or longer if required by city code), in substantially the HB 1217 format (Source: Washington Dept. of Commerce, accessed June 2026; Source: Stoel Rives LLP, 2025).
4. Can I reset rent to market when a tenant moves out?
Yes. The rent-increase limits do not apply to rental adjustments after a tenant vacates a dwelling unit (Source: Stoel Rives LLP, 2025).
5. What happens if I exceed the cap or send a defective notice?
Remedies can include refunding excess rent plus damages up to three months of the unlawful rent, the tenant's attorneys' fees and costs, Attorney General enforcement with civil penalties up to $7,500 per violation, and a private cause of action for tenants (Source: Stoel Rives LLP, 2025).
6. Do Seattle or other local rules still apply?
Yes. Local ordinances generally apply alongside HB 1217, and you typically must comply with both state and local requirements—including any longer local notice period. Check each property's jurisdiction.
Sources
- Washington Dept. 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 (EHB 1217 / Chapter 209, Laws of 2025): https://app.leg.wa.gov/billsummary?billnumber=1217&year=2025
- 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 — "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
- Eastside Legal Assistance Program — "What Washington's new rent stabilization law says": https://elap.org/what-washingtons-new-rent-stabilization-law-says/
- Washington State Attorney General — Landlord-Tenant resources: https://www.atg.wa.gov/landlord-tenant
Reminder: This article is general information, not legal advice, and may not reflect the most current law. Washington's rent regulations are detailed and evolving. Always verify the current statute (RCW) and consult a qualified Washington attorney before acting on a rent increase, notice, or exemption.
Ready to Stay Compliant With Confidence?
Wilson Management, Inc. has served Greater Seattle property owners since 1982. Whether you own a single rental or a multi-family portfolio, we can help you manage day-to-day operations while keeping an eye on changing requirements.
- Have a question about your property? Contact us or call (425) 453-0089.
- Curious what your property could earn? Request a free rental analysis.