Landlord laws by city — verified 2026-10-15
Landlord laws in Seattle, Bellevue and the Eastside for 2026, with the code section for every rule
Washington sets the 2026 rent-increase cap at 9.683% and the notice floor at 90 days; Seattle, Kirkland, Redmond and Issaquah add longer notice periods and their own caps, while Bellevue and Sammamish add nothing. Six city pages below, each dated and section-cited, plus a calculator that tells you whether an increase is legal and when it can start.
Written and verified by
Grisel Castro
Property Manager · WA Lic. #137529
Author · RexMont Property Management
Adriano Tori
Designated Broker · WA Lic. #27660
Reviewer · accountable for every account
Reviewed 2026-10-15, every rule read at the sources listed at the foot of this page. This is RexMont Property Management's working summary for owners, not legal advice; a lease or a notice with money on it goes past a Washington landlord-tenant attorney. Questions to teamrexmont@rexmont.com.
Pick your city
Six cities, six rulebooks.
Landlord rules in Seattle →
Seattle layers its own rules on Washington's. In 2026 a Seattle landlord registers under RRIO ($126 plus $31.50 per extra unit), gives 180 days' notice for any rent increase, attaches an EDRA notice at 10% or more, keeps deposits and fees inside one month's rent, screens first-in-time, ends tenancies only for just cause, and stays under the state's 9.683% cap.
Landlord rules in Bellevue →
Bellevue has no rental registration or inspection program and no city rent-notice ordinance; Washington law governs a Bellevue rental. What the city does require is a business licence (BCC 4.09) and a B&O filing, and it bans whole-home stays under 30 nights (LUC 20.20.800). The state sets the 9.683% cap and the 90-day notice.
Landlord rules in Kirkland →
Kirkland adds two local rules to Washington law under KMC Chapter 7.75 (Ordinance O-4810, 2022): 120 days' written notice for a rent increase over 3% and 180 days over 10%, and a one-month cap on move-in fees plus deposits, payable in installments. Every rental also needs a Kirkland business licence. The state caps 2026 increases at 9.683%.
Landlord rules in Redmond →
Redmond, Washington regulates four things under RMC Chapter 9.54 (Ordinance 3091, 2022): 120 days' notice for a rent increase over 3% and 180 over 10%; a one-month cap on move-in fees plus deposits; late fees capped at 1.5% of monthly rent; and a due-date accommodation clause. Rental businesses post tenant-rights material (RMC 5.04.070). The state caps 2026 increases at 9.683%.
Landlord rules in Issaquah →
Issaquah has one local landlord rule: IMC 5.52.030 (Ordinance 2986, effective October 6, 2022) requires 120 days' written notice for a rent increase greater than 3%. There is no city move-in cap, late-fee cap or registry, and rentals of nine or fewer units need no city business licence. Washington's 9.683% cap and 90-day floor apply.
Landlord rules in Sammamish →
Sammamish has no landlord-tenant ordinance of its own: the Sammamish Municipal Code has no tenant-protection chapter, no rental registry and no local notice rule. A Sammamish rental runs on Washington law, the 9.683% cap for 2026, 90 days' notice, RCW 59.18 just cause, plus a city business-licence endorsement above $4,000 a year in gross revenue.
