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Washington Rent Cap Calculator
Calculate the maximum allowable rent increase under Washington’s new HB 1217 rent cap law. Effective statewide since May 2025.
Uses June 2025 Seattle-Tacoma-Bellevue CPI-U data published by the Bureau of Labor Statistics. For informational purposes only.
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How Washington’s HB 1217 Rent Cap Works
Washington’s House Bill 1217 is one of the newest rent stabilization laws in the country. Signed by Governor Ferguson on May 7, 2025, it took effect immediately — making Washington only the third state on the West Coast (after Oregon and California) to impose statewide rent increase limits.
The law caps annual rent increases at 7% plus the local Consumer Price Index (CPI), or 10%, whichever is lower. The CPI used is the June 12-month percent change for the Seattle-Tacoma-Bellevue CPI-U area, as published by the Bureau of Labor Statistics. For 2026, that CPI figure is 2.683%, producing an effective statewide cap of 9.683%.
For the 2025 transitional year, the cap was set at a flat 10% to give landlords time to adjust. Beginning in 2026 and going forward, the formula-based calculation applies.
First 12 Months and Frequency Limits
HB 1217 prohibits any rent increase during the first 12 months of a new tenancy. After that initial period, landlords may raise rent only once per 12-month period. This prevents the practice of imposing multiple small increases throughout a lease term that collectively exceed the cap.
Notice Requirements
The law increased the statewide notice period for rent increases from 60 days to 90 days’ written notice. Additionally, landlords must use a standardized notice form published by the Washington Department of Commerce. This form includes specific disclosures about the tenant’s rights under HB 1217 and the calculation behind the increase. Failure to use the standardized form may render the notice invalid.
Several cities impose even longer notice periods. Seattle requires 180 days. Tacoma uses a tiered system ranging from 120 to 210 days depending on the size of the increase. Olympia requires 120 days for increases of 5% or more and 180 days for increases of 10% or more.
Vacancy Decontrol
Like California’s AB 1482 and Oregon’s SB 608, Washington’s HB 1217 allows vacancy decontrol. When a tenant voluntarily vacates (or a tenancy ends lawfully), the landlord may reset the rent to any amount for the next tenancy. The cap only restricts increases during an existing tenancy.
Sunset Provision
HB 1217 includes a sunset clause and is currently set to expire in 2040. However, given the political trajectory of rent regulation in Washington, legislative extension before that date is widely anticipated. For comparison, California’s AB 1482 was originally set to expire in 2030 but was extended to 2035 by AB 1157.
How Does This Compare to Other States?
Washington’s 7% + CPI formula is more generous to landlords than Oregon’s 7% + CPI (which uses the national CPI-U, typically lower than Seattle’s) and California’s 5% + CPI. However, Washington’s 90-day notice requirement is stricter than California’s 30 days for increases under 10%. The first-12-months prohibition mirrors Oregon’s approach. All three states allow vacancy decontrol between tenancies.
City-Specific Notice and Relocation Rules
HB 1217 is the statewide floor, but several Washington cities impose longer notice periods and relocation assistance (EDRA) requirements that go beyond state law.
| City | Notice Period | EDRA Trigger | Relocation Amount |
|---|---|---|---|
| Seattle | 180 days | ≥ 10% within 12 months | 3x current monthly housing cost |
| Tacoma | 120–210 days (tiered) | ≥ 5% | EDRA relocation assistance |
| Olympia | 120 days (5%+) / 180 days (10%+) | ≥ 7% | 2.5x monthly rent |
| Other WA | 90 days (statewide) | None | N/A |
Notice periods shown are the maximum required based on the increase amount. Tacoma uses a tiered system: 210 days for the largest increases, 180 days for mid-range, and 120 days for smaller increases at or above 5%. Always verify current local ordinances, as city rules may change independently of state law.
Properties Exempt from HB 1217 Rent Cap
Not all rental properties are subject to the rent increase cap. The following categories are exempt from the 7% + CPI / 10% cap:
- New construction — properties are exempt for 12 years from the date of the first certificate of occupancy. For example, a building that received its certificate of occupancy in 2020 would be exempt through 2032.
- Owner-occupied small properties — duplexes, triplexes, and fourplexes where the owner resides on-site in one of the units.
- Nonprofit-owned properties — rental housing owned and operated by qualified nonprofit organizations.
Exemptions apply to the rent cap only
Even exempt properties must still comply with notice requirements (90 days statewide, or longer in Seattle, Tacoma, and Olympia). The exemption does not waive the standardized notice form requirement or city-level EDRA relocation obligations. The 12-month no-increase rule for new tenancies also applies regardless of exemption status.
