WA People
BILL · 2025–26 SESSION · LATEST VERSION EHB 1217

HB 1217: 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.

Summary

  • Limits rent increases during any 12-month period of a tenancy to the lesser of 7 percent plus the Consumer Price Index, or 10 percent, under the Residential Landlord-Tenant Act (RLTA), and 5 percent under the Manufactured/Mobile Home Landlord-Tenant Act (MHLTA), and prohibits any increase during the first 12 months of a tenancy, with certain exemptions.
  • Provides other protections for tenants, such as tenant lease termination provisions, a 90-day rent increase notice period under the RLTA, and limits on move-in fees, security deposits, and late fees under the MHLTA.
  • Creates a cause of action for a tenant or the Attorney General to enforce compliance with the bill.
  • Creates an online landlord resource center.
  • Terminates the RLTA rent increase limit and related provisions on July 1, 2040.

From the Engrossed House Bill Report (EHB 1217), written by the Legislature's nonpartisan staff. Read the full report ↗

Enacted Enacted · Chapter 209, Laws of 2025
  1. IntroducedJan 13, 2025
  2. Out of committeeFeb 13, 2025
  3. Passed HouseMar 10, 2025
  4. Passed SenateApr 10, 2025
  5. GovernorMay 7, 2025
  6. LawMay 7, 2025
Prime sponsor
Emily Alvarado (D-34)
Introduced
January 13, 2025 in the House
Last action
May 7, 2025
Session law
Chapter 209, Laws of 2025
Companion bill
SB 5222
Budget
Has a fiscal note
Versions
HB 1217, EHB 1217, SHB 1217, 2SHB 1217

AN ACT Relating to 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;

Sponsors

Prime sponsor: Emily Alvarado (D-34)

34 co-sponsors (34 Democrats, 0 Republicans)

Nicole Macri D-43Alex Ramel D-40Strom Peterson D-21Liz Berry D-36Sharlett Mena D-29My-Linh Thai D-41Julia Reed D-36Edwin Obras D-33Darya Farivar D-46Lisa Parshley D-22Lillian Ortiz-Self D-21Julio Cortes D-38Davina Duerr D-1Chipalo Street D-37April Berg D-44Jamila Taylor D-30Joe Fitzgibbon D-34Beth Doglio D-22Joe Timmons D-42Steve Tharinger D-24Mary Fosse D-38Mia Gregerson D-33Tarra Simmons D-23Sharon Wylie D-49Gerry Pollet D-46Shelley Kloba D-1Greg Nance D-23Lauren Davis D-32Timm Ormsby D-3Debra Lekanoff D-40Steve Bergquist D-11Shaun Scott D-43Monica Jurado Stonier D-49Natasha Hill D-3

Votes

House · 3rd Reading & Final Passage

Passed March 10, 2025
Version voted on: EHB 1217
53 Yea 42 Nay 0 Absent 3 Excused
PartyYeaNayAbsentExcused
Democrat53501
Republican03702
How each member voted

Yea (53)

Excused (3)

Permalink to this vote

Senate · 3rd Reading & Final Passage as Amended by the Senate

Passed April 10, 2025
Version voted on: EHB 1217
29 Yea 20 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat29100
Republican01900
How each member voted
Permalink to this vote

House · Concur in Senate Amendment(s)

April 23, 2025
Version voted on: EHB 1217
48 Yea 50 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat95000
Republican39000
How each member voted

Yea (48)

Nay (50)

Permalink to this vote

Senate · Final Passage as Recommended by Conference Committee

Passed April 27, 2025
Version voted on: EHB 1217
27 Yea 20 Nay 0 Absent 1 Excused
PartyYeaNayAbsentExcused
Democrat27200
Republican01801
How each member voted

Excused (1)

Permalink to this vote

House · Adoption as Recommended by the Conference Committee

April 27, 2025
Version voted on: EHB 1217
55 Yea 42 Nay 0 Absent 1 Excused
PartyYeaNayAbsentExcused
Democrat55301
Republican03900
How each member voted

Yea (55)

Excused (1)

Permalink to this vote

House · Final Passage as Recommended by the Conference Committee

Passed April 27, 2025
Version voted on: EHB 1217
54 Yea 44 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat54500
Republican03900
How each member voted

Yea (54)

Permalink to this vote
5 other recorded votes (amendments, procedural motions)

Senate · Amendment 345 by Shewmake (page 1, line 13)

April 10, 2025
Version voted on: EHB 1217
25 Yea 24 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat62400
Republican19000
How each member voted
Permalink to this vote

Senate · Amendment 312 by Liias (page 4, line 6)

April 10, 2025
Version voted on: EHB 1217
25 Yea 24 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat62400
Republican19000
How each member voted
Permalink to this vote

Senate · Amendment 353 by Cleveland (page 21, line 8)

April 10, 2025
Version voted on: EHB 1217
23 Yea 26 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat42600
Republican19000
How each member voted
Permalink to this vote

House · Grant Conference

April 25, 2025
Version voted on: EHB 1217
58 Yea 40 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat58100
Republican03900
How each member voted

Yea (58)

Permalink to this vote

House · Motion to Immediately Transmit to Senate

April 27, 2025
Version voted on: EHB 1217
59 Yea 39 Nay 0 Absent 0 Excused
PartyYeaNayAbsentExcused
Democrat59000
Republican03900
How each member voted

