Renton WA rent increase 2026 Washington HB 1217 (Statewide Rent Stabilization Act, enacted March 2025, effective July 1, 2025) governs Renton landlords: annual cap is the lesser of (CPI-U West/Pacific + 3%) or 7% — the exact 2026 figure published by WA State Department of Commerce; 180-day advance written notice required for ALL rent increases regardless of amount; required use of Commerce-prescribed notice form; 2-month security deposit cap (HB 1236, effective Feb 2021; RCW 59.18.253); 14-day Notice to Pay or Quit for nonpayment (RCW 59.18.057); 21-day deposit return deadline; 2× wrongful-withholding penalty; no local Renton rent control (HB 1217 preempts local ordinances). Boeing Commercial Airplanes division HQ and the world’s only Boeing 737 production facility dominate the economy. Wizards of the Coast (D&D; Magic: The Gathering) employs ~1,500–2,000. UW Medicine Valley Medical Center is a Level I Trauma Center serving south King County. Jimi Hendrix is buried at Greenwood Memorial Park.

Washington HB 1217 — Statewide Rent Stabilization Act: complete guide for Renton landlords

Washington HB 1217 is the most significant change to landlord-tenant law in Washington State history. Enacted in March 2025 and effective July 1, 2025, it fundamentally restructures how Renton landlords can raise rent, how much notice they must give, and what forms they must use. Every Renton landlord with a covered tenancy must understand HB 1217 in full — and the penalties for non-compliance are severe.

The annual rent cap formula: CPI+3% or 7%, whichever is lower

HB 1217 limits annual rent increases to the lesser of two calculations:

• CPI-U West/Pacific + 3 percentage points: The Bureau of Labor Statistics publishes the Consumer Price Index for All Urban Consumers (CPI-U) for the West region and Pacific division. Washington State’s Department of Commerce uses this figure to calculate the maximum permissible rent increase percentage for each calendar year. The 3 percentage point addition is intended to provide landlords with a buffer above pure inflation to cover maintenance costs, property tax increases, and capital expenditure.
• 7% absolute maximum: Regardless of how high CPI-U West/Pacific runs in a given year, the rent increase may never exceed 7% in any 12-month period. This absolute ceiling protects tenants even in periods of elevated regional inflation.

The Washington State Department of Commerce publishes the exact permissible percentage for each calendar year. For 2026, Renton landlords must look up the Commerce-published figure; this page will reflect the most current published percentage as Commerce updates its guidance. The formula means that in low-inflation years (e.g., CPI-U West at 1%), landlords may raise rent up to 4% (1% + 3%); in moderate-inflation years (e.g., CPI-U West at 4%), landlords may raise rent up to 7% (4% + 3% = 7%, at the absolute cap).

The cap applies to the total rent increase in any 12-month period, calculated from the last rent increase (or the start of tenancy if no prior increase has occurred). A landlord cannot split an increase into two smaller increases across a 12-month span to circumvent the cap.

The 180-day advance notice requirement — the most operationally disruptive aspect of HB 1217

The 180-day advance written notice requirement is the most operationally significant aspect of HB 1217 for Renton landlords. Under the Act:

• The landlord must deliver written notice of any rent increase at least 180 days before the increase takes effect
• This applies to all increases — even a 1% increase requires 180 days’ notice
• The 180 days is calendar days (not business days), measured from the date of notice delivery to the first day the new rent applies
• A landlord who decides in January 2026 to raise rent must give notice by approximately early January 2026 for the increase to take effect by July 1, 2026 — meaning the effective planning horizon for rent increases must extend approximately 6 months ahead

This 180-day requirement is dramatically longer than any other U.S. state or major jurisdiction. By comparison: California requires 30 days’ notice for increases of 10% or less, 90 days for larger increases; Oregon requires 90 days; Arizona requires 30 days; Texas requires only the next payment period (typically 30 days); and even New York City rent stabilization requires only 30–90 days depending on increase amount.

The practical consequence for Renton landlords is substantial: if a landlord fails to give 180 days’ notice, the rent increase simply cannot take effect on the planned date — it must be pushed back until 180 days after the notice is served. There is no cure for serving notice late other than waiting the full 180 days from the actual service date.

The Department of Commerce prescribed notice form — a non-waivable requirement

HB 1217 does not merely require a written notice — it requires a specific notice form prescribed by the Washington State Department of Commerce. Using the correct timing (180 days) but the wrong form renders the increase legally ineffective.

Under HB 1217, a landlord who serves a rent increase notice that:

• Is timely (180 days or more before the effective date), AND
• States the correct amount (at or below the cap), BUT
• Uses a custom landlord-written letter rather than the Commerce-prescribed form

…has served an ineffective notice. The tenant may refuse to pay the increased rent, and if the landlord attempts to enforce the increase, the tenant may recover 3 months’ rent or actual damages (whichever is greater) plus attorney fees. For a $2,000/month Renton unit, that is a $6,000 statutory exposure plus potentially $5,000–$15,000 in attorney fees awarded by King County Superior Court.

The Commerce-prescribed form is available on the Washington State Department of Commerce website. RentCeiling automatically generates the current Commerce-prescribed form populated with property-specific data for any Renton landlord using the platform.

