After months of debate and legislative revisions, House Bill 1217 (HB 1217) has officially been signed into law in Washington state. This sweeping 2025 rent control law represents a major shift for landlords, tenants, and property managers alike.

Whether you own one rental property or manage an entire portfolio, this is a moment you can’t afford to ignore.

In this article, we’ll provide a clear, concise HB 1217 summary, walk through the core changes, and explain exactly what Washington landlords need to do now to stay compliant, profitable, and protected.

Key Takeaways

  • HB 1217 caps most Washington rent increases at the lesser of 7% plus CPI or 10%, covering rent and fees combined. The cap for increases taking effect in 2026 is 9.683%.
  • No rent increase of any amount is allowed during a tenant’s first 12 months.
  • Rent increases require at least 90 days of written notice using the form provided in the law, with longer periods where local rules require, including 180 days in Seattle.
  • Exemptions include buildings under 12 years old, nonprofit and public housing authority units, and owner-occupied properties of up to four units.
  • Violations carry real cost: tenants can recover up to three times amounts charged over the cap, and the Attorney General can seek penalties of up to $7,500 per violation.

What Is HB 1217?

HB 1217 is now Washington’s first statewide rent control law, making it the third state in the U.S. (after California and Oregon) to pass this kind of legislation.

Effective immediately as of May 7, 2025, this bill introduces new limits on rent increases, stricter notice requirements, and enforcement powers for the Attorney General.

Not sure how this affects your portfolio? Schedule a strategy call with SJA Property Management to assess your risk and opportunities.

Key Features of Washington’s Rent Control Law

Here’s what’s included in HB 1217:

Rent Increase Cap

Landlords can raise rent and fees combined by no more than the lesser of:

7% plus the change in the Consumer Price Index, OR
10% total per year

The Washington State Department of Commerce calculates the exact percentage each year using June CPI data for the Seattle area and publishes it in mid-July for the following calendar year. The cap is 9.683% for increases taking effect in 2026, down from 10% in 2025. No increase of any amount is allowed during the first 12 months of a tenancy, and this cap applies to most residential rentals unless specifically exempt (see below).

Notice Requirements

  • 90 days’ notice is required for any increase amount unless local jurisdiction requires a longer notice period. Landlords must comply with longer notice period.
  • Applies to both lease renewals and month-to-month tenants
  • Must be served in the manner prescribed by RCW 59.12.040. As of June 11, 2026, HB 2664 removed the certified mail requirement: personal delivery is complete service on its own, and when a mailed copy is required it may be sent by first-class mail from within Washington

Tenant Protections

Tenants may terminate a lease any time prior to the effective date of the rent increase without penalty with a 20-day written notice if a rent increase exceeds the legal cap

Enforcement & Penalties

The Washington State Attorney General’s office has new powers to:

  • Investigate violations
  • Pursue civil penalties (up to $7,500 per violation)
  • Tenants can also sue directly and recover damages of up to three times any rent, fees, or costs charged above the cap
  • Enforce compliance with court action

Need updated lease templates or rent notices? We can provide compliant documents.

Which Properties Are Exempt from HB 1217?

Not all rentals fall under the new rules. You may be exempt if:

  • Your rental was issued a certificate of occupancy within the last 12 years
  • Your property is classified as affordable housing with restricted rent
  • Your unit is owned by a qualifying nonprofit housing provider or public housing authority
  • Your property is owner-occupied shared housing, or a duplex, triplex, or fourplex where you occupied one of the units as your principal residence at the start of the tenancy and still do

If you’re unsure about your exemption status, now is the time to check—and document it clearly.

Ask us to review your portfolio for HB 1217 exemption eligibility.

What Landlords Must Do Now

If you own or manage property in Washington, here’s how to stay ahead: 

Update Your Rent Increase Strategy 

Relying on large rent hikes to catch up on rising costs? That may no longer be an option. Factor CPI and cap thresholds into your annual planning. 

Review Lease Templates and Notices

You must use the rent increase notice in substantially the form provided in the new law.

Document Everything

Store copies of:

  • Rent increase notices for each tenant in the unit
  • Proof of how each notice was served, such as a declaration of service or mailing receipt
  • Proof of CPI data used in your calculation
  • Tenant correspondence
  • Exemption documentation (if applicable)

Communicate With Tenants Early

Avoid confusion, disputes, and complaints by proactively explaining any rent changes with transparency and empathy.

Want a second pair of eyes on your process? Book a compliance audit with SJA.

Adaptation Is the Key

This isn’t just about regulation—it’s about changing how we operate as rental housing providers. Rent control laws are here to stay in Washington, and the landlords who thrive will be the ones who adapt.

At SJA Property Management, we’ve already updated our internal systems, trained our team, and created workflows to ensure full HB 1217 compliance for our clients.

Whether you’re a seasoned landlord or just starting out, we’re here to help you navigate this new era with confidence.

Let us help you build a strategy that keeps your income steady and your risk low.

Disclaimer:

This article is for informational purposes only and does not constitute legal advice. For questions specific to your rental property, consult a qualified attorney. Updated July 2026.

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Frequently Asked Questions

How much can a landlord raise rent in Washington in 2026?

Most rent increases taking effect in 2026 are capped at 9.683%, covering rent and fees combined. The cap is the lesser of 7% plus inflation or 10%, recalculated each year by the Washington State Department of Commerce and published in mid-July for the following calendar year. No increase of any amount is allowed during a tenant’s first 12 months.

Which properties are exempt from HB 1217?

The main exemptions are rentals that received their certificate of occupancy within the last 12 years, units owned by qualifying nonprofits or public housing authorities, restricted-rent affordable housing, and owner-occupied shared housing or duplexes through fourplexes where the owner lives in one unit. Landlords claiming an exemption must state the supporting facts in the rent increase notice.

How much notice is required for a rent increase in Washington?

Landlords must give at least 90 days of written notice for an increase of any amount, using substantially the notice form provided in the law. Some cities require more, including Seattle at 180 days. Notices must be served under RCW 59.12.040, and as of June 11, 2026, a mailed copy may go by first-class mail rather than certified mail.

What happens if a landlord raises rent above the cap?

The tenant must first give the landlord a written demand to reduce the increase to a lawful amount. If the increase exceeds the cap, the tenant may also terminate the tenancy before the increase takes effect with at least 20 days of written notice. Tenants can sue to recover up to three times any amounts charged above the cap, and the Attorney General can pursue civil penalties of up to $7,500 per violation.

Does the rent cap still apply when a tenant moves out?

No. The cap limits increases within a tenancy. When a tenant vacates and the tenancy ends, the landlord may set the new rent at whatever the market supports, and the 12-month no-increase clock starts fresh with the next tenant.