Washington landlords covered by HB 1217 can generally raise rent by no more than 9.683% during any 12-month period in 2026. Rent also cannot be increased during the first 12 months of a tenancy.
The law, which took effect May 7, 2025, established statewide rent stabilization rules under Washington’s Residential Landlord-Tenant Act. However, the percentage cap is only part of the law. Landlords also need to follow notice requirements, use the required rent-increase notice format, understand exemptions, and check whether stricter local rules apply.
What Is Washington's Rent Increase Limit for 2026?
For most residential rentals covered by Washington’s Residential Landlord-Tenant Act, the 2026 maximum annual rent increase is 9.683%.
HB 1217 established a formula allowing rent increases of:
7% + Consumer Price Index (CPI), or 10%, whichever is lower.
The Washington State Department of Commerce calculates the limit each year using the Seattle-area CPI specified by the law.
For 2026, that calculation produced a maximum increase of 9.683%, effective from January 1 through December 31, 2026.
There is another important restriction: landlords generally cannot increase rent at all during the first 12 months after a tenancy begins.
Has Washington Already Announced the Rent Cap for 2027?
Yes.
As of August 2026, the Washington State Department of Commerce has already published the next annual limit.
The maximum annual rent increase for covered residential properties will be:
2026: 9.683%
2027: 10%
The formula for 2027 produced a result above 10%, so the law’s 10% ceiling applies.
This matters for landlords preparing renewals that will take effect in 2027. The applicable annual limit should be checked based on when the increase becomes effective rather than simply reusing the previous year’s percentage.
Can a Washington Landlord Raise Rent More Than Once a Year?
HB 1217 focuses on the total increase during any 12-month period, not simply whether a landlord sends one or multiple notices.
For covered properties, the combined increase cannot exceed the applicable annual limit during that period.
For example, if the applicable cap is 9.683%, breaking an increase into multiple smaller increases does not create additional room above the legal limit.
Landlords should therefore review the property’s rent history before calculating a new increase.
How Much Notice Must Washington Landlords Give?
Washington generally requires landlords to provide at least 90 days’ written notice before a rent increase takes effect.
The increase also cannot take effect before the existing fixed-term rental agreement ends.
HB 1217 introduced a required rent-increase notice format. The notice must substantially follow the form established under RCW 59.18.720 and must be properly served.
This means landlords should not rely on an informal email or text message as their rent-increase process.
Owners should confirm the required notice, timing, service method, and local requirements before changing rent.
Are Seattle's Rent Increase Rules Different?
Yes, and this distinction is particularly important for Seattle landlords.
Washington generally requires 90 days’ notice, but Seattle requires at least 180 days’ advance written notice before increasing rent or other covered housing costs.
Seattle’s definition of housing costs can also include recurring charges such as parking and storage when paid to the landlord.
Seattle landlords therefore need to comply with both Washington law and applicable Seattle requirements. When the local requirement is stricter, following the statewide minimum alone may not be enough.
Seattle also requires specific language in housing-cost increase notices, and the notice must be properly served.
Landlords managing properties across several Greater Seattle cities should avoid assuming that one notice process works everywhere.
Does Seattle's EDRA Rule Still Matter Under HB 1217?
Yes.
Seattle’s Economic Displacement Relocation Assistance, or EDRA, rules remain relevant.
EDRA can apply when a Seattle household receives housing-cost increases totaling 10% or more within a 12-month period. Income-qualified tenants who move after receiving a qualifying increase may be eligible for relocation assistance.
Because Washington’s 2026 residential rent cap is 9.683%, a rent increase by itself within the statewide cap would generally fall below 10%. However, Seattle calculates EDRA using broader housing costs, which can include certain recurring charges in addition to base rent.
Landlords should therefore evaluate the entire housing-cost change rather than looking only at base rent.
Are Any Rental Properties Exempt From Washington's Rent Cap?
Yes. HB 1217 contains several important exemptions.
One of the most relevant for private landlords is newer construction. A dwelling unit is exempt from the percentage limit if its first certificate of occupancy was issued 12 years or less before the date of the rent-increase notice.
Certain regulated affordable-housing properties are also exempt.
