https://guaranteedrentalreturn.com/blog/ Research notes for Washington rental buyers: Tacoma landlord rules, the state rent cap, rental licensing, taxes on a sale, and the 1% rule tested. en-us Tue, 29 Sep 2026 09:00:00 -0700 https://guaranteedrentalreturn.com/blog/tacoma-landlord-rules-2026 https://guaranteedrentalreturn.com/blog/tacoma-landlord-rules-2026 Tue, 29 Sep 2026 09:00:00 -0700 Austin Hellickson In Tacoma you need a current city business license in the owner of record’s name before you can raise rent or pursue an eviction, and since January 1, 2026 a rent increase requires 180 days’ notice on the city’s form. An increase of 5 percent or more can trigger relocation assistance if the tenant chooses to move instead of paying it. For a buyer, that means underwriting the first year at today’s rent and treating any large increase as a cost. https://guaranteedrentalreturn.com/blog/raise-rent-after-buying-rental-washington https://guaranteedrentalreturn.com/blog/raise-rent-after-buying-rental-washington Tue, 29 Sep 2026 09:00:00 -0700 Austin Hellickson Yes, eventually, but the sale does not reset anything: you inherit the existing leases, Washington’s annual rent increase cap still applies, rent cannot rise in the first 12 months of a tenancy, and you owe at least 90 days’ written notice (180 days in Tacoma). Plan to collect the rent the tenant pays today for the first several months, often most of the first year, and price the property accordingly. https://guaranteedrentalreturn.com/blog/one-percent-rule-washington-rentals https://guaranteedrentalreturn.com/blog/one-percent-rule-washington-rentals Tue, 29 Sep 2026 09:00:00 -0700 Austin Hellickson Rarely, and it was never meant to carry a decision. In most Washington markets, especially around Puget Sound, few listings reach monthly rent of 1 percent of the price, and the rule ignores property tax, insurance, owner-paid utilities, reserves and the loan. A quick cash flow screen that uses real local costs and your actual financing is a better first filter. https://guaranteedrentalreturn.com/blog/washington-capital-gains-tax-rental-sale https://guaranteedrentalreturn.com/blog/washington-capital-gains-tax-rental-sale Tue, 29 Sep 2026 09:00:00 -0700 Austin Hellickson No. The Washington Department of Revenue says the state’s capital gains excise tax does not apply to the sale or exchange of real estate, regardless of how long you owned it, if you ever lived there, or who holds title: an individual, a trust or a business. What you still face is federal tax on the gain, including depreciation recapture, and Washington’s real estate excise tax at closing. https://guaranteedrentalreturn.com/blog/washington-rental-license-by-city https://guaranteedrentalreturn.com/blog/washington-rental-license-by-city Tue, 29 Sep 2026 09:00:00 -0700 Austin Hellickson Washington has no statewide rental license, so the answer depends on the city the property sits in. Tacoma requires a city business license before a landlord can raise rent or pursue an eviction, Kent requires rental registration and inspects most buildings other than single-family houses, condos and townhomes every three years, and Spokane requires a city-endorsed business license and yearly registration in its rental registry. Anywhere else, including the Tri-Cities, call the city before you close. https://guaranteedrentalreturn.com/blog/gonzaga-student-rental-spokane https://guaranteedrentalreturn.com/blog/gonzaga-student-rental-spokane Tue, 29 Sep 2026 09:00:00 -0700 Austin Hellickson A house near Gonzaga in Spokane’s Logan neighborhood can work as a rental if you plan for how student housing runs: leases follow the school year, summers can sit empty, and older houses take heavy wear with turnover most years. It suits a buyer who budgets for that, screens every applicant the same way, and has a manager in Spokane.