SSB 5222
In CommitteeSenate
Residential tenants
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.
This status may be delayed. See Action History below for the latest updates.
How does a bill become law?
- Introduced: The bill is filed and assigned a number.
- Committee: A subject-matter committee holds hearings, takes public testimony, and decides whether to advance the bill.
- Floor Vote: The full chamber (House or Senate) debates and votes on the bill.
- Opposite Chamber: The bill repeats the committee and floor vote process in the other chamber.
- Governor: The Governor reviews the bill and decides whether to sign or veto it.
- Signed: The bill has been signed into law.
AI Analysis
This bill caps combined rent and fee increases at 7% per year for most Washington renters and requires landlords to give 180 days’ notice for increases of 3% or more. It also tightens rules on security deposits, late fees, and lease terms, and creates tools to help landlords comply—while giving tenants strong legal remedies for violations.
- Limits combined rent and fee increases to 7% per 12 months for most residential and manufactured/mobile home tenancies, with exceptions for newer buildings, nonprofit/public housing, and owner-occupied units.
- Requires landlords to provide 180 days’ written notice for rent/fee increases of 3% or more (up from 60 days for standard increases), unless exempt.
- Gives tenants the right to terminate their lease without penalty if a rent/fee increase exceeds legal limits and is not properly justified.
- Caps move-in fees and security deposits at one month’s rent for most tenancies.
- Creates a landlord resource center run by the Department of Commerce and model lease provisions (in 10+ languages) published by the Attorney General’s office to help landlords comply.
- Makes violations of rent/fee rules a consumer protection act violation, allowing tenants to sue for up to three months’ worth of unlawful rent plus attorney fees.
Who is affected
- Residential and manufactured/mobile home tenants — Most residential and manufactured/mobile home renters in Washington will be protected from rent and fee increases exceeding 7% per year (combined), and will receive standardized notice before increases take effect.
- Landlords of non-exempt rental properties — Landlords of larger rental properties (e.g., multi-unit buildings, corporate-owned housing) must follow new limits on rent/fee increases and provide detailed notice; may face penalties for violations.
- Tenants in subsidized housing programs — Tenants in subsidized housing (e.g., Section 8, income-based units) are generally exempt from the 7% cap, but those with portable vouchers or fixed rent caps are included.
- Local governments — Local governments gain authority to enforce rent stabilization rules and may adopt additional local policies.
Pro/Con Analysis
Stronger case for benefits
Potential Benefits (5)
The 7% cap on combined rent and fee increases—paired with 180-day notice for increases ≥3%—provides critical predictability for low- and middle-income renters, especially seniors, families, and communities of color who are disproportionately impacted by rent spikes. This directly mitigates displacement risk and helps households avoid impossible trade-offs between housing and basic needs like food, healthcare, and transportation.
HousingPeopleRef: Sec. 101(1)(b); Sec. 103; Sec. 201(1)(b); Sec. 203Capping move-in fees and security deposits at one month’s rent significantly reduces upfront housing costs, making it easier for low-income households—including those exiting homelessness or transitioning from foster care—to access stable housing. This is especially impactful for vulnerable populations who often lack savings for large security deposits.
HousingPeopleRef: Sec. 107 & Sec. 206 (security deposit cap at 1 month’s rent)Granting tenants the right to terminate leases without penalty for unlawful rent hikes—and allowing them to sue for up to three months’ worth of unlawful rent plus attorney fees—strengthens tenant bargaining power and deters predatory practices. This shifts enforcement power toward individuals and reduces reliance on costly legal advocacy organizations.
Rights & LibertiesPeopleRef: Sec. 101(3); Sec. 201(3); Sec. 105(5) & (6); Sec. 201(5) & (6)The creation of a landlord resource center and multilingual model lease provisions helps reduce information asymmetry, especially for non-English–speaking tenants and small landlords unfamiliar with evolving legal requirements. This promotes compliance and reduces unintentional violations, supporting smoother tenancy relationships.
EducationPeopleRef: Sec. 105 & Sec. 205 (landlord resource center and multilingual model leases)Limiting late fees to 1.5% of monthly rent and requiring a 5-day grace period protects low-income renters—especially those on fixed or irregular income—from punitive fee stacking, which can trigger eviction cascades. This aligns late fees with actual administrative costs and reduces debt traps.
FinancialPeopleRef: Sec. 108 & Sec. 207 (late fee cap at 1.5% of rent/month; 5-day grace period)
Potential Concerns (3)
The 7% annual cap on combined rent and fee increases may reduce landlord willingness to rent or maintain properties, especially in high-cost markets, potentially tightening rental supply over time and making it harder for new renters to find housing. While the bill includes exemptions for newer buildings (≤10 years old), those exemptions expire after 2035, and the long-term effect may be reduced new construction or conversion of rentals to owner-occupancy or short-term rentals, limiting housing stock growth.
HousingPeopleRef: Sec. 101(1)(a) & (b); Sec. 201(1)(a) & (b)The ability for tenants to terminate leases without penalty when rent increases exceed legal limits—and the threat of triple-damages and attorney-fee liability—may increase landlord litigation risk and compliance costs, especially for small landlords operating near breakeven. This could discourage participation in the rental market or push landlords to raise rents earlier to avoid future caps, though evidence from other rent-stabilization regimes shows mixed effects on landlord exit.
Business & EmploymentLean peopleRef: Sec. 101(3); Sec. 201(3); Sec. 104 & Sec. 204The bill sunsets on July 1, 2028, and relies on a post-hoc social vulnerability assessment to evaluate impacts—meaning policy adjustments will be reactive rather than evidence-based during implementation. Local governments will bear enforcement costs without guaranteed state reimbursement, and the lack of a permanent framework may create regulatory uncertainty for landlords and tenants alike.
Local GovernmentPeopleRef: Sec. 303 (sunset and evaluation provision)
Who Is Most Affected
Low- and middle-income renters—especially seniors, families with children, and communities of color—will benefit significantly from rent and fee caps, deposit limits, and stronger legal remedies. These groups are most vulnerable to displacement and housing instability under current market conditions.
Large corporate landlords and REITs will face the greatest compliance burden and reduced profit margins on non-exempt units, especially in high-appreciation markets. However, they are more likely to absorb costs through economies of scale or pass them to tenants via earlier rent hikes or reduced maintenance. Small landlords (owner-occupants, mom-and-pop shops) benefit from exemptions and may see net neutral or slightly positive outcomes if they avoid litigation risk.
Tenants in subsidized housing (e.g., Section 8, project-based units) are largely exempt from the cap, but those with portable vouchers or living in AMI-capped units will benefit. This group is already protected by existing affordability rules, so the bill adds little direct benefit—but prevents landlords from circumventing caps via fee hikes.
Local governments gain enforcement authority and may see reduced costs for emergency shelter and social services due to decreased displacement. However, they must allocate staff/time to enforce the law, with no guaranteed state reimbursement. The sunset clause creates uncertainty about long-term fiscal sustainability.
Landlords of newer buildings (≤10 years old) and owner-occupied units benefit from broad exemptions, preserving their ability to raise rents in line with market conditions. This group is more likely to be wealthier or professionally managed and may see little negative impact—while smaller, independent landlords without exemptions face higher compliance costs.