Some owner-occupied arrangements can qualify, including:
- A rental where the tenant shares a kitchen or bathroom with an owner who maintains a principal residence at the property
- Certain owner-occupied single-family properties where no more than two units or bedrooms are rented
- Certain duplexes, triplexes, and fourplexes where the owner occupies one unit as a principal residence
The owner-occupied exemptions have additional ownership restrictions. For example, they generally do not apply when ownership is through a real estate investment trust, corporation, or an LLC with a corporate member.
An owner should verify that the specific property actually qualifies before relying on an exemption.
Does an Exempt Property Still Need a Rent Increase Notice?
An exemption from the percentage cap does not necessarily mean a landlord can ignore the rest of the rent-increase process.
Washington’s required notice form provides a way for landlords claiming an exemption to identify the applicable exemption.
Other state and local notice requirements can still apply.
This distinction is important:
Being exempt from the rent cap is not automatically the same as being exempt from rent-increase notice requirements.
Landlords should document why an exemption applies and use the appropriate notice process.
Can Landlords Charge More for Month-to-Month Tenancies?
HB 1217 also regulates differences between lease types.
For the same dwelling unit, a landlord generally cannot create more burdensome payment terms simply because one agreement is month-to-month and another is fixed-term.
The law specifically limits the difference in rent between lease types to 5%.
That 5% difference also cannot be used to push the rent above the otherwise applicable annual rent-increase limit.
This is an important rule for landlords who previously used a large month-to-month premium to encourage residents to sign another fixed-term lease.
Can Landlords Reset the Rent After a Tenant Moves Out?
Generally, yes.
HB 1217’s annual increase limitation applies during an existing tenancy. Washington law specifically allows a landlord to adjust the rent after the tenant vacates, the tenancy ends, and the property is being rented again.
That means the 9.683% limit does not generally function as a cap on setting the initial asking rent for a new tenancy.
Landlords should still consider market conditions when setting the new rent. Pricing substantially above comparable properties can increase vacancy time even when the asking rent is legally permitted.
Owners uncertain about current market rent can request a Free Rental Analysis before listing or renewing a property.
What Happens If a Landlord Violates the Rent Cap?
The consequences can be significant.
A tenant or the Washington Attorney General may bring an action to enforce the rent stabilization requirements.
Depending on the violation, a court can award a tenant:
- Excess rent, fees, or other costs paid
- Up to three months of unlawful rent, fees, or other costs charged
- Reasonable attorney’s fees and costs
The Attorney General may also seek civil penalties of up to $7,500 for each violation.
The law also gives tenants certain protections when they receive a noncompliant increase, including circumstances where they may terminate their rental agreement before the increase takes effect.
For landlords, this makes correct notice and documentation just as important as calculating the percentage correctly.
What Should Washington Landlords Do Before Raising Rent in 2026?
Before sending a rent-increase notice, landlords should confirm five things:
- How long has the tenant lived in the property?
No increase is generally permitted during the first 12 months. - What increases occurred during the previous 12 months?
The total must remain within the applicable limit. - Is the property exempt?
Do not assume an exemption applies without checking its requirements. - Where is the property located?
Seattle and other jurisdictions may impose additional requirements. - Is the notice correct and being served correctly?
Washington requires a specific rent-increase notice format and minimum notice period.
Owners using professional management should make sure their property manager tracks both the rent history and required notice deadlines.
For owners who prefer to have leasing, renewals, notices, and day-to-day management coordinated professionally, see our Property Management Services and Pricing.
What Does HB 1217 Mean for Washington Landlords Going Forward?
HB 1217 has made rent increases more procedural.
For most landlords, the question is no longer simply, “What should the new rent be?”
Owners now need to consider the applicable annual cap, the tenant’s first 12 months, previous increases, lease type, notice timing, required notice language, possible exemptions, and local regulations.
For 2026, the statewide maximum is 9.683% for covered residential properties. For 2027, the maximum will increase to 10%.
That does not mean every property should receive the maximum increase. Market rent, resident retention, vacancy risk, property condition, and long-term ownership goals should still be part of the decision.
GPS Renting works with rental owners throughout Greater Seattle to coordinate leasing, renewals, resident communication, and ongoing property management. Learn more about GPS Renting vs. Traditional Property Management or request a Free Rental Analysis.
This article provides general educational information and is not legal advice. Washington and local landlord-tenant requirements can change, and property owners should verify the rules applicable to their specific property and situation.