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Issaquah landlord rules — verified 2026-10-15

Issaquah landlord-tenant laws in 2026: one local rule, and the state law around it

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.

Check a Issaquah rent increase →Issaquah property management

Written and verified by

Grisel Castro, Property Manager — RexMont Property Management

Grisel Castro

Property Manager · WA Lic. #137529

Author · RexMont Property Management

Adriano Tori, Designated Broker — RexMont Real Estate

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.

Issaquah rules at a glance (IMC unless stated)
RuleNumberSectionEffective
Written notice for a rent increase greater than 3%120 daysIMC 5.52.030(A)2022-10-06 (Ord. 2986)
Notice for subsidized, income-based tenancies30 daysIMC 5.52.030(B)2022-10-06 (Ord. 2986)
Notice for a rent increase of 3% or less90 daysRCW 59.18.140(3)(a)2025-05-07
City move-in cap, late-fee cap, first-in-time or just-cause ordinanceNoneIMC 5.52 (notice only)Checked 2026-10-15
City business licence exemption for residential rentals≤ 9 units at one location exemptIMC 5.02.070(C)2022 (Ord. 2972)
Issaquah business licence, where required$60 new / $50 renewalCity fee schedule2026
Rental registration or inspection programNoneIssaquah Municipal CodeChecked 2026-10-15

How much notice does an Issaquah landlord give for a rent increase?

Under IMC 5.52.030(A) every rental agreement in Issaquah is deemed to require not less than 120 days' written notice for a rent increase greater than 3%, and the agreement states the dollar amount of the rent or the increase. Income-based subsidized tenancies get 30 days (IMC 5.52.030(B)). An increase of 3% or less falls back to the state's 90 days (RCW 59.18.140). Unlike Kirkland and Redmond, Issaquah has no 180-day tier.

With the 2026 state cap at 9.683%, any meaningful Issaquah increase is over 3%, so 120 days on the state form (RCW 59.18.720) is the working rule. The increase cannot take effect in the first 12 months of the tenancy (RCW 59.18.700).

Does Issaquah cap deposits, late fees or screening?

No. IMC Chapter 5.52 contains the notice rule, a bar on lease clauses that waive the chapter, and transition language; nothing on move-in costs, late fees, first-in-time or just cause. Those follow Washington law: a written move-in checklist and a disclosed trust account (RCW 59.18.260–.270), a refund or itemized statement within 30 days (RCW 59.18.280), late fees under RCW 59.18.170, and the statewide just-cause list in RCW 59.18.650 with 90 days for owner move-in or the sale of a single-family house.

Do I need an Issaquah business licence to rent out a house?

Not for a small portfolio. IMC 5.02.070(C) exempts any residential rental or leasing activity that does not involve more than nine residential units at one location in the city (Ordinance 2972, 2022). Ten or more units at one address need the Issaquah endorsement on the state business licence: $60 new, $50 at renewal, plus Department of Revenue processing fees. Issaquah has no rental registration or inspection program.

Two boundary notes. Klahanie and Mirrormont sit outside the city limits in unincorporated King County, where Issaquah's code does not apply and King County's rules do. And many Issaquah Highlands and Talus homes sit under association covenants that limit rentals or require registration with the association; the CC&Rs are read before the home is listed for rent.

Which state rules govern the rest of an Issaquah tenancy?

The 2026 cap of 9.683% in any 12 months on covered tenancies and the 12-month freeze after move-in (RCW 59.18.700); the RCW 59.18.710 exemptions (first certificate of occupancy 12 or fewer years old; owner-occupied home renting no more than two units or bedrooms; owner-occupied duplex to fourplex, unavailable to corporate or LLC-with-corporate-member owners); the state rent-increase notice form (RCW 59.18.720); two days' notice to enter, one for showings (RCW 59.18.150).

Where the city and the state both speak, the longer notice governs: Issaquah's 120 days for an increase over 3%, the state's 90 days otherwise.

Step by step

Serving an Issaquah rent-increase notice

  1. 1

    Confirm the tenancy is at least 12 months old on the effective date and no increase took effect in the past 12 months (RCW 59.18.700).

  2. 2

    Check the increase against the 2026 cap of 9.683% on a covered tenancy, or confirm an RCW 59.18.710 exemption and gather the facts.

