2026 LEGISLATIVE SESSION IS BACK (AGAIN)
The 2026 Legislative Session is almost here, and that means another fast-paced and high-impact year in Olympia for housing providers across Washington State. Every session brings both challenges and opportunities, and this year is no exception.
RHAWA’s Government Affairs team is already hard at work reviewing bill drafts, meeting with legislators, and preparing testimony to ensure that housing providers’ voices are heard clearly in every key discussion. This article is your guide to the upcoming session, what to expect, how to get involved, and why your participation matters more than ever.
Legislative work can move quickly. Hearings are scheduled with little notice, bill language can change overnight, and decisions that affect your livelihood often happen in committee rooms hundreds of miles away. That is why RHAWA members’ involvement is crucial. Together, we can educate lawmakers, challenge misconceptions, and promote policies that support a fair and sustainable rental housing market.
Overview of the 2026 Legislative Session
The 2026 Washington State Legislative Session will be a short, supplemental session, beginning Monday, January 12, 2026, and lasting 60 days. Short sessions usually focus on refining the two-year budgets adopted the previous year and revisiting bills that did not make it through in 2025. However, short does not mean simple. These 60 days are packed with budget adjustments, returning legislation, and new proposals that can have real consequences for housing providers.
This year begins under unexpected fiscal strain. State budget writers are already grappling with a projected 3 to 5 billion dollar shortfall, triggered in large part by the loss of federal Medicaid support for certain enrollees. Combined with slower revenue growth and continued inflationary pressure on public programs, these shortfalls will create a tense financial backdrop for every policy debate.
While housing affordability remains a legislative priority, many new spending proposals may face resistance in light of the emerging deficit. For housing providers, the conversation will center on how to preserve existing housing stock and promote investment rather than adding new costs or mandates.
The broader economic picture matters as well. The 2025 tax package, which raised billions in new revenue through business and real estate taxes, continues to affect Washington’s economy. Many small housing providers are still absorbing those impacts. RHAWA will continue advocating for responsible fiscal management that supports economic growth and allows housing providers to maintain, improve, and expand their properties without undue regulatory or tax pressure.
Balance of Power in Olympia
As we head into 2026, Democrats maintain commanding majorities in both chambers of the Legislature:
- House of Representatives: Democrats 59, Republicans 39
- State Senate: Democrats 30, Republicans 19
These numbers mean that most policy proposals will continue to come from the Democratic caucuses. However, housing policy has become increasingly bipartisan, with lawmakers from both parties recognizing that Washington’s rental market is essential to the state’s economic and social stability.
RHAWA works productively with legislators across the aisle. Many Republican lawmakers champion property rights and regulatory balance, while numerous Democratic legislators focus on housing supply, affordability, and the importance of maintaining healthy private rental housing. These shared goals provide opportunities for collaboration, even when perspectives differ on how to achieve them.
Our strategy this year will continue emphasizing education and relationships. Lawmakers are more responsive when they hear directly from the people who provide most of Washington’s rental housing: individual owners, family investors, and small business operators who form the backbone of this industry.
When legislators understand that housing providers are community partners, not adversaries, the conversation changes. That is the goal of RHAWA’s advocacy every session.
Legislative Session Kickoff – January 7, 2026 (ONLINE)
The session officially begins on January 12, but our work starts earlier. Join the RHAWA Government Affairs team and lobbyist Chester Baldwin on January 7 for our Legislative Session Kickoff webinar. We will preview major policy topics, review which bills are likely to return from 2025, and discuss our advocacy priorities for the year.
This interactive session is designed to prepare you to engage, whether you are writing testimony, contacting your legislators, or joining us in Olympia. Registration is free for all members, and signing up automatically includes you in all legislative event updates throughout the session.
Legislative Day on the Hill – February 4, 2026
Circle this date on your calendar: Tuesday, February 4, 2026. RHAWA’s Legislative Day on the Hill is your chance to be part of the action. Each year, dozens of housing providers travel to Olympia to meet face-to-face with lawmakers and staff. These meetings are the most effective way to share real-world stories about the challenges of maintaining rental housing and the impact of proposed legislation.
You do not have to be a policy expert to make a difference. RHAWA organizes everything for you, from scheduling meetings to providing issue briefs and talking points. The day begins with a morning orientation session followed by a full schedule of legislative meetings and a hosted luncheon featuring supportive legislators.
If you have ever wondered whether your voice can really matter in state politics, Legislative Day is the answer. Lawmakers frequently tell us that hearing directly from housing providers helps them understand the practical realities of rental housing policy. Every participant makes a difference.
Weekly Online Meet-Ups and Pre-Hearing Briefings
From January 12 through March 12, join us every Monday at 11 AM for our Weekly Legislative Update. These live virtual meetings feature real-time bill tracking, updates from our lobbyists in Olympia, and Q&A sessions for members. They are one of the easiest ways to stay informed and connected throughout the session.