First 12-month protection: no rent increase during first year of tenancy

HB 1217 prohibits any rent increase during the first 12 months of a tenancy, regardless of whether the building is otherwise exempt from the cap. This first-year protection means:

• A tenant who began a tenancy on September 1, 2025 cannot have rent increased until September 1, 2026 at the earliest (and even then, 180 days’ notice means the landlord would need to give notice by approximately March 5, 2026 for an increase to take effect September 1, 2026)
• The first-year protection applies even to buildings that are in the 12-year new construction exemption period — meaning a 2020-vintage Renton apartment building (which is exempt from the cap) still cannot increase rent on a new tenant within the first 12 months
• Landlords who attempt to circumvent this protection by including automatic escalation clauses in leases may find those clauses unenforceable under HB 1217

12-year new construction exemption

Buildings that received a certificate of occupancy on or after July 1, 2013 are exempt from the HB 1217 rent cap for a period of 12 years from the date of the certificate of occupancy. For Renton landlords, this means:

• A building that received a CoC on July 1, 2013 became exempt-eligible on that date, and the exemption expires July 1, 2025 — meaning as of 2026, that building is now covered by the cap
• A building that received a CoC on January 1, 2020 is exempt from the cap until January 1, 2032 — well past 2026
• The Landing district in north Renton, which was developed primarily in the mid-to-late 2000s (pre-2013), is largely covered by the cap; newer development from 2015–2024 in Downtown Renton and the Renton Highlands may be partially within the exemption window
• The exemption covers the cap percentage — exempt buildings may raise rent above the HB 1217 cap — but the 180-day notice requirement and Commerce form requirement still apply, as does the first-year tenancy protection

Renton landlords should pull the certificate of occupancy for each of their buildings and calculate whether each building is within the 12-year exemption window. Buildings with CoC dates before July 1, 2013 are fully covered by the cap with no exemption of any kind.

Small landlord exception — King County AMI threshold

HB 1217 provides an exception from the rent cap for small landlords who meet both of the following criteria:

1. The landlord owns 4 or fewer residential units in total (across all properties, not per-property); AND
2. The landlord’s annual gross income is below the area median income (AMI) for a 4-person household in the area — for Renton (King County), the King County AMI for a 4-person household is published annually by HUD and King County. King County’s high cost of living means the King County 4-person AMI is substantially higher than the national median; in recent years, King County 4-person AMI has been approximately $115,000–$140,000+ per year.

To claim the small landlord exception, the landlord must self-certify with the Washington State Department of Commerce using the Commerce-prescribed certification form. The self-certification process requires the landlord to attest under penalty of perjury that they meet both criteria. The Commerce office does not independently verify income at the time of filing, but false certification carries significant legal risk.

The small landlord exception only applies to the cap on the amount of the rent increase — it does not exempt the landlord from the 180-day notice requirement or the Commerce notice form requirement. A qualifying small landlord who raises rent above the cap must still give 180 days’ advance notice using the Commerce form.

HB 1217 violation penalties — the most severe in any Washington landlord-tenant dispute

The statutory remedy for a landlord who violates HB 1217 is:

• 3 months’ rent OR actual damages, whichever is greater
• Plus attorney fees awarded to the prevailing tenant

For a $2,000/month Renton apartment, a single HB 1217 violation exposes the landlord to $6,000 in statutory damages plus attorney fees. Violations that trigger this penalty include:

• Raising rent above the cap percentage (e.g., raising by 8% when the published cap is 6%)
• Raising rent with fewer than 180 days’ advance notice
• Using a notice form other than the Commerce-prescribed form
• Raising rent during the first 12 months of tenancy
• A building owner who is not exempt attempting to raise rent above cap by misrepresenting the CoC date or small landlord status

The treble-damages-equivalent penalty (3 months’ rent) significantly exceeds the penalties under most other states’ landlord-tenant laws and reflects Washington legislature’s intent to create strong compliance incentives for HB 1217.

Washington Residential Landlord-Tenant Act (RCW 59.18) — core provisions for Renton landlords

Beyond HB 1217’s rent cap requirements, the Washington Residential Landlord-Tenant Act (RCW 59.18) establishes the full framework governing Renton residential tenancies. Washington’s RLTA is one of the most tenant-protective state landlord-tenant statutes in the country, with significant implications for how Renton landlords must handle security deposits, evictions, maintenance, and notices.

Security deposit cap: 2 months’ rent maximum (RCW 59.18.253)

Washington’s 2-month security deposit cap, enacted as part of HB 1236 (effective February 2021), is one of the most significant deposit regulations in any U.S. state. The cap applies categorically:

• The total security deposit may not exceed 2 months’ rent under any circumstances — regardless of the landlord’s desired amount, the tenant’s credit profile, or the terms of the lease
• Pet deposits and other refundable deposits count toward the 2-month cap. A Renton landlord who charges a $2,000/month rent, a $1,500 security deposit, and a $1,000 pet deposit has exceeded the cap ($2,500 total > $4,000 cap at $2,000/month) — wait, $2,500 is within the $4,000 cap, so that combination is fine; but a $3,000 security deposit + $2,000 pet deposit = $5,000 would exceed the $4,000 cap and violate the statute
• Non-refundable fees (clearly labeled as such in the lease) do NOT count toward the 2-month cap. A $250 non-refundable pet fee and a $150 non-refundable administrative fee are valid charges separate from the deposit

For practical illustration: a Renton 1BR apartment in The Landing district at $2,100/month may have a maximum refundable deposit of $4,200. A unit in Downtown Renton at $1,700/month may have a maximum deposit of $3,400. Renton landlords who have leases drafted before February 2021 should verify that deposit amounts comply with the 2-month cap.

Deposit return deadline: 21 calendar days (RCW 59.18.280)

After the tenant vacates AND returns keys and all access devices, the landlord must return the full deposit or provide a written itemized statement of deductions (with the remaining balance) within 21 calendar days. The clock starts only when both conditions are met: the unit is vacated AND the keys are physically returned. If the landlord deducts any unpaid rent from the deposit, the return period is extended to 30 calendar days.

Washington’s 21-day deadline compares as follows with other states:

• California: 21 calendar days (same)
• Oregon: 31 calendar days
• Nevada: 30 calendar days
• Arizona: 14 working days (shorter, but measured in working days)
• Texas: 30 calendar days
• Florida: 15–30 calendar days depending on whether deductions are claimed

The wrongful withholding penalty is severe: 2 times the amount wrongfully withheld, plus attorney fees and costs (RCW 59.18.280(5)). A Renton landlord who wrongfully retains a $3,000 deposit (out of a $3,500 total) faces a $6,000 statutory judgment plus potentially $3,000–$8,000 in attorney fees awarded by King County Superior Court.

