Rent Increase Laws in Washington
Your landlord just hit you with a rent increase. Before you panic or sign anything, here's what Washington law actually says they can and can't do.
Statewide cap enacted 2025 (HB 1217/EHB 1217, effective May 7, 2025): the lesser of 10% or 7% plus CPI (Seattle-area CPI-U, 12-month change through June), per 12-month period of tenancy. No increase is permitted during a tenancy's first 12 months. Manufactured/mobile-home lot rent is separately capped at 5%.
Next step
What's happening?
•Rent Control
Does Washington Have Rent Control?
Yes. Statewide cap enacted 2025 (HB 1217/EHB 1217, effective May 7, 2025): the lesser of 10% or 7% plus CPI (Seattle-area CPI-U, 12-month change through June), per 12-month period of tenancy. No increase is permitted during a tenancy's first 12 months. Manufactured/mobile-home lot rent is separately capped at 5%.
Washington caps most annual rent increases at the lesser of 10% or 7% plus CPI (Seattle-area CPI-U, 12-month change through June), under Wash. Rev. Code § 59.18.700 (formula); § 59.18.710 (exemptions). No increase permitted during a tenancy's first 12 months; certain new construction, subsidized/income-restricted housing, and owner-occupied accessory units are exempt; manufactured/mobile-home lot rent is separately capped at 5%. Sunsets July 1, 2040.
Increases are limited to once per 12 months. Landlords cannot stack multiple increases to get around the cap.
•Notice Requirements
How Much Notice Must Your Landlord Give?
Washington law requires written notice before a rent increase, and the period varies — raised from 60 to 90 days effective May 7, 2025 (2025 legislation): 90 days for most residential tenancies, 30 days for a subsidized tenancy (rent based on tenant income/circumstances) — under Wash. Rev. Code § 59.18.140.
- 90 days — most residential tenancies
- 30 days — a subsidized tenancy (rent based on tenant income/circumstances)
The notice must be in writing. A verbal mention in passing does not count. If your landlord failed to give proper written notice, you do not owe the increased amount until the notice period has fully elapsed.
•Exemptions
What Units Are Exempt From Rent Control in Washington?
Even in states with rent control, not every unit is covered. These categories are typically exempt:
- Certain new construction
- Subsidized or income-restricted housing
- Owner-occupied accessory dwelling units
If your landlord claims your unit is exempt, ask them to cite the specific statute. “It's exempt” is not a legal argument — the exemption has to actually apply to your building and your tenancy.
•Take Action
What to Do If Your Rent Increase Seems Illegal
- Check the math. If Washington has a cap, calculate whether the increase exceeds it. If there is no cap, check whether the notice period was met (the notice period that applies to your tenancy (see above) under Wash. Rev. Code § 59.18.140).
- Check the timing. Mid-lease increases are generally unenforceable unless your lease explicitly allows them. Pull your lease and read it.
- Check for retaliation. Did you file a complaint, request repairs, or join a tenant organization in the last 6 months? A rent increase right after any of those is legally suspect.
- Negotiate. Even in states without rent control, landlords prefer keeping reliable tenants. Counter with a smaller increase, a longer lease term, or a delayed effective date. Get it in writing.
- Escalate if needed. File a complaint with your local rent board or housing authority. You do not need a lawyer to do this.
•Market Data
How to Check If Your Rent Is Fair
Even if your landlord's increase is technically legal, that does not mean it reflects reality. Use these tools to check whether you're being asked to pay more than the market supports:
- HUD Fair Market Rent (FMR) data — huduser.gov. The federal government publishes annual FMR estimates by county. If your new rent is significantly above the FMR for your area, you have a negotiation data point.
- Zillow / Apartments.com — search comparable units in your building or neighborhood. Screenshot the listings — this is evidence if you negotiate.
- Local tenant organizations — many maintain rent surveys and can tell you what others in your area are paying.
When you negotiate, lead with data, not emotion. “Comparable units in this ZIP code are renting for $X, and HUD's FMR for this county is $Y” is more effective than “this increase is unfair.”
More Washington Guides
●Frequently Asked Questions
Frequently Asked Questions
Does Washington have rent control?
Yes. Statewide cap enacted 2025 (HB 1217/EHB 1217, effective May 7, 2025): the lesser of 10% or 7% plus CPI (Seattle-area CPI-U, 12-month change through June), per 12-month period of tenancy. No increase is permitted during a tenancy's first 12 months. Manufactured/mobile-home lot rent is separately capped at 5%. Check local ordinances — some cities have stricter caps than the state.
How much notice does my Washington landlord have to give before raising rent?
Washington law requires written notice before a rent increase, and the period varies — raised from 60 to 90 days effective May 7, 2025 (2025 legislation): 90 days for most residential tenancies, 30 days for a subsidized tenancy (rent based on tenant income/circumstances) — under Wash. Rev. Code § 59.18.140. If your landlord gave you less notice than that, the increase may not be enforceable.
Can my landlord raise my rent during a lease in Washington?
Generally, no. If you have a fixed-term lease, your landlord cannot raise rent until the lease expires — unless the lease itself contains a clause allowing mid-term increases. Month-to-month tenants can receive increases with the notice period that applies to your tenancy (see above) under Wash. Rev. Code § 59.18.140.
What can I do if my rent increase seems unfair in Washington?
If your increase exceeds the legal cap, you can file a complaint with your local rent board or housing authority. Document the increase amount, the date you received notice, and the applicable statute. You are not required to pay the illegal portion while the dispute is pending.
Is there a maximum rent increase in Washington?
Yes. Washington caps most annual rent increases at the lesser of 10% or 7% plus CPI (Seattle-area CPI-U, 12-month change through June), under Wash. Rev. Code § 59.18.700 (formula); § 59.18.710 (exemptions). No increase permitted during a tenancy's first 12 months; certain new construction, subsidized/income-restricted housing, and owner-occupied accessory units are exempt; manufactured/mobile-home lot rent is separately capped at 5%. Sunsets July 1, 2040. Increases are limited to once per 12 months.
See what your state’s law says your landlord owes you, then generate a demand letter. Check my rights & generate my letter — $19
DepositHawk is not a law firm and does not provide legal advice. Information and documents are for informational purposes only. No attorney-client relationship is created. Consult a licensed attorney for advice specific to your situation.