Before you offer a lease renewal to your current tenant, you should decide what their new rent payment will look like. Adjusting your unit’s monthly rate is often essential for keeping your business profitable. And while it’s a routine part of landlording, certain rules govern the process. Let’s talk about Washington rent increase laws.
While many states allow landlords to set their own prices, Washington is a strict rent-control region. But don’t worry, we’ve got you covered. Here’s a complete guide to raising rent in the Evergreen State, including federal and state laws, best practices, and a free template from TurboTenant.
Is there a rent increase limit in Washington?
Washington rent increase laws outline specific rules all landlords must follow. Pay close attention to the following legal guidelines:
Statewide caps: Landlords can’t raise rent during the first 12 months of a tenancy. After that, you can only increase rent once per year. Additionally, Washington law caps price adjustments to 7% plus the Consumer Price Index (CPI) or 10%, whichever is less (Wash. Rev. Code § 59.18.700 et seq.)
Local rent control ordinances: From Spokane County to Clark County, local governments can’t establish their own rent control or rent stabilization policies (Wash. Rev. Code § 35.21.830).
Exceptions: State law exempts publicly owned or managed housing, as well as properties that participate in federal low-income housing programs (Wash. Rev. Code § 35.21.830).
Rent Increase Notice Periods
Next, let’s cover notice periods. Most states base their requirements on lease agreement type, but Washington doesn’t. State law requires all landlords to provide 90 days’ written notice before raising rent (Wash. Rev. Code § 59.18.140(3)(a)). In other words, give 90 days’ notice for both fixed-term and month-to-month agreements.
Subsidized tenancies: However, landlords who base rent on the tenant’s income can provide 30 days’ written notice (Wash. Rev. Code § 59.18.140(3)(b)).
If you have a room rental agreement, comply with the above timeframes as well.
Local Rent Increase Notice Requirements
Beyond the state’s 90-day notice period, Seattle and King County require longer timelines.
Seattle: Provide 180 days’ written notice before increasing rent. However, subsidized tenancies only require 30 days’ notice (Seattle, Wash., Mun. Code § 7.24.030).
King County: Multiple cities set their own thresholds, such as:
- Shoreline: 120 days’ notice for increases less than 10%, and 180 days’ notice for increases of 10% or more (Shoreline, Wash., Mun. Code § 9.35.030)
- Kenmore and Kirkland: 120 days’ notice for increases greater than 3%, and 180 days’ notice for increases over 10% (Kenmore, Wash., Mun. Code § 8.55.030) (Kirkland, Wash., Mun. Code § 7.75.030)
As a best practice, check your local laws to confirm your area’s notice requirement. And remember, you can’t raise a tenant’s rent mid-tenancy unless a clause permits it.
Generally, state law requires landlords to wait until the end of the rental term to start collecting the new rate, unless the tenant agrees otherwise (Wash. Rev. Code § 59.18.140(3)(a)). In other words, wait until the agreement ends and propose a new rate when discussing the renewal.
How to Deliver a Rent Increase Notice in Washington
Follow Washington’s legal process by using the following delivery methods:
- Hand the notice to the tenant.
- Send the letter via first-class or Certified Mail.
- Post the notice in a conspicuous place at the rental property and mail a copy.
- Leave the notice with someone of suitable age at the unit and mail a copy (Wash. Rev. Code § 59.12.040).
If you hand-deliver the letter to the tenant, start the notice period immediately. But if you use any delivery method that involves mail, you must add 5 business days to the timeline as a buffer (Wash. Rev. Code § 59.12.040).
Keep in Mind: If tenants agree in writing, you can also use property management software to deliver the letter digitally. Be sure to add a clause in your lease agreement outlining electronic notices for legal compliance and clarity.
Understanding Illegal Rent Increase and Retaliation
At the state level, Washington rent increase laws prohibit landlord retaliation. Additionally, federal law protects tenants from discriminatory rent increases. Here’s what all landlords need to know to stay compliant:
Retaliation: Whether your tenant reports health and safety violations, requests repairs, or exercises any other legal right, you can’t raise their rent to punish them. In these cases, courts presume retaliation for a 90-day window. However, landlords can adjust the unit’s monthly rate for legitimate, non-retaliatory reasons (Wash. Rev. Code § 59.18.250).
Discrimination: Under the federal Fair Housing Act (FHA), you can’t offer unequal rental terms or consider protected traits, such as race, color, disability, or sex (Fair Housing Act).
Instead, always be fair and consistent across all tenants. We recommend keeping detailed records to defend your case in court.
How to Write a Washington-Compliant Rent Increase Letter
Your rent increase letter should include information about the property, the tenant, and the price change. Be sure to mention the following:
- Property address
- Tenant names
- Exact dollar amount of the increase
- New total rent amount
- Effective date
- Instructions for tenants to accept or opt out
To make the process quick and easy, download our free rent increase letter template to avoid disputes and save time.
Managing the Rent Increase Process with Tenants
Not all tenants choose to pay the new price and stay in your unit. Lastly, we outline the next steps depending on your tenant’s response to your letter:
- Accept: If tenants agree to your new rate, have them sign the updated lease and begin the new tenancy. Start charging the new price on the effective date, but don’t forget to provide the mandatory 5-day grace period before applying late fees (Wash. Rev. Code § 59.18.170).
- Decline: Tenants who reject your offer must move out upon the expiration of their agreement. After you discuss the process, begin taking steps to secure your next tenant and avoid a vacancy.
- Negotiate: Instead of changing your proposed price, consider extending the lease length, covering a portion of the utilities, or delaying the new rate’s effective date.
All in all, Washington’s rent increase laws are strict and specific. Use this guide to streamline legal compliance and reduce risk, one lease renewal at a time.
Washington Rent Increase FAQs
How much can I raise rent in Washington?
Either 7% plus CPI or 10%, whichever is less (Wash. Rev. Code § 59.18.700 et seq.).
Is there a maximum late fee in Washington?
No, state law doesn’t limit landlords’ ability to impose late payment penalties.
Can I increase rent if the tenant is on a verbal agreement?
Whether your agreement is written or verbal, give tenants 90 days’ written notice for all lease types (Wash. Rev. Code § 59.18.140(3)(a)). However, some areas have local laws extending the timeline. Check your region’s laws or speak with a trusted lawyer for specific guidance.