Move-in inspection checklist: RCW 59.18.260

Unlike Arizona (no mandatory statutory inspection form) and California (no mandatory move-in inspection), Washington RCW 59.18.260 requires the landlord to provide a written move-in inspection report to the tenant at or before the commencement of the tenancy. The report must document the condition of the unit. Key consequences:

• If the landlord fails to provide the move-in inspection report, the landlord may not make any deductions for pre-existing conditions from the security deposit at move-out
• The move-in inspection report is the landlord’s primary evidence baseline for distinguishing between pre-existing damage and damage caused by the tenant during occupancy
• Best practice: provide the written report, photograph every room and fixture with timestamped photographs, and have the tenant sign and date the report acknowledging the stated conditions

14-day Notice to Pay Rent or Vacate (RCW 59.18.057)

Washington’s 14-day notice to pay or quit for nonpayment of rent is one of the most tenant-protective nonpayment notice requirements in the United States. Renton landlords may not file an eviction action for nonpayment until the 14-day notice period has fully expired and the tenant has not paid.

The 14-day notice must:

• Be in writing and served on the tenant
• Specify the exact amount of rent due and the period(s) for which it is owed
• Identify the available payment methods (including any electronic payment options required by the lease or offered by the landlord)
• Include the statement required by RCW 59.18.057 regarding tenant rights and available rental assistance resources

Compare Washington’s 14-day notice to other major states:

• California: 3 days (pay or quit)
• Texas: 3 days
• Florida: 3 days
• Arizona: 5 days
• Oregon: 13 days (effective 2023)
• New York: 14 days (same as Washington)
• Washington: 14 days

The practical effect of Washington’s 14-day notice: Renton landlords must absorb at least two additional weeks of nonpayment compared to California, Texas, and Florida landlords before they can even file an eviction action. For a $2,000/month unit, those two additional weeks represent approximately $1,000 in additional exposure before the court process even begins.

Anti-lockout: RCW 59.18.290

Washington’s anti-lockout statute is explicit and carries significant penalties. A landlord may not:

• Change the locks without a court order
• Remove the tenant’s belongings from the unit without a court order
• Cut utilities to the unit as a means of forcing the tenant to leave
• Otherwise interfere with the tenant’s quiet enjoyment of the premises without following the legal eviction process

Violation of RCW 59.18.290 carries a penalty of 2 times the monthly rent plus attorney fees. For a $2,000/month Renton unit, unlawful lockout exposes the landlord to $4,000 in statutory damages plus attorney fees — on top of potential actual damages for the tenant’s out-of-pocket costs (emergency accommodation, replaced belongings, etc.).

Retaliation protection: RCW 59.18.240 — 90-day rebuttable presumption

Washington imposes a 90-day rebuttable presumption of retaliation if the landlord takes an adverse action (rent increase, service reduction, notice to terminate, or eviction filing) within 90 days of protected tenant activity. Protected activities include:

• Reporting a habitability or code violation to a governmental body (Seattle or King County code enforcement, Washington State Labor & Industries)
• Contacting a tenants’ union, tenants’ rights organization, or legal aid attorney
• Organizing with other tenants in the building
• Exercising any right afforded by the RLTA

Renton landlords who raise rent within the 90-day window following a tenant complaint should document, in contemporaneous writing, the independent business basis for the increase (comparable market rents, increased property tax assessment, capital expenditure recovery, utility cost increase). The documentation must be created at the time of the decision, not after litigation begins.

Month-to-month termination: 20-day notice (RCW 59.18.200)

For month-to-month tenancies, either party may terminate the tenancy by providing 20 days’ written notice prior to the end of the rental period. Washington’s 20-day month-to-month termination notice is shorter than Oregon’s 30-day notice and California’s 30–60 day notice. However, because Renton has no just-cause eviction requirement (unlike Seattle), the landlord may terminate without stating a reason — subject to the retaliation presumption provisions if the timing is suspicious.

Renton WA eviction process — King County Superior Court

Renton evictions proceed under the Washington Residential Landlord-Tenant Act (RCW 59.18) and are heard in King County Superior Court (516 3rd Ave, Seattle WA 98104) for Unlawful Detainer actions. Some initial proceedings may go through district courts serving the south King County area. Washington’s eviction timeline is longer than Arizona’s but broadly comparable to California for uncontested cases.

Step 1: Serve the appropriate written notice

The notice type and duration depend on the grounds:

• Nonpayment of rent: 14-day Notice to Pay Rent or Vacate (RCW 59.18.057). Must specify exact amount, payment methods, and include the required RLTA statement about tenant rights and rental assistance resources. The tenant has 14 full calendar days to pay the amount owed; if paid in full, the eviction process stops.
• Lease violation: Written notice specifying the violation and a reasonable opportunity to cure (typically 10 days for curable violations; 3 days for certain incurable violations). If the tenant cures, the tenancy continues; if not, the landlord may proceed to file.
• Month-to-month termination without cause: 20-day written notice before the end of the rental period (RCW 59.18.200). Renton landlords may terminate month-to-month without stating a reason, but must avoid the 90-day retaliation window.
• Nuisance or criminal activity: 3-day notice for activities that constitute a nuisance or create a safety risk to other tenants or the property.

Step 2: File Unlawful Detainer in King County Superior Court

If the tenant does not pay, cure, or vacate within the notice period, the landlord files an Unlawful Detainer complaint. The filing fee varies but is typically $250–$400+ in King County Superior Court. Service is performed by the King County Sheriff’s office or a licensed process server.

Step 3: Show-cause hearing

The court schedules a show-cause hearing, typically within 7–14 days of filing. Both parties appear before a King County Superior Court judge. At the hearing, the court may:

• Issue a writ of restitution immediately if the tenant has no valid defense (typical in clear nonpayment cases)
• Set the matter for a full trial if the tenant raises material factual disputes (habitability defenses, payment disputes, improper notice claims)

Step 4: Writ of Restitution and lockout

If the court issues a writ of restitution, the King County Sheriff’s office executes the lockout. The sheriff typically executes the writ within a few days of issuance. The sheriff posts the writ and, if the tenant remains, physically removes the tenant with their belongings to the curb.

