All Roll Calls
Yes: 456 • No: 371
WashingtonHB 12172025-2026 Regular SessionHouseWALLET
Improving housing stability for tenants subject to the residential landlord-tenant act and the manufactured/mobile home landlord-tenant act by limiting rent and fee increases, requiring notice of rent and fee increases, limiting fees and deposits, establishing a landlord resource center and associated services, authorizing tenant lease termination, creating parity between lease types, and providing for attorney general enforcement.
Sponsored By: Emily Alvarado (Democratic)
Became Law
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Bill Overview
Analyzed Economic Effects
5 provisions identified: 2 benefits, 0 costs, 3 mixed.
Law depends on budget funding by June 30, 2025
The act takes effect only if the state budget includes specific funding by June 30, 2025. If that funding is not approved by that date, the entire act is null and void.
Lower move-in costs and late-fee caps for renters
For new or renewed leases, no late fee is allowed if you pay within five days of the due date. If more than five days late, fees can start the day after the due date. Late fees are capped at up to 2% the first late month, up to 3% the second, and up to 5% from the third month on. For leases signed on or after the effective date, move‑in fees plus the deposit cannot be more than one month’s rent; with pets, up to two months’ rent. This cap does not apply to leases signed before the effective date, even if renewed. Leases cannot force electronic‑only payment, waive tenant rights, preselect an arbitrator, charge entrance or exit fees, or most guest/parking fees. Any banned clause is unenforceable.
Mobile home park rent caps and rights
For manufactured or mobile home lots, rent cannot go up in the first 12 months. After that, increases in any 12‑month period are capped at 5%. Landlords must use the state rent‑increase notice form and include facts for any claimed exemption. New space leases must include clear terms like fees, rules, a map or description of the space, zoning and permit info, and a 5‑year rent history. Deposits must be kept in a trust account, with a receipt and the bank name; your claim to that money comes before the landlord’s creditors. Some lots are exempt when owned by certain public or nonprofit entities or in qualified low‑income housing. After certain transfers, a landlord may take a one‑time larger increase if legal notice rules are met. After a qualified sale to an eligible organization, a majority of homeowners can approve a temporary increase to cover purchase costs. If an increase is unlawful, you can demand a fix and end the lease with at least 30 days’ notice before it starts. Courts can order refunds, up to three months of unlawful rent or fees, and attorney’s fees; the attorney general can seek penalties up to $7,500 per violation. Landlords cannot report unpaid amounts that come from unlawful increases. The law updates definitions for eligible organizations and tenant groups to support these rules. Where stated, these protections run through July 1, 2040.
Rent hike limits and notices for renters
The law limits rent increases for most residential renters. No increase is allowed in the first 12 months. After that, increases in any 12‑month period are capped at the smaller of 10% or 7% plus the June Seattle CPI. Landlords must give 90 days’ written notice for most increases, or 30 days for income‑based subsidized tenancies, and use the state notice form. If claiming an exemption, the notice must include facts to support it. For the same unit, rent may not differ by more than 5% across lease types. Some rentals are exempt, like newer buildings (first occupied within 12 years), regulated affordable or public housing, and certain owner‑occupied or shared‑space rentals. Owner‑occupied exemptions do not apply to REITs, corporations, or LLCs with a corporate member. A landlord may set a new rent between tenancies. If an increase is unlawful, you can demand a fix and end the lease with at least 20 days’ notice before it starts; you owe rent for the month you leave and no extra fines. Tenants and the attorney general can recover excess rent or fees, and penalties can be up to $7,500 per violation, plus attorney’s fees. Landlords cannot report unpaid amounts that come from unlawful increases. These rent, notice, exemption, and enforcement rules run through July 1, 2040. A temporary rule uses 60 days’ notice for certain earlier leases with more than 60 but fewer than 90 days left.
State landlord resource center for help
The Department of Commerce runs an online landlord resource center. It lists programs like the landlord mitigation program and low‑income weatherization, plus other help for landlords.