| City | Registration / licence | Rent cap and notice days | Deposit / move-in cap | Just cause | Late fees | Source of income | First-in-time |
|---|---|---|---|---|---|---|---|
| Seattle | RRIO: $126 per property + $31.50 per extra unit, 2-year term (SMC 22.214); business license tax certificate | 9.683% for increases taking effect in 2026, 10% in 2027 (RCW 59.18.700); 180 days for any increase (SMC 7.24.030); EDRA notice at 10%+ (SMC 22.212) | Deposit + non-refundable fees ≤ 1 month's rent, fees ≤ 10%; pet deposit ≤ 25% (SMC 7.24.035, .038) | State list plus SMC 22.205: renewal offer 60–90 days before a term ends; winter and school-year defenses | ≤ $10 per month; no notice fees (SMC 7.24.034) | Protected statewide (RCW 59.18.255) and by the Seattle Open Housing Ordinance (SMC 14.08) | Yes: first qualified completed application (SMC 14.08.050) |
| Bellevue | No registration or inspection; business licence $119 one-time (BCC 4.09.030) and a B&O return | 9.683% for increases taking effect in 2026, 10% in 2027 (RCW 59.18.700); 90 days, no city rule (RCW 59.18.140) | No city cap; state installment right on request (RCW 59.18.610) | Statewide list only (RCW 59.18.650): 90 days for owner move-in or sale of a single-family house | No city cap; none in the first 5 days after the due date (RCW 59.18.170(2)) | Protected statewide (RCW 59.18.255) | No city rule |
| Kirkland | No registration or inspection; city business licence, $100 a year base (KMC 7.02) | 9.683% for increases taking effect in 2026, 10% in 2027 (RCW 59.18.700); 90 days at ≤ 3%, 120 days over 3%, 180 days over 10% (KMC 7.75.030) | Move-in fees + deposit ≤ 1 month's rent; 6 installments on a 6-month+ lease, 2 on shorter (KMC 7.75.040) | Statewide list only (RCW 59.18.650): 90 days for owner move-in or sale of a single-family house | No city cap; none in the first 5 days after the due date (RCW 59.18.170(2)) | Protected statewide (RCW 59.18.255) | No city rule |
| Redmond | No registration; business licence only at 5+ units or short-term (RMC 5.04.130(A)(4)); licensed rental businesses post the tenant-rights material (RMC 5.04.070(F)) | 9.683% for increases taking effect in 2026, 10% in 2027 (RCW 59.18.700); 90 days at ≤ 3%, 120 days over 3%, 180 days over 10% (RMC 9.54.030) | Move-in fees + deposit ≤ 1 month's rent; 6 installments on a 6-month+ lease, 2 on shorter (RMC 9.54.040) | Statewide list only (RCW 59.18.650): 90 days for owner move-in or sale of a single-family house | ≤ 1.5% of monthly rent (RMC 9.54.050); none in the first 5 days (RCW 59.18.170(2)) | Protected statewide (RCW 59.18.255) | No city rule |
| Issaquah | No registration; business licence only at 10+ units at one location (IMC 5.02.070(C)), $60 new / $50 renewal | 9.683% for increases taking effect in 2026, 10% in 2027 (RCW 59.18.700); 90 days at ≤ 3%, 120 days over 3%; no 180-day tier (IMC 5.52.030) | No city cap; state installment right on request (RCW 59.18.610) | Statewide list only (RCW 59.18.650): 90 days for owner move-in or sale of a single-family house | No city cap; none in the first 5 days after the due date (RCW 59.18.170(2)) | Protected statewide (RCW 59.18.255) | No city rule |
| Sammamish | No registration or inspection; licence endorsement once revenue in the city reaches $4,000 a year (SMC 5.05.020) | 9.683% for increases taking effect in 2026, 10% in 2027 (RCW 59.18.700); 90 days, no city rule (RCW 59.18.140) | No city cap; state installment right on request (RCW 59.18.610) | Statewide list only (RCW 59.18.650): 90 days for owner move-in or sale of a single-family house | No city cap; none in the first 5 days after the due date (RCW 59.18.170(2)) | Protected statewide (RCW 59.18.255) | No city rule |
Not renewing a lease in Washington: the just-cause rules →
Every ground in RCW 59.18.650 with its notice period, the 60-day first-lease rule, owner move-in and sale at 90 days, and Seattle's own ordinance on top.
Washington rent-increase cap and calculator →
9.683% for increases taking effect in 2026, 10% in 2027; enter the rent, the city and the notice date to see the maximum and the earliest effective date.