Eviction timeline comparison: King County vs. other jurisdictions

Timelines reflect uncontested evictions. Contested cases where tenants raise habitability defenses, improper notice claims (including HB 1217 notice defects), or other procedural challenges add weeks or months to any jurisdiction. Washington’s longer 14-day notice period means Renton evictions start later than Arizona or Texas but proceed at comparable speed through the courts.

Boeing Commercial Airplanes — the world’s only 737 factory defines Renton’s rental market

No other rental market in the United States is as deeply shaped by a single product’s manufacturing operation as Renton’s market is shaped by the Boeing 737. Understanding Boeing’s Renton presence is not just context — it is essential knowledge for any Renton landlord making rental pricing decisions in 2026.

The Renton Boeing plant: the only place on Earth where 737s are built

Boeing’s Renton plant (located at and around 100 N. Naches Ave SW, Renton WA 98057) is the production home of the Boeing 737 — the world’s best-selling commercial jetliner. The 737 family has been in continuous production since the 1960s. The current production variants include the 737 MAX 7, MAX 8, MAX 9, and MAX 10. Key facts:

• The Renton facility is the only Boeing 737 production site in the entire world. Unlike the 787, which is also assembled in North Charleston, SC, the 737 has only one assembly facility globally. Every single 737 ever delivered to Southwest Airlines, United Airlines, Ryanair, American Airlines, and hundreds of other carriers worldwide was assembled in Renton.
• The 737 is Boeing’s best-selling aircraft family, with over 3,000 aircraft currently in service globally and a backlog of thousands more orders. Major customers include Southwest Airlines (largest 737 operator in the world), Ryanair, United Airlines, American Airlines, and numerous international carriers.
• At full production, the Renton plant has targeted assembly rates of 38–42 aircraft per month. Following the Alaska Airlines door plug incident in January 2024 (a MAX 9 lost a fuselage panel door plug on an Alaska Airlines flight; no fatalities but significant regulatory consequence), the FAA capped Boeing’s 737 production at 38 aircraft per month while conducting oversight reviews. Production rate recovery was a major story through 2024–2025 and continues to shape Renton employment levels in 2026.

Boeing Commercial Airplanes (BCA) division headquarters: Renton, not Chicago or Arlington

A critical distinction for understanding Renton’s economic role: Boeing’s corporate headquarters moved from Seattle to Chicago in 2001, then moved again to Arlington, Virginia in 2022. But Boeing Commercial Airplanes (BCA) — the division that designs, sells, and manufactures all of Boeing’s commercial jetliners — is headquartered in Renton. The BCA president and the 737 and 777 program management teams are based in Renton. This means Renton is not merely a factory town — it is the operational headquarters of a major global business division that manages tens of billions of dollars in annual revenue.

Boeing employment tiers and rental market impact

The Boeing Renton complex employs an estimated 10,000–15,000 people directly, across several employment tiers with distinct rental demand profiles:

• Production workers (IAM Local 751 machinists and sheet metal workers): $28–$45/hour base; annual earnings $60,000–$95,000+ with overtime. IAM 751 is one of the most powerful manufacturing unions in the United States; the fall 2024 strike (the IAM 751 machinists went on strike after voting down Boeing’s initial contract offer) resulted in significant Boeing disruption before a new contract was ratified. Machinists at this income level are the largest component of Boeing’s rental demand in Renton and represent the core market for The Landing district and Downtown Renton apartments at $1,500–$2,100/month.
• Engineers (SPEEA — Society of Professional Engineering Employees in Aerospace): $80,000–$180,000+/year. SPEEA represents Boeing engineers and technical workers in Renton. Engineers concentrate in Downtown Renton, The Landing, and Eastside commuter corridors; their income level supports $1,700–$2,300/month rentals.
• BCA management and corporate staff: $100,000–$300,000+. Senior managers at the BCA division HQ support the premium tier of Renton rentals at $2,000–$2,300/month as well as home ownership in Renton and nearby neighborhoods.
• Supply chain and subcontractor workforce: Boeing’s Renton operation supports a large indirect employment multiplier through suppliers, subcontractors, and support businesses. Spirit AeroSystems (fuselage sections), Safran (nacelles), Collins Aerospace (interiors), and hundreds of other suppliers employ workers who service the Renton plant and may live in Renton.

The 2024 IAM 751 strike and its rental market implications

The fall 2024 Boeing machinist strike (IAM 751) was the most significant labor disruption at the Renton facility in years. Key rental market implications:

• During the strike, approximately 33,000 Boeing workers in the Puget Sound area (including Renton) were on strike, receiving strike pay of $250/week from the IAM. This reduced affected machinists’ monthly income from approximately $6,000–$8,000 to approximately $1,000–$1,500 — creating short-term strain on rent payment ability for Boeing worker tenants in Renton.
• Some landlords in The Landing and Downtown Renton areas reported informal rent deferral arrangements during the strike period, anticipating that workers would return to production pay upon settlement.
• The strike was resolved with a new contract and ratification in late 2024; workers returned to full pay, and the backlog of deferred rent payments was cleared by Q1 2025.
• The strike’s resolution increased IAM 751 base pay, raising the long-term income floor of the Boeing machinist workforce and supporting Renton rental demand at the $1,600–$2,100 range in 2026 and beyond.

Wizards of the Coast HQ — Dungeons & Dragons and Magic: The Gathering in Renton

Wizards of the Coast (WotC) represents the most unusual employer in Renton’s economic ecosystem: a global tabletop gaming and digital entertainment company headquartered less than two miles from the world’s largest commercial aircraft assembly plant. This proximity makes Renton unique in the Puget Sound rental market.

Wizards of the Coast: company overview and Renton presence

Wizards of the Coast is headquartered at 1600 Lind Ave SW, Renton WA 98057 — in the same south Renton industrial waterfront zone as the Boeing factory, approximately 1–2 miles to the east. WotC has been in Renton since its founding years; the company is now a wholly owned subsidiary of Hasbro Inc. (NASDAQ: HAS) following Hasbro’s acquisition in 1999 for approximately $325 million.