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Sponsors & Cosponsors
Sponsor
Emily Alvarado
Democratic • House
Cosponsors
Alex Ramel
Democratic • House
April Berg
Democratic • House
Beth Doglio
Democratic • House
Chipalo Street
Democratic • House
Darya Farivar
Democratic • House
Davina Duerr
Democratic • House
Debra Lekanoff
Democratic • House
Edwin Obras
Democratic • House
Gerry Pollet
Democratic • House
Greg Nance
Democratic • House
Jamila Taylor
Democratic • House
Joe Fitzgibbon
Democratic • House
Joe Timmons
Democratic • House
Julia Reed
Democratic • House
Julio Cortes
Democratic • House
Lauren Davis
Democratic • House
Lillian Ortiz-Self
Democratic • House
Lisa Parshley
Democratic • House
Liz Berry
Democratic • House
Mary Fosse
Democratic • House
Mia Gregerson
Democratic • House
Monica Jurado Stonier
Democratic • House
My-Linh Thai
Democratic • House
Natasha Hill
Democratic • House
Nicole Macri
Democratic • House
Sharlett Mena
Democratic • House
Sharon Wylie
Democratic • House
Shaun Scott
Democratic • House
Shelley Kloba
Democratic • House
Steve Bergquist
Democratic • House
Steve Tharinger
Democratic • House
Strom Peterson
Democratic • House
Tarra Simmons
Democratic • House
Timm Ormsby
Democratic • House
Roll Call Votes
Senate vote • 4/27/2025
Final Passage as Recommended by Conference Committee
Yes: 27 • No: 20 • Other: 1
House vote • 4/27/2025
Adoption as Recommended by the Conference Committee
Yes: 55 • No: 42 • Other: 1
House vote • 4/27/2025
Final Passage as Recommended by the Conference Committee
Yes: 54 • No: 44
House vote • 4/27/2025
Motion to Immediately Transmit to Senate
Yes: 59 • No: 39
House vote • 4/25/2025
Grant Conference
Yes: 58 • No: 40
House vote • 4/23/2025
Concur in Senate Amendment(s)
Yes: 48 • No: 50
Senate vote • 4/10/2025
3rd Reading & Final Passage as Amended by the Senate
Yes: 29 • No: 20
Senate vote • 4/10/2025
345 Shewmake Pg 1 Ln 13
Yes: 25 • No: 24
Senate vote • 4/10/2025
353 Cleveland Pg 21 Ln 8
Yes: 23 • No: 26
Senate vote • 4/10/2025
312 Liias Pg 4 Ln 6
Yes: 25 • No: 24
House vote • 3/10/2025
3rd Reading & Final Passage
Yes: 53 • No: 42 • Other: 3
Actions Timeline
Effective date 5/7/2025.
5/7/2025HouseChapter 209, 2025 Laws.
5/7/2025HouseGovernor signed.
5/7/2025legislaturePresident signed.
4/27/2025legislatureSpeaker signed.
4/27/2025legislatureDelivered to Governor.
4/27/2025legislaturePassed final passage as recommended by conference committee; yeas, 54; nays, 44; absent, 0; excused, 0.
4/27/2025HousePassed final passage as recommended by conference committee; yeas, 27; nays, 20; absent, 0; excused, 1.
4/27/2025HouseConference committee report adopted.
4/27/2025HouseConference committee report; received 9:10 AM 4/26/2025.
4/26/2025HouseConference committee report; received 9:11 AM 4/26/2025.
4/26/2025HouseConference committee appointed. Representatives Fitzgibbon, Peterson, Low.
4/25/2025HouseConference committee request granted.
4/25/2025HouseConference committee appointed. Senators Bateman, Alvarado, Goehner.
4/25/2025HouseConference Requested.
4/25/2025HouseVote on adoption of conference committee report reconsidered.
4/25/2025HouseBill as amended violated Senate Rule 25.
4/25/2025SenateConference committee report adopted.
4/25/2025HouseConference committee report; received 7:20 PM 4/24/2025.
4/24/2025HouseConference committee report; received 7:31 PM 4/24/2025.
4/24/2025HouseConference committee appointed. Senators Bateman, Alvarado, Goehner.
4/24/2025HouseConference committee request granted.
4/24/2025HouseConference committee appointed. Representatives Peterson, Macri, Low.
4/23/2025HouseConference Requested.
4/23/2025HouseHouse refuses to concur in the Senate amendments.
4/23/2025House
Bill Text
Session Law
5/13/2025
Bill as Passed Legislature
4/27/2025
Engrossed Bill
3/10/2025
Second Substitute
2/13/2025
Substitute Bill
1/24/2025
Original Bill
1/13/2025
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