  3. 3

    Pick the notice period: 90 days at 3% or below, 120 days above 3% (IMC 5.52.030).

  4. 4

    Complete the state form in RCW 59.18.720 with the dollar amount of the new rent and the increase and an effective date at the start of a rental period.

  5. 5

    Serve under RCW 59.12.040 and keep proof; count the days from the day after service.

RexMont Rent Read

What would your Issaquah home rent for under these rules?

Request your Rent Read and see your home’s rent range from RexMont’s NWMLS rental data. Grisel Castro, our Property Manager, confirms the number and what renting versus selling looks like at a consultation meeting.

By submitting, you agree to RexMont's Privacy Policy and Terms of Use. Estimate, not an appraisal.

Washington rules that apply in Issaquah (RCW 59.18)
RuleNumberSectionEffective
Maximum rent increase in any 12 months (covered tenancies)9.683% for Jan 1 – Dec 31, 2026RCW 59.18.700(1)(a)(ii); WA Commerce2026-01-01
Maximum rent increase in any 12 months, increases taking effect in 202710% for Jan 1 – Dec 31, 2027RCW 59.18.700(1)(a)(ii); WA Commerce2027-01-01
No rent increase during the first 12 months of a tenancy12 monthsRCW 59.18.700(1)(a)(i)2025-05-07
Minimum written notice before any rent increase; no increase before the end of a fixed term90 daysRCW 59.18.140(3)(a)2025-05-07
Rent parity between lease types for the same unit (month-to-month vs. fixed term)≤ 5% differenceRCW 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 penaltyUp to $7,500 per violationRCW 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 date5-day graceRCW 59.18.170(2)–(3)Current code
Source of income (housing assistance included) cannot be a reason to refuse a tenantUp to 4.5× monthly rent in damagesRCW 59.18.2552018-09-30
Rent increase notice must use the state form and state any exemption with supporting factsForm in the statuteRCW 59.18.720; RCW 59.18.700(2)2025-05-07
Cap exemption: first certificate of occupancy issued 12 or fewer years before the notice12 yearsRCW 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 bedroomsRCW 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 member2–4 unitsRCW 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 home90 daysRCW 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 capped3 / 2 installments; holding fee ≤ 25% of first month's rentRCW 59.18.6102020 (c 169)
Deposit refund or itemized statement after move-out30 daysRCW 59.18.2802023 amendment
Notice before entering the unit (1 day to show it to prospective tenants or buyers)2 daysRCW 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 informationEvery lease entered into after Dec 31, 2026RCW 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 lease2 days' tenant notice before a window unitRCW 59.18.740; 2026 c 1842026-06-11
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 noticeMail a copy; + 5 daysRCW 59.12.040; 2026 c 1442026-06-11
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 requestRCW 59.18.750; 2026 c 552027-01-01

How Issaquah compares

Issaquah against the other five cities, rule by rule

City overlays compared, 2026 (state rules apply everywhere beneath them; reviewed 2026-10-15)
CityRegistration / licenceRent cap and notice daysDeposit / move-in capJust causeLate feesSource of incomeFirst-in-time
IssaquahNo registration; business licence only at 10+ units at one location (IMC 5.02.070(C)), $60 new / $50 renewal9.683% 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 houseNo 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
SeattleRRIO: $126 per property + $31.50 per extra unit, 2-year term (SMC 22.214); business license tax certificate9.683% 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)
BellevueNo registration or inspection; business licence $119 one-time (BCC 4.09.030) and a B&O return9.683% 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 houseNo 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
KirklandNo 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 houseNo 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
RedmondNo 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
SammamishNo 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 houseNo 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

The rules, handled

Every notice on this page goes out on the right day, from a licensed Issaquah manager.

RexMont manages single-family homes in Issaquah at a published 7% of rent collected ($200 monthly minimum) plus a $600 leasing fee, with the renewal, the rent-increase notice and the deposit itemization treated as compliance documents first. The same brokerage lists the home when selling wins.

Issaquah property management →What property management costs →How to rent out your house →Washington rent-increase calculator (9.683%) →Not renewing a lease in Washington: just cause →Landlord laws by city →Sell rental property in Issaquah →

Your property management team

The people managing your Issaquah rental.

