Washington's residential rent cap law has been in effect for over a year — and the state's Attorney General is actively enforcing it. With settlements totaling more than $800,000 and fines reaching nearly $400,000 in a single case, landlords who aren't compliant face serious financial exposure.
If you own rental property in Washington, here's what you need to know about the law, how enforcement is playing out, and how to protect yourself.
What Does Washington's Rent Cap Law Actually Limit?
The law caps how much a landlord can raise rent on existing tenants. The key figures for 2025:
- Standard residential units: Maximum 9.683% (calculated as 7% plus inflation, capped at 10%)
- Manufactured homes and qualifying RV parks: Maximum 5%
- New tenancies: No increase allowed in the first year of a tenancy
- New tenant move-ins: Landlords may set rent freely — the cap only applies to increases on current tenants
Notice requirement: Landlords must give tenants at least three months' written notice before a rent increase takes effect. This is separate from the percentage cap and has been a key trigger in enforcement actions.
Is Your Property Covered? Key Exemptions
Not all rental properties fall under the law. The following are exempt:
- New construction: Properties less than 12 years old
- Public housing authorities
- Low-income housing developments
- Owner-occupied duplexes, triplexes, and fourplexes (where the owner lives in one unit)
If your property is exempt, document that status clearly. If you're unsure whether you qualify for an exemption, consult a real estate attorney before issuing any rent increase notice.
How is the State Enforcing the Law?
The Attorney General's office has settled roughly 50 cases in the law's first year, providing rent relief to over 1,000 households.
Most common outcome: Landlords who rescind unlawful increase notices or issue refunds before collecting the higher rent have generally avoided civil penalties — but have paid approximately $2,000 in attorney fees per case.
Suspended fines: In more serious cases, the state has levied additional fines that are suspended as long as the landlord complies going forward.
Real enforcement examples:
- Suntides RV Park (Yakima County): Nearly $400,000 fine for a 5.4% increase on 53 tenants — just above the 5% manufactured home cap — combined with only 30 days' notice instead of three months.
- Wild Rose RV Park (Spokane County): $217,500 in suspended fines ($7,500 per tenant) for initially notifying 29 residents of a 16.7% increase and failing to give three months' notice.
The maximum penalty is $7,500 per violation — meaning per affected tenant.
The RV Park Classification Issue
One of the most significant enforcement surprises has been the classification of RV parks as manufactured home communities under the law, subjecting them to the stricter 5% cap. If you own an RV park in Washington, you should treat your property as subject to the 5% limit, provide three months' written notice before any increase, and consult legal counsel — particularly given the ongoing lawsuit by the Manufactured Housing Communities of Washington, with a hearing scheduled for mid-July in Spokane County Superior Court.
Landlord Compliance Checklist
Before issuing any rent increase notice:
- Verify your property is not exempt from the cap
- Identify which cap applies (9.683% standard or 5% manufactured/RV)
- Calculate the proposed increase as a percentage of current rent
- Confirm the increase falls at or below the applicable cap
- Prepare written notice to tenants
- Confirm notice will be delivered at least 3 months before the increase takes effect
- Keep copies of all notices and tenant communications
Frequently Asked Questions
Can I raise rent when a tenant moves out and a new one moves in?
Yes. The cap only applies to increases on existing tenants. When a new tenant moves in, you can set rent at any amount.
What if my costs have increased more than the cap allows?
The law currently does not provide hardship exceptions for most landlords. Manufactured home community owners have raised this issue in ongoing litigation, but there is no exemption in place today.
What if I issued a notice before the law took effect?
The state has pursued cases involving exactly this scenario. If the notice was issued before the law passed but the increase hadn't taken effect, landlords were still expected to rescind it. Contact an attorney if you're in this situation.
What should I do if I receive a notice from the Attorney General's office?
Do not ignore it. Landlords who act quickly — rescinding notices and issuing refunds — have generally resolved cases with attorney fees only. Seek legal counsel immediately.
Bottom Line for Washington Landlords
Managing rental property in Washington just got more complicated. From tracking annual cap percentages to ensuring your notice procedures are airtight, staying compliant takes time and expertise most landlords don't have to spare.
The Joseph Group specializes in full-service property management for Washington landlords — so you don't have to navigate rent cap laws, enforcement notices, or tenant communications on your own.
Learn more about how The Joseph Group can protect your investment.