Wizards of the Coast publishes two of the most culturally and commercially significant game properties in history:

• Dungeons & Dragons (D&D): The world’s best-selling tabletop role-playing game, first published in 1974 by Gary Gygax and Dave Arneson; owned by WotC since 1997. D&D celebrated its 50th anniversary in 2024 coinciding with the release of the One D&D (5.5 edition) revised ruleset. D&D experienced a cultural renaissance during the 2010s and early 2020s driven by Dungeons & Dragons-themed streaming shows (Critical Role, Dimension 20), the viral spread of tabletop RPG culture, and strong ongoing game sales. The D&D franchise generates significant annual revenue for WotC and Hasbro through core rulebook sales, adventure module publications, and licensing.
• Magic: The Gathering (M:tG): The world’s best-selling trading card game, invented by Richard Garfield and first published by WotC in 1993. M:tG is estimated to generate $1.5–2 billion+ annually in revenue across the physical card game and the M:tG Arena digital platform. The Wizards Play Network (WPN) connects 8,000+ game stores globally through organized play programs. M:tG releases multiple card set expansions per year, each generating demand across both physical retail and digital play.

WotC employment: 1,500–2,000+ employees at Renton HQ

Wizards of the Coast employs an estimated 1,500–2,000+ people at its Renton headquarters. The WotC workforce is significantly different from Boeing’s: WotC is predominantly composed of white-collar creative and technology professionals:

• Game designers (D&D and M:tG): $65,000–$130,000; write rules, design mechanics, develop lore and world-building; create the physical products that drive WotC’s revenue
• Senior software engineers (M:tG Arena, digital products): $120,000–$180,000+; build and maintain M:tG Arena (WotC’s primary digital product, a direct-to-consumer card game platform with millions of active users); also work on D&D Beyond (the digital toolset WotC acquired in 2022 for approximately $146 million)
• Brand managers and product managers: $90,000–$150,000; manage M:tG set releases, D&D product lines, and cross-platform marketing
• Event coordinators and organized play staff: $55,000–$90,000; manage the WPN (Wizards Play Network) of 8,000+ game stores globally, coordinate Pro Tour and Grand Prix competitive M:tG events
• Art direction and creative staff: $60,000–$120,000; WotC produces some of the most iconic fantasy art in gaming history; the Renton HQ coordinates art direction for both product lines

WotC’s salary range creates rental demand concentrated in the $1,500–$2,200 range in Downtown Renton and The Landing district, within easy commuting distance of the Lind Ave SW headquarters. WotC employees tend to be younger (25–45) and culturally oriented toward urban walkable amenities, making the Downtown Renton and Landing submarket a natural fit.

The Boeing-WotC juxtaposition: Renton’s unique workforce blend

No other city in the United States hosts both a major commercial aircraft assembly plant and the global headquarters of a tabletop gaming giant within two miles of each other. This creates an unusually eclectic workforce composition in Renton’s rental market: IAM machinists who assemble 737 fuselage panels, SPEEA engineers who design aircraft systems, and WotC game designers who create the next set of Magic: The Gathering expansion cards are all competing for rental units in the same north Renton and Landing district market. The income diversity — from machinists at $60,000+ to senior Boeing engineers at $180,000+ — creates robust demand across a broad price range rather than the single-tier demand profile of a purely industrial or purely tech-oriented submarket.

UW Medicine Valley Medical Center — Level I Trauma Center and major employer

UW Medicine Valley Medical Center (400 S. 43rd St, Renton WA 98055) is the primary hospital serving south King County and is one of Renton’s largest employers. Valley Medical Center is a public hospital district hospital — not a private system — that entered into an affiliation with UW Medicine (the University of Washington’s health system) in 2011. The UW Medicine affiliation brought UW Health system resources, graduate medical education programs, and clinical research programs to Valley Medical Center.

Level I Trauma Center designation

Valley Medical Center holds a Level I Trauma Center designation from the Washington State Emergency Medical Services Authority (Region 2), making it the primary regional referral center for the most serious trauma cases across south King County. The Level I designation requires 24/7 availability of trauma surgery, neurosurgery, orthopedic surgery, cardiac surgery, and other specialized services, as well as a trauma registry, resident training program, and community outreach program. Valley Medical is one of only a handful of Level I Trauma Centers in the greater Puget Sound region outside of Seattle.

Employment scale: 3,500–4,500 employees

Valley Medical Center employs approximately 3,500–4,500 people in clinical and administrative roles, serving both in Renton and in outreach clinics across south King County communities including Kent, Auburn, Covington, Maple Valley, Federal Way, and Black Diamond. The employment tiers span a wide income range:

• Registered nurses: $75,000–$130,000+ (SEIU 1199NW union represents many VMC nurses; Puget Sound nursing wages are among the highest in the country due to the competitive healthcare labor market); substantial rental demand in the $1,600–$2,200 range near the hospital
• Medical residents and fellows (UW-affiliated GME programs): $60,000–$80,000; resident physicians in UW-affiliated programs who rotate through Valley Medical Center represent a more modest income tier but still create demand for quality rentals near the hospital
• Allied health professionals (radiology, respiratory, lab): $55,000–$100,000; a large component of the healthcare workforce
• Attending physicians and hospitalists: $200,000–$400,000+; physicians at this income level may own homes or rent premium apartments in the Renton area
• Administrative and support staff: $45,000–$90,000

Service area: south King County anchor

Valley Medical Center is the primary hospital for south King County, serving Renton, Kent, Auburn, Covington, Maple Valley, Federal Way, and other south King County communities. This regional service role means VMC employment creates rental demand not only in Renton itself but across south King County, with workers who choose Renton for its urban amenities and transit access while working at the hospital in south Renton.

