Washington Lease Template, LeaseKit vs LegalZoom (Post HB 1217 Rent Cap 2026)

## TL;DR

Washington passed HB 1217 in May 2025: statewide rent cap at 7%+CPI or 10% (lower of), 90-day rent increase notice, $75/1.5% late fee cap, first-year freeze, 12-year new construction exemption (sunsets 2040). LeaseKit at $29 one-time is post-HB 1217 audited; generic templates from LegalZoom, Rocket Lawyer, eForms still have 60-day notices, no rent cap, $50+ flat late fees.

## Washington HB 1217 (2025)

A Washington lease in 2026 needs:

• HB 1217 / RCW 59.18.700 series: rent cap 7%+CPI or 10%, lower of, per 12-month period.
• First-year freeze: no rent increase in first 12 months.
• HB 1217 / RCW 59.18.140: 90-day rent increase notice (up from 60).
• HB 1217 / RCW 59.18.170 Section 108: $75/1.5% late fee cap, 5-day grace.
• 12-year exemption: buildings with first CO < 12 years.
• 2040 sunset: rent cap expires Jul 1, 2040.
• RCW 59.18.260: move-in checklist required before any deposit deduction.
• RCW 59.18.280: 30-day deposit return.
• RCW 59.12.030: 14-day pay-or-quit.

## LeaseKit Washington

Price: $29 one-time.

Statute citations: Full HB 1217 compliance: rent cap acknowledgment, 90-day notice template, $75/1.5% late fee, move-in checklist requirement.

Generate Washington lease at leasekit.io.

## LegalZoom, Rocket Lawyer, eForms, LawDepot

Common gap: pre-HB 1217 templates. No rent cap, 60-day notice (defective post-HB 1217), no first-year freeze. Most templates have higher late fees than the $75/1.5% cap.

## How to choose

Washington post-HB 1217: LeaseKit at $29. A 60-day rent increase notice is now defective; the tenant can refuse the increase until proper 90-day notice is served. The lease itself flagging post-HB 1217 compliance is the cleanest legal posture.

Washington Revised Code is at leg.wa.gov. Compare any template against RCW 59.18.140 (90 days), 59.18.170 ($75/1.5%), 59.18.700 series (rent cap).

Generate Washington lease at leasekit.io, $29.