2026 Changes in the laws affecting renters

As of June 11, 2026, if a landlord does not serve an eviction notice to a tenant in person, but instead serves someone else of suitable age and discretion, then the landlord must also mail a copy of the notice to the tenant’s place of residence. 

Previously, the landlord would have to send a copy of the notice to the tenant by certified mail. Now the landlord may send the notice by regular US Postal Service mail. This is a change to RCW 59.12.040, which is part of the Unlawful Detainer statutes, or eviction laws (RCW 59.12).

You can read this change in the law at HB 2664. 

On June 11, 2026, new sections will be added to Washington’s Residential Landlord Tenant Act (RLTA) and also the Manufactured / Mobile Home Landlord Tenant Act (MHLTA) that say, with some exceptions, landlords cannot prohibit tenants from installing a portable cooling device, like a window mounted air conditioning unit or portable heat pump.

Landlords also cannot charge a tenant a fee for the use, inspection, or installation of a portable cooling device, although they can rent a device to the tenant. They can also charge you for any damage you cause by installing or using the cooling device.

Exceptions

Landlords may prohibit portable cooling devices if any of these are true: 

• the landlord has provided a fully operational heat pump
• installing the device requires excessive alteration to the unit, including brackets or other hardware that violate a window’s warranty, punctures an exterior wall, or otherwise causes major damage
• installing the device would violate state or local building codes
• installing the device would violate the device’s manufacturer’s safety guidelines
• installing the device would cause unreasonable damage to the rental unit
• the device would require electrical supply that cannot be accommodated by the rental unit’s or building’s existing system
• the device would interfere with a window’s use as an emergency exit
• the device would make it so the tenant cannot lock an outdoor window

The law that lists residential landlords’ duties, RCW 59.18.060, will soon require landlords to disclose if a rental property is located in a special flood hazard area or an area of potential flooding, in any lease made with a tenant after December 31, 2026.

Landlords will also have to disclose that their insurance does not cover the loss of the tenant’s personal possessions, and that the tenant should consider buying renter’s insurance and flood insurance.

Landlords will also have to disclose if the county government has information about flood risk.

You can read this change in the law at SB 6237.

Starting January 1, 2027, if a building or rental unit has a smart access system, landlords must offer an alternative key or method of entry to tenants that ask for an alternative. 

A “smart access system” is an electronic or computerized method of entry to a building or unit that uses, for example: 

• a radio frequency ID card
• a mobile phone app
• biometric identifier information, including retina or iris scans, fingerprints, voiceprint, or scan of a palm, hand, or face.
• any digital technology that gathers information to grant entry to a building, elevator, common area, or rental unit

Smart access systems do not include keypads or other devices where a tenant manually enters a code.

Alternatives to smart access systems

If a tenant ask for an alternative to a smart access system, the landlord must offer an alternative method of entry, for example: 

• a key fob or card
• a physical key
• a keypad system with a manually entered code
• another form of physical access.

Data privacy protections

Landlords of buildings with smart access systems will have to give tenants any written privacy policy of the smart access system. 

Either when the lease is signed or 5 days after a smart access system is installed, landlords must give tenants a written policy that describes:

• data collected by the smart access system, including on tenant’s guests
• safeguards for protecting the data
• data retention schedule
• what the landlord will do if data is disclosed to unauthorized users

A new section will be added to the RLTA that requires landlords to collect the minimum amount of data to use a smart access system, including:

• a tenant’s name and preferred method of contact
• the rental unit number and other permitted access areas
• biometric information
• passwords, passcodes, user names
• lease information, including move-in and move-out dates

You can read this new law at SB 5937.