Additional employers and economic anchors

Renton Technical College — Boeing’s workforce pipeline

Renton Technical College (RTC; 3000 NE 4th St, Renton WA 98056) is one of the most strategically important community and technical colleges in Washington State because of its direct partnership with Boeing. RTC enrolls approximately 5,000–6,500 students and offers certificate and degree programs in aircraft assembly, sheet metal fabrication, composites manufacturing, and related manufacturing technologies.

RTC’s Boeing partnership is one of the most direct employer-college pipelines in American manufacturing education. RTC graduates in aviation maintenance technology, aircraft manufacturing, and related programs are recruited directly into IAM 751 production roles at the Renton Boeing plant. This pipeline means that RTC students and recent graduates are a significant component of rental demand in the Renton Highlands / NE 4th St corridor, where RTC is located, at the more affordable end of the Renton market ($1,400–$1,800).

The Landing — retail and dining district

The Landing (800 N. 10th St, Renton WA 98057) is a major open-air retail and dining development built approximately 2008 on former Boeing test facility land in north Renton. The Landing features major national retailers including Target, Best Buy, PetSmart, and numerous restaurant chains, as well as a cinema. The Landing employs an estimated 1,000–1,500 retail and service workers.

The Landing’s development transformed the north Renton waterfront from an industrial zone to a mixed commercial and residential area. The adjacent apartment developments — including several Class A mid-rise buildings constructed between 2010 and 2024 — represent the highest-quality rental stock in Renton, with direct access to retail amenities and proximity to both the Boeing factory and the Wizards of the Coast campus. Typical 1BR in the Landing district: $1,600–$2,300.

Renton School District

The Renton School District serves approximately 15,000 K–12 students across Renton and employs approximately 2,500 people, making it one of the larger public employers in the city. The district is notable for its diversity: more than 60 languages are spoken in Renton school homes, reflecting Renton’s status as one of the most culturally diverse cities in the Puget Sound region. The school district’s multilingual programs and international populations (including significant East African, South Asian, and Southeast Asian communities) create a cosmopolitan rental market demand that is distinct from the more homogeneous semiconductor-focused demand in Chandler, AZ or the tech-worker demand in Bellevue.

King County Metro Transit — Renton as a south King County transit hub

The Renton Transit Center (S. 3rd St, Downtown Renton) is a major hub for King County Metro (Metro Transit), providing bus service to Seattle, Bellevue, Auburn, Kent, and other south King County destinations. Key routes include Rapid Ride lines and express routes that connect Renton to the broader Puget Sound labor market. Renton’s transit access is a significant rental demand driver for workers who commute to Seattle or Bellevue employers but find Seattle-proper or Bellevue rents prohibitive. Downtown Renton apartments within walking distance of the Transit Center command a premium within the Renton market.

JBLM and Naval Station Everett spillover

Joint Base Lewis-McChord (JBLM), approximately 45–50 miles south of Renton near Tacoma, is the largest military installation in the Pacific Northwest with approximately 55,000 military and civilian employees. JBLM military personnel who prefer Puget Sound urban amenities over Tacoma/Lakewood area housing occasionally rent in south King County, including Renton. The Basic Allowance for Housing (BAH) for King County is among the highest in the United States — E-5 with dependents approximately $2,700–$3,000+/month — reflecting King County’s exceptional cost of living. Military tenants with King County BAH can comfortably cover Renton rents at the $1,600–$2,200 range.

Naval Station Everett (approximately 30–35 miles north of Renton) homeports CVN-77 George H.W. Bush and other vessels, employing approximately 7,000 military and civilian personnel. Some Everett sailors with families who want access to south King County services and employment for a spouse choose Renton as a compromise location between Everett and the south King County employment base.

Jimi Hendrix and Renton’s cultural identity

Renton holds a unique place in American cultural history as the burial site of Jimi Hendrix — widely considered the greatest electric guitarist in history and one of the most influential musicians of the 20th century.

Jimi Hendrix: Seattle native, global legend, Renton’s most famous resident

James Marshall Hendrix was born in Seattle on November 27, 1942. He grew up in the Central District neighborhood of Seattle, developed his guitar skills in Seattle’s music clubs, and rose to international fame following his move to London in 1966. The Jimi Hendrix Experience — Hendrix, bassist Noel Redding, and drummer Mitch Mitchell — released three of the most celebrated albums in rock history: Are You Experienced (1967), Axis: Bold as Love (1967), and Electric Ladyland (1968). Hendrix’s performance of “The Star-Spangled Banner” at Woodstock in August 1969 remains one of the most iconic moments in American music history. Hendrix died in London on September 18, 1970, at age 27, of asphyxia while intoxicated.

Greenwood Memorial Park: the Hendrix family mausoleum

Jimi Hendrix is buried at Greenwood Memorial Park and Mortuary (350 Monroe Ave NE, Renton WA 98056). Hendrix was brought to Renton for burial because his father, Al Hendrix, and other family members were Renton residents. The Hendrix family mausoleum at Greenwood Memorial Park was originally a modest memorial, but following Al Hendrix’s successful legal recovery of the Jimi Hendrix estate from Experience Hendrix LLC, the family commissioned an elaborate restoration and expansion of the memorial. The restored Hendrix family mausoleum — featuring a copper-clad arched canopy, a memorial plaza, and an illuminated display — was funded in part with a significant contribution from Microsoft co-founder Paul Allen (himself a passionate Hendrix fan and rock guitarist) and was dedicated in 2002.

The Hendrix memorial at Greenwood Memorial Park is now one of the most visited music pilgrimage sites in the United States and draws fans from around the world to Renton year-round. For Renton tenants and landlords, the Hendrix memorial is a genuine point of local pride and a meaningful anchor of Renton’s identity beyond its industrial and commercial base.

Cedar River Trail and Renton History Museum

Renton’s quality-of-life amenities extend to the Cedar River Trail, an 18-mile trail along the Cedar River that runs through Renton and is one of the highest-quality urban recreational trails in King County. The trail connects Downtown Renton to Maple Valley and provides access to fishing, cycling, and nature access uncommon in urban industrial settings.