| Rule | Number | Section | Effective |
|---|---|---|---|
| Maximum rent increase in any 12 months (covered tenancies) | 9.683% for Jan 1 – Dec 31, 2026 | RCW 59.18.700(1)(a)(ii); WA Commerce | 2026-01-01 |
| Maximum rent increase in any 12 months, increases taking effect in 2027 | 10% for Jan 1 – Dec 31, 2027 | RCW 59.18.700(1)(a)(ii); WA Commerce | 2027-01-01 |
| No rent increase during the first 12 months of a tenancy | 12 months | RCW 59.18.700(1)(a)(i) | 2025-05-07 |
| Minimum written notice before any rent increase; no increase before the end of a fixed term | 90 days | RCW 59.18.140(3)(a) | 2025-05-07 |
| Rent parity between lease types for the same unit (month-to-month vs. fixed term) | ≤ 5% difference | RCW 59.18.700(4) | 2025-05-07 |
| Unlawful increase: tenant recovers the excess, up to 3 months of the unlawful amount and fees; Attorney General civil penalty | Up to $7,500 per violation | RCW 59.18.700(5) | 2025-05-07 |
| Late fee: none for rent paid within 5 days of the due date; tenant on monthly government benefits may move the due date | 5-day grace | RCW 59.18.170(2)–(3) | Current code |
| Source of income (housing assistance included) cannot be a reason to refuse a tenant | Up to 4.5× monthly rent in damages | RCW 59.18.255 | 2018-09-30 |
| Rent increase notice must use the state form and state any exemption with supporting facts | Form in the statute | RCW 59.18.720; RCW 59.18.700(2) | 2025-05-07 |
| Cap exemption: first certificate of occupancy issued 12 or fewer years before the notice | 12 years | RCW 59.18.710(1)(a) | 2025-05-07 |
| Cap exemption: owner-occupied single-family residence renting no more than two units or bedrooms (incl. an ADU) | 2 units or bedrooms | RCW 59.18.710(1)(f) | 2025-05-07 |
| Cap exemption: owner-occupied duplex, triplex or fourplex; not available to REITs, corporations or LLCs with a corporate member | 2–4 units | RCW 59.18.710(1)(g), (2) | 2025-05-07 |
| Notice to end a tenancy for owner or immediate-family move-in, or to sell a single-family home | 90 days | RCW 59.18.650(2)(d)–(e) | 2021 (as amended) |
| Tenant may pay deposits, non-refundable fees and last month's rent in installments (3 on a lease of 3+ months, 2 on a shorter term); holding fee capped | 3 / 2 installments; holding fee ≤ 25% of first month's rent | RCW 59.18.610 | 2020 (c 169) |
| Deposit refund or itemized statement after move-out | 30 days | RCW 59.18.280 | 2023 amendment |
| Notice before entering the unit (1 day to show it to prospective tenants or buyers) | 2 days | RCW 59.18.150(6) | 2011 amendment |
| Flood-risk disclosure in every new lease: whether the home may be in a special flood hazard area or an area of potential flooding, that the landlord's insurance does not cover the tenant's belongings (renter's and flood insurance recommended), and that the county has hazard information | Every lease entered into after Dec 31, 2026 | RCW 59.18.060(13); 2026 c 234 (SSB 6237) | 2026-06-11; applies to leases signed after 2026-12-31 |
| Tenant may install a portable cooling device (window or portable air conditioner, portable heat pump); no fee for its use, inspection or installation; a landlord may say no only on the listed grounds (working heat pump, code or manufacturer safety rules, power service, unreasonable damage, egress, window lock, insurer's written ban shown to the tenant) and any window-unit limits must be stated in the lease | 2 days' tenant notice before a window unit | RCW 59.18.740; 2026 c 184 | 2026-06-11 |
| A notice left with a person of suitable age at the home must also be mailed to the tenant; regular mail, service complete on deposit; add 5 days before acting on a mailed notice | Mail a copy; + 5 days | RCW 59.12.040; 2026 c 144 | 2026-06-11 |
| Smart lock or app-based entry: on request, the tenant gets a key that needs no biometric or phone app (physical key, fob, card or keypad code) | On request | RCW 59.18.750; 2026 c 55 | 2027-01-01 |
The rules, handled
A manager who treats the notice as a compliance document.
RexMont manages single-family homes across these six cities at a published 7% of rent collected ($200 monthly minimum) plus a $600 leasing fee, and lists the home when selling wins. Every renewal, increase and deposit return on this page is handled on the day the code requires.
Your property management team
The people managing your rental.
Grisel Castro
Property Manager · WA Lic. #137529
Leads leasing, pricing, renewals, and owner strategy
Real people, not a call center. Adriano Tori, Designated Broker (WA Lic. #27660), is accountable for every account.
FAQ
Landlord law — questions owners ask first
How much notice do I need to raise rent, by city, in 2026?
Seattle: 180 days for any increase (SMC 7.24.030). Kirkland and Redmond: 120 days over 3%, 180 days over 10% (KMC 7.75.030, RMC 9.54.030). Issaquah: 120 days over 3% (IMC 5.52.030). Bellevue, Sammamish and the rest of Washington: 90 days (RCW 59.18.140). Every notice uses the state form in RCW 59.18.720.
What is the Washington rent increase cap for 2026?
9.683% in any 12-month period on a covered tenancy for an increase taking effect in 2026, set by the Department of Commerce under RCW 59.18.700 (7% plus Seattle-area CPI, or 10%, whichever is less). Commerce has already published 10% for increases taking effect in 2027. No increase in the first 12 months of a tenancy.