Washington’s Statewide Just Cause Eviction Law
Separate from HB 1217’s rent cap, Washington has a robust statewide just cause eviction law codified in RCW 59.18.650. Landlords may only terminate a tenancy for one of 17 enumerated causes, including:
- Nonpayment of rent — after a 14-day pay-or-vacate notice
- Material lease violation — after a 10-day comply-or-vacate notice
- Waste or nuisance — causing substantial damage or habitability issues
- Illegal activity — drug-related or criminal activity on the premises
- Owner move-in — the owner or immediate family member intends to occupy the unit
- Major renovation or demolition — requiring permits and tenant relocation
- Sale of the property — under certain conditions with proper notice
Penalties for Wrongful Eviction
Washington imposes serious consequences for landlords who evict tenants without just cause. A tenant who prevails in a wrongful eviction action is entitled to the greater of actual damages or three times the monthly rent, plus reasonable attorney fees and court costs. This creates a strong deterrent against pretextual evictions — particularly evictions motivated by a desire to reset rent to market rate after the cap prevents a large increase.
The just cause protections apply to all residential tenancies regardless of whether the property is exempt from the HB 1217 rent cap. There is no minimum tenancy duration required for just cause protections to take effect — they apply from day one.
Frequently Asked Questions
What is the Washington rent cap for 2026?
Under HB 1217, the maximum annual rent increase in Washington for 2026 is 9.683%. This is calculated as 7% plus the Seattle-Tacoma-Bellevue CPI-U of 2.683% (June 12-month percent change). The 10% absolute cap does not apply in 2026 because 7% + 2.683% = 9.683%, which is already below 10%. This cap applies to most residential rental properties statewide.
How does HB 1217 work?
HB 1217 limits annual rent increases to the lower of 7% + CPI or 10%. The CPI used is the Seattle-Tacoma-Bellevue CPI-U June 12-month percentage change. Landlords must provide at least 90 days’ written notice using a standardized form from the WA Department of Commerce. No rent increase is permitted during the first 12 months of a tenancy, and only one increase is allowed per 12-month period. The law took effect immediately upon signing on May 7, 2025.
Is my Washington rental property exempt from HB 1217?
Three categories of properties are exempt from the rent cap: (1) new construction within 12 years of its first certificate of occupancy, (2) owner-occupied duplexes, triplexes, and fourplexes where the owner lives on-site, and (3) nonprofit-owned properties. However, even exempt properties must comply with the 90-day notice requirement (or longer in certain cities), must use the standardized notice form, and cannot raise rent in the first 12 months of a tenancy.
What is the notice requirement for a rent increase in Washington?
The statewide minimum is 90 days’ written notice, increased from 60 days by HB 1217. Several cities require more: Seattle requires 180 days, Tacoma requires 120 to 210 days depending on the increase size, and Olympia requires 120 days for increases of 5% or more and 180 days for increases of 10% or more. All notices must use the standardized form published by the Washington Department of Commerce.
Does the rent cap apply to new tenants in Washington?
No. HB 1217 allows vacancy decontrol — when a tenant vacates and the unit turns over, the landlord may set any initial rent for the new tenancy. The cap only limits increases during an existing tenancy. However, once a new tenant moves in, no rent increase may be imposed for the first 12 months, and subsequent increases are subject to the cap.
What is EDRA relocation assistance?
EDRA (Economic Displacement Relocation Assistance) is a local requirement in certain Washington cities that forces landlords to pay relocation costs when a large rent increase displaces a tenant. In Seattle, EDRA applies when a rent increase is 10% or more within 12 months, requiring payment of 3x the current monthly housing cost. In Tacoma, increases of 5% or more trigger EDRA. In Olympia, increases of 7% or more trigger relocation assistance of 2.5x monthly rent. EDRA is a city-level requirement and does not apply in most other Washington cities.
When was Washington’s rent cap law passed?
HB 1217 was signed into law by Governor Bob Ferguson on May 7, 2025, and took effect immediately upon signing. Washington became the eighth state in the U.S. to enact statewide rent increase limits, joining Oregon, California, and several East Coast states. The 2025 transitional cap was set at 10%, with the formula-based cap (7% + CPI, max 10%) taking effect for 2026 and beyond.
When does Washington’s rent cap law expire?
HB 1217 includes a sunset provision and is set to expire in 2040. However, the political trajectory in Washington strongly suggests the law will be extended before that date. For comparison, California’s AB 1482 was extended from 2030 to 2035, and Oregon’s SB 608 has no sunset clause. Landlords should plan for rent cap compliance as a long-term operational reality rather than a temporary measure.
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