The Renton History Museum (235 Mill Ave S, Renton WA 98057) documents Renton’s history as a coal mining town (the original economic base before Boeing), a Kaiser Shipyards production center during World War II (Liberty ships and escort carriers were built in Renton during the war), a Boeing company town, and a diverse modern city. The museum’s Boeing exhibits and Duwamish peoples history collection reflect Renton’s layered past as a territory of the Duwamish people before European settlement and as an industrial city shaped by military contracts and commercial aviation.

Renton WA 2026 neighborhood rent map

Renton’s rental market is shaped by proximity to the Boeing factory and Wizards of the Coast campus in north/northwest Renton, the hospital employment center in south Renton, Renton Technical College in the Highlands, and transit access at the Downtown Renton Transit Center. All submarkets are subject to HB 1217 (cap + 180-day notice), the 2-month deposit cap, and the 14-day pay-or-quit requirement.

Ranges reflect typical asking rent for unfurnished 1BR apartments in 2026. Class A buildings (2015–2024 vintage) are at the top of or above each range. Pre-2005 stock falls in the lower half. All units subject to Washington HB 1217 rent cap unless within the 12-year new construction exemption window (CoC on/after July 1, 2013; exemption expires 12 years from CoC date).

Washington HB 1217 compliance checklist for Renton landlords (2026)

Washington’s HB 1217 and RCW 59.18 together create one of the most complex compliance environments for residential landlords in the United States. Unlike Arizona (no cap; 14-working-day deposit return) or California (cap with notice requirements), Washington combines a rent cap, a uniquely long 180-day notice requirement, a mandatory prescribed notice form, a 2-month deposit cap, a 14-day nonpayment notice, and significant penalties for violations of any element. The following checklist covers the essential compliance steps for Renton landlords in 2026.

1. Confirm whether the building is within the 12-year new construction exemption: Pull the certificate of occupancy for each building. If the CoC date is on or after July 1, 2013, calculate the expiration date of the 12-year exemption (CoC date + 12 years). If the building is within the exemption window, the annual cap does not apply — but the 180-day notice requirement and Commerce form requirement still apply. If the CoC date is before July 1, 2013, the building is fully covered with no exemption. Renton buildings in the Landing district (developed ~2008) and older Downtown stock are fully covered; newer construction in 2015–2024 Downtown and Highlands developments may be partially within the exemption.
2. Check small landlord exception eligibility: If you own 4 or fewer residential units total, determine whether your annual gross income falls below the King County AMI for a 4-person household. If both criteria are met, file the self-certification with the Washington State Department of Commerce before any rent increase is served. Retain a copy of the certification and the Commerce filing confirmation.
3. Look up the current year’s Commerce-published cap percentage: The Washington State Department of Commerce publishes the exact permissible rent increase percentage for each calendar year. Before planning any rent increase, confirm the current cap for 2026 on the Commerce website. Do not assume a percentage; use only the officially published figure.
4. Confirm no increase during the first 12 months of the tenancy: For each tenancy, identify the tenancy start date. No rent increase may be implemented before the 12-month anniversary of the tenancy start date, regardless of HB 1217 exemption status. Track tenancy start dates for all units.
5. Plan increases 180+ days in advance: Working backward from the desired effective date of any rent increase, calculate the notice date — at least 180 calendar days before the effective date. If you want an increase to take effect January 1, 2027, you must serve notice no later than approximately July 5, 2026. This requires 6-month advance planning for all rent increases.
6. Obtain and use the current Commerce-prescribed notice form: Download the current version of the Department of Commerce-prescribed rent increase notice form. Complete all required fields: landlord name, property address, unit number, current rent amount, proposed new rent amount, proposed effective date, cap calculation basis, and any applicable exemption claimed. Do not substitute a custom letter or a form from another state or year. Using an outdated Commerce form from a prior year may also be problematic if the form was updated.
7. Serve notice and retain proof of service: Deliver the completed Commerce-prescribed notice form to the tenant using a method that creates a verifiable record. Certified mail (retain USPS certified mail receipt and tracking confirmation); personal hand-delivery with tenant’s signed acknowledgment; or email with delivery and read receipt confirmation (if the lease authorizes email service). Retain proof of service permanently. The 180-day period runs from actual delivery, not mailing.
8. Verify security deposit does not exceed 2 months’ rent (RCW 59.18.253): For each tenancy, the total refundable deposits (security deposit + pet deposit + any other refundable deposit) may not exceed 2 months’ rent. Review all existing leases to confirm compliance. At lease renewal with a rent increase, recalculate the 2-month cap based on the new rent amount — an existing deposit that was within the cap at the old rent may be above the cap if rent decreases (unusual but possible) or may allow a deposit increase proportionally if rent increases.
9. Provide written move-in inspection checklist (RCW 59.18.260): For every new tenancy, provide the tenant with a written move-in inspection report documenting unit condition at commencement. Both landlord and tenant should sign and date the report. Photograph every room, closet, appliance, fixture, and surface with timestamped images and retain with the lease file. This is the only effective defense against inflated damage claims by landlords being disputed by tenants, and conversely it is the landlord’s only evidence base for deposit deductions at move-out.
10. Return deposit and itemization within 21 calendar days after vacating and key return (RCW 59.18.280): Set a calendar reminder for each tenancy move-out: the 21-day clock starts when the unit is vacated AND the keys are returned. Begin the move-out inspection and damage assessment immediately after key return. Obtain contractor estimates for any deductions promptly. Mail the deposit return and itemized deduction statement before the 21-day deadline expires. Missing the deadline by a single day creates 2× liability.
11. For nonpayment: serve the 14-day Notice to Pay Rent or Vacate (RCW 59.18.057): Use the correct statutory form for the nonpayment notice. Include the exact amount owed, the payment methods available, and the required tenant rights statement. Do not shorten the notice period to fewer than 14 days. The notice cannot be waived by lease terms.
12. Anti-retaliation compliance: document business reasons for any adverse action within 90 days of protected tenant activity (RCW 59.18.240): Maintain a contemporaneous written record of the business basis for any rent increase, service reduction, or notice to terminate, particularly if taken within 90 days of any tenant complaint, habitability report to a government agency, or tenant organizing activity. The documentation must be created at the time of the decision.
13. Never engage in self-help eviction (RCW 59.18.290): Do not change locks, remove tenant belongings, cut utilities, or otherwise interfere with the tenant’s possession without a court order. The anti-lockout penalty of 2× monthly rent plus attorney fees is in addition to any other civil liability.