Meet the full team →
Grisel Castro, Property Manager — RexMont Property Management

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

Issaquah landlord law — questions owners ask

How much notice to raise rent in Issaquah?

120 days' written notice for an increase greater than 3% (IMC 5.52.030), 90 days under state law at 3% or below. Issaquah has no 180-day tier. The notice states the new rent in dollars on the state form and cannot take effect in the first 12 months of the tenancy.

Does Issaquah cap security deposits or late fees?

No. Issaquah's tenant-protection chapter covers notice only. Deposits follow the state's checklist, trust-account and 30-day refund rules (RCW 59.18.260–.280) and late fees follow RCW 59.18.170; there is no city dollar cap.

Do I need an Issaquah business licence to rent my house?

No, for nine or fewer units at one location (IMC 5.02.070(C)). Ten or more units at one address need the Issaquah endorsement on the state licence, $60 new and $50 at renewal. There is no rental registration program.

My house is in Klahanie. Does Issaquah's rule apply?

No. Klahanie and Mirrormont are unincorporated King County, outside Issaquah's jurisdiction, so IMC 5.52 does not apply there; Washington's 90-day notice and King County's rules do. Check the city-limits map before serving a notice.

Can my HOA stop me from renting an Issaquah Highlands house?

Association covenants can cap the share of rented homes, set minimum lease terms or require registration with the association, and they bind the owner regardless of city law. We read the CC&Rs and the association's rental policy before pricing or listing any covenant-controlled home.

How much can I raise the rent in 2026?

For a covered tenancy, no more than 9.683% in any 12-month period for an increase taking effect during 2026 (RCW 59.18.700; Commerce). An increase that takes effect in 2027 is capped at 10%, the figure Commerce has published for that year; the cap follows the effective date, not the date the notice goes out. Nothing in the first 12 months of the tenancy. The notice uses the state form in RCW 59.18.720 and goes out at least 90 days ahead under RCW 59.18.140, or longer where the city requires it.

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.

  1. IMC 5.52.030 — Notice of rent increase — checked 2026-10-15
  2. IMC Chapter 5.52 — Tenant Protections (section list) — checked 2026-10-15
  3. City of Issaquah — Council: Tenant Protections (Ordinance 2986, effective October 6, 2022) — checked 2026-10-15
  4. IMC 5.02.070 — Business licence exemptions (nine or fewer residential units) — checked 2026-10-15
  5. City of Issaquah — Business Licenses ($60 / $50; Klahanie and Mirrormont outside city limits) — checked 2026-10-15
  6. Washington State Department of Commerce, “Commerce announces 9.683% rent cap for 2026” (July 18, 2025) — checked 2026-10-15
  7. Washington State Department of Commerce, HB 1217 Landlord Resource Center (maximum for 1/1/2027–12/31/2027: 10%) — checked 2026-10-15
  8. RCW 59.18.700 — Rent increase limits (cap formula, 12-month freeze, Commerce publication) — checked 2026-10-15
  9. RCW 59.18.710 — Exemptions from the rent increase limit — checked 2026-10-15
  10. RCW 59.18.720 — Rent and fee increase notice form — checked 2026-10-15
  11. RCW 59.18.140 — Notice requirements for rent increases (90 days) — checked 2026-10-15
  12. RCW 59.18.650 — Just cause to end a tenancy — checked 2026-10-15
  13. RCW 59.18.610 — Installment payments of deposits and fees; holding fee cap — checked 2026-10-15
  14. RCW 59.18.280 — Deposit refund and itemized statement — checked 2026-10-15
  15. RCW 59.18.150 — Landlord's right of entry — checked 2026-10-15
  16. RCW 59.18.170 — Late fees (5-day grace) and due-date accommodation — checked 2026-10-15
  17. RCW 59.18.255 — Source of income protection — checked 2026-10-15
  18. 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
  19. RCW 59.18.740 — Portable cooling devices (2026 c 184; effective June 11, 2026) — checked 2026-10-31
  20. 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
  21. RCW 59.18.750 — Alternative key for smart access systems (2026 c 55; effective January 1, 2027) — checked 2026-10-31
  22. 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.