Can I just decline to renew a lease in Washington?
Only in the narrow cases in RCW 59.18.650(1): a first lease of 6 to 12 months, or a lease of 12 months or more that has never gone month-to-month, ended on its date with at least 60 days' written notice. Otherwise ending a tenancy needs a listed cause, such as 90 days' notice for owner move-in or to sell a single-family house. Seattle adds its own just-cause ordinance; the just-cause guide walks every ground.
Which cities have rental registration?
Of the six, only Seattle: RRIO registration at $126 per property plus $31.50 per additional unit, renewed every two years, with a City inspection once in the first five years. Bellevue, Kirkland, Redmond, Issaquah and Sammamish have no registration or inspection program; some require a business licence.
Is a single-family rental exempt from the Washington rent cap?
Not because it is a house. The exemptions in RCW 59.18.710 are a home whose first certificate of occupancy is 12 or fewer years old, an owner-occupied home renting no more than two units or bedrooms, and an owner-occupied duplex to fourplex. A rented house the owner does not live in is covered.
What changed for Washington landlords in 2026, and what starts January 1, 2027?
Three statewide changes took effect June 11, 2026: a tenant may install a portable cooling device, with narrow exceptions and no fee (RCW 59.18.740); a notice left with another adult at the home must also be mailed, by regular mail, with five days added before acting on it (RCW 59.12.040); and the flood-risk lease disclosure in RCW 59.18.060(13) became law, applying to every lease entered into after December 31, 2026, so lease forms used from January 1, 2027 carry it. From January 1, 2027 a tenant can also ask for a key that needs no phone app or biometric (RCW 59.18.750), and Commerce's cap for increases taking effect in 2027 is 10%.
Do Seattle's first-in-time and just-cause rules apply on the Eastside?
No. First-in-time (SMC 14.08.050), the Just Cause Eviction Ordinance (SMC 22.205), EDRA and the 180-day notice stop at Seattle's city limit. Eastside tenancies follow the statewide just-cause list in RCW 59.18.650 and the city overlays described on each city's page.
Sources and verification
Every rule above was read at its source on 2026-10-15.
Statutes and codes change; a figure that fails its next check is removed from this page rather than left to age. Washington Commerce publishes the following year's rent-increase maximum each July. Commerce has published the 2027 maximum: 10% for increases taking effect January 1 to December 31, 2027. The cap that applies is the one for the year the increase takes effect, not the year the notice is served.
- Washington State Department of Commerce, “Commerce announces 9.683% rent cap for 2026” (July 18, 2025) — checked 2026-10-15
- Washington State Department of Commerce, HB 1217 Landlord Resource Center (maximum for 1/1/2027–12/31/2027: 10%) — checked 2026-10-15
- RCW 59.18.700 — Rent increase limits (cap formula, 12-month freeze, Commerce publication) — checked 2026-10-15
- RCW 59.18.710 — Exemptions from the rent increase limit — checked 2026-10-15
- RCW 59.18.720 — Rent and fee increase notice form — checked 2026-10-15
- RCW 59.18.140 — Notice requirements for rent increases (90 days) — checked 2026-10-15
- RCW 59.18.650 — Just cause to end a tenancy — checked 2026-10-15
- RCW 59.18.610 — Installment payments of deposits and fees; holding fee cap — checked 2026-10-15
- RCW 59.18.280 — Deposit refund and itemized statement — checked 2026-10-15
- RCW 59.18.150 — Landlord's right of entry — checked 2026-10-15
- RCW 59.18.170 — Late fees (5-day grace) and due-date accommodation — checked 2026-10-15
- RCW 59.18.255 — Source of income protection — checked 2026-10-15
- RCW 59.18.060(13) — Flood-risk lease disclosure (2026 c 234, SSB 6237; leases entered into after December 31, 2026) — checked 2026-10-31
- RCW 59.18.740 — Portable cooling devices (2026 c 184; effective June 11, 2026) — checked 2026-10-31
- RCW 59.12.040 — Service of notices: mail a copy after substitute service, five added days (2026 c 144; effective June 11, 2026) — checked 2026-10-31
- RCW 59.18.750 — Alternative key for smart access systems (2026 c 55; effective January 1, 2027) — checked 2026-10-31
- Washington Legislature, SB 6237 (2025–26) bill page — Chapter 234, Laws of 2026, signed March 27, 2026, effective June 11, 2026 — checked 2026-10-31
Reviewed 2026-10-15. Not legal advice.