Cross-state rent regulation comparison: Renton WA vs. California, Oregon, and Texas

Renton landlords operating under Washington HB 1217 face a distinct regulatory environment compared to landlords in California, Oregon, and Texas. The following comparison highlights the key differences in rent cap, deposit rules, eviction notice, and compliance burden.

Key takeaways for landlords comparing jurisdictions: Washington’s 180-day notice period is by far the most restrictive in any U.S. state, requiring 6-month advance planning for any rent increase. Washington’s 14-day nonpayment notice and 2-month deposit cap are also among the most tenant-protective in the country. In contrast, Texas has no rent cap, no deposit cap, and only a 3-day eviction notice — representing the opposite end of the regulatory spectrum. California occupies a middle position with a statewide cap, a 2-month deposit cap (matching Washington), but a much shorter notice period (30–90 days) and a shorter nonpayment notice (3 days). Oregon’s 9.5% cap is higher than Washington’s 7% ceiling, but Oregon has no deposit cap.

For Renton landlords specifically: the most consequential compliance risk in 2026 is the 180-day notice + Commerce form requirement. A landlord who plans to raise rent starting January 2027 must have the Commerce-prescribed form properly served no later than approximately July 5–6, 2026. Missing that window means the increase must be delayed until 180 days after a corrected notice is served.

Renton WA rental market trajectory 2019–2026

2019 baseline: strong Boeing-anchored market with Bellevue overspill

Before the pandemic, Renton was already a premium south King County submarket, driven by Boeing’s dominance and proximity to the Eastside technology corridor. Renton’s typical 1BR median was approximately $1,300–$1,500 in 2019 — above the Seattle metro median but significantly below Bellevue ($1,800–$2,400). Renton was already attracting Microsoft and Amazon workers priced out of Bellevue and Redmond, who used I-405 and I-90 for Eastside commutes.

2020–2021: pandemic disruption and Boeing production volatility

The COVID-19 pandemic affected Renton’s rental market in complex ways:

• The pandemic triggered Boeing’s most severe production disruption since the 737 MAX grounding (December 2019–November 2020). The combined effect of the MAX grounding, pandemic travel collapse, and supply chain disruption led Boeing to reduce its Puget Sound workforce through voluntary buyouts and some involuntary separations in 2020, dampening rental demand at the Boeing-worker tier of the market.
• At the same time, remote work created a broader Puget Sound housing demand surge as Seattle tech workers sought more space while working from home, increasing demand in south King County markets including Renton.
• The net effect: Renton rents softened slightly in 2020 before recovering strongly in 2021 as Boeing production ramped back up and remote-work demand sustained demand across all price tiers.

2021–2023: Puget Sound tech boom and Renton rent appreciation

The 2021–2023 period saw Renton experience significant rent appreciation:

• Amazon’s massive expansion in Bellevue (Bellevue 600, Summit, and other Eastside campuses) added tens of thousands of high-income tech workers to the Eastside, many of whom chose south King County including Renton as a more affordable alternative to Bellevue and Kirkland.
• Boeing’s MAX production recovery and the ramp of 737 output restored machinist employment at the Renton facility, recovering the demand lost in 2020.
• WotC experienced record revenues during the pandemic era, as lockdowns drove board game, trading card game, and tabletop RPG sales to new heights. WotC’s Renton workforce expanded slightly during this period.
• Cumulative 2019–2023 rent appreciation in Renton: approximately 25–35% across submarkets, with The Landing and Downtown Renton experiencing the strongest gains.

2023–2025: HB 1217 enactment and market normalization

The 2023–2025 period saw several convergent forces reshape the Renton rental market:

• HB 1217 was introduced in the 2025 Washington legislature and enacted in March 2025, with an effective date of July 1, 2025. The 180-day notice requirement means that landlords who wanted to raise rent effective July 1, 2025 needed to serve notice by approximately January 1, 2025 — before the law even passed. The transition period created significant uncertainty for Renton landlords.
• Boeing’s January 2024 Alaska Airlines door plug incident and the subsequent FAA production cap limited 737 output and created uncertainty about Boeing Renton employment. The fall 2024 IAM 751 strike added further disruption.
• New multifamily supply deliveries in north Renton (Landing district and Downtown) moderated rent growth from its 2021–2023 peak.
• Renton rent growth moderated to approximately 2–4% annually in 2024–2025 across most submarkets.

2026 outlook: HB 1217 compliance era and Boeing production recovery

The 2026 Renton rental market is characterized by stabilization under the new HB 1217 framework:

• HB 1217 as the new normal: Renton landlords who have adapted their rent increase planning to the 180-day requirement are operating effectively; those who failed to give notice in time for 2026 increases face delays until their notices ripen. The Commerce-published cap percentage for 2026 sets the ceiling for all covered Renton units.
• Boeing production ramp: Boeing’s FAA oversight resolution and production rate recovery — targeting higher 737 output through 2026 — supports machinist employment and rental demand in The Landing and Downtown Renton submarkets.
• Eastside tech spillover: Microsoft’s Redmond expansion (Microsoft Campus), Amazon’s continued Bellevue presence, and the general Eastside tech employment base continue to sustain demand from workers who commute via I-405 and I-90 from Renton.
• Overall 2026 forecast: 3–5% annual rent appreciation in The Landing and Downtown Renton; 2–4% in Renton Highlands; 2–3% in Benson Hill and South Renton; constrained by the HB 1217 cap for all covered units.

Frequently asked questions — Renton WA rent increase 2026