Yea (59)

Permalink to this vote

History

  1. Effective date 5/7/2025. (EHB 1217)
  2. Chapter 209, 2025 Laws. (EHB 1217)
  3. Governor signed. (EHB 1217)
  4. Passed final passage as recommended by conference committee; yeas, 27; nays, 20; absent, 0; excused, 1. (EHB 1217)
  5. Conference committee report adopted. (EHB 1217)
  6. Passed final passage as recommended by conference committee; yeas, 54; nays, 44; absent, 0; excused, 0. (EHB 1217)
  7. Conference committee report adopted. (EHB 1217)
  8. Speaker signed. (EHB 1217)
  9. Delivered to Governor. (EHB 1217)
  10. President signed. (EHB 1217)
  11. Conference committee report; received 9:10 AM 4/26/2025. (EHB 1217)
  12. Conference committee report; received 9:11 AM 4/26/2025. (EHB 1217)
  13. Conference committee appointed. Representatives Fitzgibbon, Peterson, Low. (EHB 1217)
  14. Conference committee request granted. (EHB 1217)
  15. Conference committee appointed. Senators Bateman, Alvarado, Goehner. (EHB 1217)
  16. Conference Requested. (EHB 1217)
  17. Vote on adoption of conference committee report reconsidered. (EHB 1217)
  18. Bill as amended violated Senate Rule 25. (EHB 1217)
  19. Conference committee report adopted. (EHB 1217)
  20. Conference committee report; received 7:31 PM 4/24/2025. (EHB 1217)
  21. Conference committee report; received 7:20 PM 4/24/2025. (EHB 1217)
  22. Conference committee appointed. Senators Bateman, Alvarado, Goehner. (EHB 1217)
  23. Conference committee request granted. (EHB 1217)
  24. Conference committee appointed. Representatives Peterson, Macri, Low. (EHB 1217)
  25. Conference Requested. (EHB 1217)
  26. House refuses to concur in the Senate amendments. (EHB 1217)
  27. Third reading, passed; yeas, 29; nays, 20; absent, 0; excused, 0. (EHB 1217)
  28. Rules suspended. Placed on Third Reading. (EHB 1217)
  29. Committee amendment(s) adopted as amended. (EHB 1217)
  30. Placed on second reading by Rules Committee. (EHB 1217)
  31. Passed to Rules Committee for second reading. (EHB 1217)
  32. Minority; do not pass. (EHB 1217)
  33. WM - Majority; do pass with amendment(s). (EHB 1217)
  34. Referred to Ways & Means. (EHB 1217)
  35. And refer to Ways & Means. (EHB 1217)
  36. Minority; do not pass. (EHB 1217)
  37. HSG - Majority; do pass with amendment(s). (EHB 1217)
  38. First reading, referred to Housing. (EHB 1217)
  39. 1st substitute bill not substituted. (2SHB 1217)
  40. 1st substitute bill not substituted. (SHB 1217)
  41. Third reading, passed; yeas, 53; nays, 42; absent, 0; excused, 3. (EHB 1217)
  42. Rules suspended. Placed on Third Reading. (EHB 1217)
  43. Floor amendment(s) adopted. (EHB 1217)
  44. 2nd substitute bill not substituted. (EHB 1217)
  45. 1st substitute bill not substituted. (EHB 1217)
  46. Rules Committee relieved of further consideration. Placed on second reading. (2SHB 1217)
  47. Rules Committee relieved of further consideration. Placed on second reading. (SHB 1217)
  48. Rules Committee relieved of further consideration. Placed on second reading. (EHB 1217)
  49. Referred to Rules 2 Review. (2SHB 1217)
  50. Referred to Rules 2 Review. (SHB 1217)
  51. Referred to Rules 2 Review. (EHB 1217)
  52. APP - Majority; 2nd substitute bill be substituted, do pass. (2SHB 1217)
  53. Minority; do not pass. (2SHB 1217)
  54. Minority; without recommendation. (2SHB 1217)
  55. Minority; without recommendation. (SHB 1217)
  56. Minority; do not pass. (SHB 1217)
  57. APP - Majority; 2nd substitute bill be substituted, do pass. (SHB 1217)
  58. APP - Executive action taken by committee. (SHB 1217)
  59. APP - Executive action taken by committee. (EHB 1217)
  60. APP - Majority; 2nd substitute bill be substituted, do pass. (EHB 1217)
  61. Minority; do not pass. (EHB 1217)
  62. Minority; without recommendation. (EHB 1217)
  63. Referred to Appropriations. (SHB 1217)
  64. Referred to Appropriations. (EHB 1217)
  65. HOUS - Majority; 1st substitute bill be substituted, do pass. (SHB 1217)
  66. Minority; do not pass. (SHB 1217)
  67. Minority; without recommendation. (SHB 1217)
  68. HOUS - Executive action taken by committee. (EHB 1217)
  69. Minority; without recommendation. (EHB 1217)
  70. Minority; do not pass. (EHB 1217)
  71. HOUS - Majority; 1st substitute bill be substituted, do pass. (EHB 1217)
  72. First reading, referred to Housing. (EHB 1217)
  73. Prefiled for introduction. (EHB 1217)

HB 1217 in other sessions

Bill numbers restart every two years, so the same number is a different bill in each session.

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