New Law’s Impact on MHC Properties

.

In Washington’s 2025 legislative session, two bills ended up having a huge impact on housing, both residential rentals and manufactured/mobile housing communities (MHC). While HB 1003 impacted both types of housing exactly the same, HB 1217 has several sections – some for MHC and some for Residential. There are both unique and overlapping laws. This article clarifies the differences to eliminate confusion between the two. It also summarizes the new MHC laws and some little-known local laws that affect MHCs and Residentials equally.

HB 1003 Notice Service Effective July 27, 2025

Affects Residential and Manufactured/Mobile law equally.

HB 1217 Rent Control Effective May 7, 2025

Affects Residential and Manufactured/Mobile law differently, with some overlap.

MHC MOVE-IN COST CAPS

    • If the tenant moves in without pets, move-in fees and deposits combined cannot exceed one month’s rent.
    • If the tenant moves in with pets, move-in fees and deposits combined cannot exceed two months’ rent.
    • This does not apply to any tenancies that began prior to May 7, 2025.

Related Local Law Requirements

    • Move-in fees and deposits cannot exceed one month’s rent:
        - City of Kenmore..........(KMC 8.55)
        - City of Kirkland...........(KMC 7.75)
        - City of Redmond.........(RMC 9.54)
        - City of SeaTac.............(SMC 4.05)
        - City of Woodinville.......(WMC 8.16)
        - King County................(KCC 12.25.040-140)

MHC LATE RENT FEE CAP

    • Late rent fees are limited on a scale based on the number of months late:
        - 1 month .......................= 2%
        - 2 months .....................= 3%
        - 3 or more .....................= 5%

Related Local Law Requirements

    • Fees or costs shall not exceed 2% of one month’s rent.
        - City of SeaTac..............(SMC 4.05)
    • Fees or costs shall not exceed 1.5% of one month’s rent.
        - City of Kenmore..........(KMC 8.55)
        - City of Redmond.........(RMC 9.54)
        - King County................(KCC 12.25.040-140)

MHC RENT INCREASE CAP AND NOTICE REQUIREMENTS

Any rent increase notice that did not take effect prior to May 7th must have complied with the following, or is invalid and should be served AGAIN under new regulations, including…
    • Annual rent increase must not exceed 5%.
    • Notices to increase rent must be served per 59.12.040 like an eviction notice. See “Serving Notices Under New Law” on page 26 for new procedures on serving notices.
    • Statutory form must be used for all rent increases detailed in HB 1217 for MHC properties.

Related Local Law Requirements

    • Any total rent increase greater than 3% requires 120 days' notice.
        - City of Issaquah...........(IMC 5.52)
        - City of Kenmore...........(KMC 8.55)
        - City of Kirkland............(KMC 7.75)
        - City of Redmond..........(RMC 9.54)
        - City of SeaTac..............(SMC 4.05)
        - City of Woodinville........(WMC 8.16)
        - King County...................(KCC 12.25.040-140)

Formal legal advice and review are recommended prior to the selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.