Statewide cap: 7%+CPI, max 10%
Washington is one of a small and growing number of U.S. states with a statewide rent-increase cap applicable to most residential tenancies. The Washington rent cap formula is 7%+CPI, max 10%, codified at RCW § 59.18 (Residential Landlord-Tenant Act). The cap limits the annual percentage by which a landlord may raise rent on a covered unit, and in most jurisdictions applies both at lease renewal and inside month-to-month tenancies. Covered units typically include all residential rentals except those specifically exempted — common exemptions include new construction (often units first certified for occupancy within the last 15 years), owner-occupied 2-to-4 unit buildings, dormitories and institutional housing, hotels and transient lodging, and units subject to a separate regulated-affordability agreement (LIHTC, Section 8 HAP contracts, public housing).
In addition to the statewide Washington rent cap, many Washington cities and counties have enacted local rent-stabilization ordinances that layer further requirements on top of state law — stricter caps, expanded just-cause termination rules, mandatory relocation assistance for no-fault terminations, and landlord-registration or rent-registry requirements. Where the local ordinance is stricter than state law, the stricter ordinance controls. This Washington rent-control guide explains how the statewide cap works, which units are exempt, how to calculate an allowable rent increase in Washington, what written notice is required, how local ordinances interact with state law, and what penalties apply for charging above the cap (refund of overpayment, statutory damages, attorney fees, and possible denial of eviction for non-payment on the unlawful amount).
| Annual rent increase cap | 7%+CPI, max 10% | — |
| Just cause required for eviction | Yes | — |
| Local rent control allowed? | Yes (subject to any state-law limits) | — |
The Washington statutory rent-increase formula is 7%+CPI, max 10%, codified at RCW § 59.18 (Residential Landlord-Tenant Act). The cap limits the percentage by which a Washington landlord may raise rent on a covered residential unit over any 12-month period, and applies both to renewal of a fixed-term Washington lease and to rent increases within an ongoing month-to-month tenancy.
Typical Washington rent-cap exemptions include: new construction (units first certified for occupancy within the statutory exemption window, commonly 15 years from the certificate of occupancy date); owner-occupied 2-to-4 unit buildings (so-called small owner-occupant exemption); single-family rentals under certain conditions (often exempt if the owner is a natural person and not a corporation, LLC, or REIT); units already subject to a regulated-affordability agreement (LIHTC, HUD Section 8 HAP, public housing, HOME, CDBG, inclusionary zoning); dormitories and institutional housing operated by universities, hospitals, religious institutions, or non-profit organizations; and hotels, motels, and transient lodging occupied for fewer than 30 days. Every Washington landlord should verify the specific exemption language in the cited statute — exemptions are narrowly construed, and mis-claiming an exemption exposes the landlord to refund-of-overpayment, statutory damages, and attorney fees.
Washington statutory rent-increase notice must be in writing and must state — at minimum — the current rent, the proposed new rent, the effective date of the increase, the percentage increase, the statutory formula used, and any allowable passthroughs (utility, property tax, capital improvement) separately itemized. Defective rent-increase notice is the #1 reason Washington courts roll back rent increases — not cap violations themselves. A defective notice is treated as void, the prior rent remains in effect, and the landlord must re-serve a compliant notice before any increase takes effect. Typical advance-notice windows: 30 days for increases at or below a low statutory threshold, 60–90 days for larger increases.
Within Washington, 2 additional city or county rent-stabilization ordinance(s) layer further requirements on top of the statewide Washington rent cap — stricter percentage caps, expanded just-cause termination requirements, mandatory relocation assistance for covered tenancies, tenant-relocation fees triggered by certain rent increases, and city-level rent-registry or landlord-registration programs. See the rent-control city table above for the Washington cities with local rent-stabilization ordinances on record; where both the statewide cap and a local ordinance apply, the stricter rule controls.
| City | Ordinance | Annual Cap | Just Cause | SFR |
|---|---|---|---|---|
| Seattle | Statewide RCW 59.18.285 applies | 7%+CPI, max 10% | Yes | Yes |
| Tacoma | Statewide RCW 59.18.285 applies | 7%+CPI, max 10% | Yes | Yes |
7%+CPI, max 10%. Specific exemptions apply — see the statute for details.
Some localities layer additional requirements. Check the city's housing department before issuing any increase.
Typical notice is 30–90 days depending on the size of the increase and lease term. Review the statute for your jurisdiction.
Sources: RCW § 59.18 (Residential Landlord-Tenant Act). Last reviewed April 17, 2026. Informational only — not legal advice. Consult a licensed Washington attorney.
