Washington Statewide Rule

Washington Enacted a Statewide Rent Cap in 2025 (HB 1217)

Some RestrictionsApplies statewide across Washington (2026)

Key Facts

Local rent control: Preempted (statewide program instead)
Statewide rent cap: 7% + CPI or 10%, whichever is less (2025 HB 1217); 5% for manufactured-home lots
Statute: HB 1217 / RCW 59.18.700; local preemption at RCW 35.21.830
Cities with rent control: Statewide cap applies everywhere

Last verified: September 5, 2026Source: Washington State Legislature

Summary

Washington bars cities from passing local rent control under RCW 35.21.830, and that preemption still stands. But in 2025 the state enacted its first statewide rent-increase cap. Under HB 1217, a landlord may not raise rent in any 12-month period by more than 7% plus CPI or 10%, whichever is less, and may not raise it at all in the first year.

(1)(a) Except as authorized by an exemption under RCW 59.18.710, a landlord may not increase the rent for any type of tenancy, regardless of whether the tenancy is month-to-month or for a term greater or lesser than month-to-month:

Source: Washington State LegislatureView official code

Full Breakdown

RCW 35.21.830 provides that "the imposition of controls on rent is of statewide significance and is preempted by the state," barring cities and towns from enacting local rent control. In 2025 the Legislature passed HB 1217 (Chapter 209, 2025 Laws, signed May 7, 2025), codified at RCW 59.18.700 and related sections. It caps annual rent increases at "seven percent plus the consumer price index, or 10 percent, whichever is less," with no increase allowed during the first 12 months of a tenancy and a 90-day written notice required. Manufactured/mobile-home lot tenancies under RCW 59.20 are capped lower, at 5% annually. The Department of Commerce publishes the figure each year; the 2026 maximum is roughly 9.7%.

Violations & Penalties

A landlord who charges rent above the cap may face an Attorney General enforcement action with civil penalties of up to $7,500 per violation, and tenants may recover damages including excess rent paid plus up to three months' rent under HB 1217 (RCW 59.18.700 et seq.).

Frequently Asked Questions

Is rent control legal in Washington?

Yes, at the state level as of 2025. Washington enacted a statewide rent-increase cap under HB 1217 (RCW 59.18.700) limiting annual increases to 7% plus CPI or 10%, whichever is less. Local rent control by cities remains preempted under RCW 35.21.830, so the statewide program governs everywhere.

Can a city in Washington pass its own rent control?

No. RCW 35.21.830 declares rent control a matter of statewide significance and preempts it, barring cities and towns from enacting their own rent-control ordinances. Instead, the 2025 statewide cap under HB 1217 applies uniformly across the state.

How much can rent increase in Washington each year?

Under HB 1217 (RCW 59.18.700), a landlord may raise rent in a 12-month period by no more than 7% plus CPI or 10%, whichever is less, with no increase allowed during the first year and 90 days' notice required. Manufactured-home lot rents are capped at 5%. The 2026 residential maximum is about 9.7%.

Sources

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