In Washington, the rules around rent increases and lease renewals are constantly shifting; Remaining compliant has become increasingly cumbersome and 2025 has brought the strictest, most complicated regulations to date. In this article, I will simplify the topic and detail Sagareus Property Management Policies and Procedures updates in response to the changes.

Key Takeaways

• Rent Increase Notices and Lease Renewal Notices are separate processes with different timelines.

• Rent increase caps and notice requirements vary by city;  Seattle, Tacoma, Olympia, and others each have unique rules.

• All notices must be delivered in person and sent via Certified Mail with proof of service and photo documentation.

• Lease Renewal Fees reflect the extensive labor and compliance required to prepare, serve, mail, and track each notice.

• Certified Mail pass thru expense is direct result of regulation change.

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Different Cities = Different Regulations

There is no standard across the State of Washington. Seattle, Tacoma, Olympia, and various other cities each have their own rent increase caps, increase notice and renewal notice timelines. 

Rent Increase Caps

• Tacoma & Olympia - Rent increases over 5% trigger puts housing provider at risk for paying up to 3x rent relocation assistance should the tenant move out.

• Everywhere Else - Rent increases are capped at the lesser of 7% + CPI or 10%.

Rent Increase Notice Timelines

• Seattle - One notice served 180 days in advance.

• Tacoma - Three separate notices at 180, 120, and 90 days. 

• Everywhere Else - At least 90 days’ notice, though many jurisdictions require 120 days for increases over 5%.

Lease Renewal Notice Timelines

Lease Renewal Notice is separate from rent increase notice and follows a completely different schedule.

• Washington law requires renewal offers to be served no earlier than 90 days and no later than 60 days before the lease ends.

Every step needs to be photographed, timestamped, and logged in writing. If a dispute ever arises, this documentation is what keeps a landlord protected in court.

Serving Rent Increase & Lease Renewal Notices in WA State

Every notice must be:

• Prepared in duplicate or triplicate - One per adult occupant, plus one for “All Other Occupants.”

• Delivered In Person - With accompanying documentation

• Mailed via Certified Mail - With proof of service and documented timelines.

Documentation and Proof of Service

RHAWA (Rental Housing Association of Washington) outlines the formal service process, which includes:

• Completing a Declaration of Service for every notice served,

• Retaining copies for legal proof

• Adding photographic evidence (postings, mailing receipts), and

• Following up via phone, text and/or email to confirm receipt

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Sagareus PM Rent Increase + Lease Renewal SOPs

[Policy & Procedure Updates in response to WA State regulations: HB 1217, HB 1003, RCW 59.18.140, RCW 59.12.040]