In addition, RHAWA will continue hosting Pre-Hearing Briefing Rooms before key legislative hearings. These short virtual sessions are open to any member who plans to testify or submit written comments. We will help you register for remote testimony, prepare your remarks, and focus your message for maximum impact.
Legislative Session Recap – Estimated End of March 2026
Once the session adjourns, join us for a full debrief. We will unpack what passed, what stalled, and what it means for housing providers across the state. The recap will also preview the 2026 election landscape and how upcoming political changes could shape housing policy in 2027.
RHAWA LEGISLATIVE PRIORITIES
RHAWA’s legislative agenda is built on a simple principle: strong, stable rental housing supports strong, stable communities. Our members provide the majority of naturally affordable housing in Washington. Supporting housing providers strengthens the foundation of housing access statewide.
This year, our focus will be twofold: reintroducing key bills that promote fairness and stability, and responding to new proposals that could impact the ability of housing providers to operate sustainably.
Returning Bills
Rental Assistance (HB 1099 / SB 5731)
RHAWA strongly supports continued investment in short-term rental assistance programs that keep families housed while preventing financial loss for housing providers. This bill expands access for seniors, veterans, and low-income tenants facing temporary hardship. By filling short-term gaps, it helps avoid costly evictions and stabilizes both households and property operations.
Tenant Safety Act (HB 1089 / SB 5740)
Every housing provider has dealt with situations where a tenant’s dangerous or criminal behavior threatens others in the community. Current processes can take months and often leave neighbors unsafe. This bill streamlines those procedures while ensuring due process. It is about protecting families, not punishing tenants, and about creating safer, more livable rental communities for everyone.
Algorithmic Rent Setting (SB 5469)
Technology plays an increasing role in modern property management. This bill requires transparency in how automated rent-setting tools calculate pricing, ensuring fairness and accountability. It also helps prevent misuse or overreliance on algorithms that could distort market conditions. RHAWA supports clear rules that promote both innovation and consumer confidence.
Anticipated Legislation
Service of Notice Fix (Related to HB 1003)
Overly complex service-of-notice rules continue to confuse tenants and housing providers alike. A technical correction to HB 1003 is expected to clarify how notices are delivered and verified, reducing disputes and legal costs for both sides.
Electronic Notices for RLTA and MHLTA
As technology advances, allowing electronic service of notices under the Residential Landlord-Tenant Act (RLTA) and the Manufactured or Mobile Home Landlord-Tenant Act (MHLTA) is a commonsense modernization. This change would make communication faster, verifiable, and more reliable, especially in emergency or time-sensitive situations.
Lowering the Rent Cap and Removing CPI
Some legislators are expected to reintroduce proposals to further limit rental rate adjustments by lowering allowable caps and removing inflation indexing. While these efforts are framed as tenant protection, they risk reducing housing supply and discouraging maintenance and reinvestment. RHAWA will continue to strongly oppose any legislation that penalizes responsible housing providers for inflation and rising costs beyond their control.
Communications and Advocacy
Calls to Action
Throughout the session, RHAWA will issue Calls to Action alerting members to key hearings and floor votes. These emails include summaries of the issue, sample messages, and links for providing written or oral testimony. When hundreds of members respond to a Call to Action, it shows lawmakers that housing providers are organized, engaged, and watching closely.
Your participation truly matters. A short email to your legislators, especially when written in your own words, has a far greater impact than most people realize. Personal stories about the realities of maintaining rental housing carry weight that lobbyists alone cannot match.
Advocacy Center
The RHAWA Advocacy Center is your one-stop hub for engagement. From there, you can track active bills and contact legislators directly. The platform includes background summaries and talking points that make it easy to speak confidently on the issues.
Members who have used the Advocacy Center know how empowering it is to see their outreach make a difference. When lawmakers receive hundreds of personalized messages from real housing providers, they pay attention.
RHAWA’s philosophy is simple: informed, united members shape better policy.
Your Voice in Olympia
Behind every bill and hearing are thousands of individual stories, housing providers who invest in their communities, maintain quality housing, and care deeply about doing things right. These are the stories that RHAWA brings to Olympia every session.
This year, we are focusing not only on policy outcomes but also on building understanding and respect for housing providers across the political spectrum. By showing lawmakers that rental housing providers are essential partners in addressing affordability, we can shift the tone of debate and move toward practical solutions.
Get Involved
The best way to support RHAWA’s work is to get involved directly. Attend Legislative Day on the Hill on February 4, tune into our weekly updates, and respond to Calls to Action. Share your story about how legislation affects your ability to provide safe, stable housing.
Every voice contributes to a larger narrative: that Washington’s housing providers are committed to fairness, professionalism, and community success. Together, we can ensure that policy decisions in Olympia strengthen, rather than weaken, our housing system.
See you in Olympia and Online as we Kick Off the 2026 Legislative Session!
Together, we will continue to defend property rights, promote fair and effective housing policy, and ensure that Washington’s rental housing market remains strong, stable, and sustainable for everyone.