$49 landlord notice packet · fictional sample

See the notice packet before you pay.

Compare a defective notice with the corrected notice, calculation, and delivery record RentCap creates.

Washington sample

Fictional example. Jordan Example, Casey Sample, and 123 Sample Street are not real. The red notice is intentionally defective and must not be used; the completed packet uses the corrected facts.

Before and after

Four small fields. Four ways to lose the notice.

The fictional bad notice below starts with the same $1,800 rent as the sample packet. The corrected version uses RentCap’s checked amount, date, form, and delivery plan.

Example defective notice — do not use

Generic rent increase memo

New rent: $1,995 10.833%
Delivered: Oct. 15, 2026 email only
Effective: Jan. 1, 2027 78 days
Required form: Not included

1Above the published 10% Washington limit for this fictional 2027 example.
2The date is short of the statewide 90-day notice period.
3Email alone is not the supported statutory service path.
4The required Washington form and supporting facts are missing.

Corrected packet notice

Washington rent and fee increase notice

New rent: $1,980 10.000%
Delivered: July 3, 2026 personal service
Effective: Jan. 1, 2027 supported
Required form: Included

1Uses the published cap for the effective-date year.
2Leaves the required notice window before the increase starts.
3Pairs delivery instructions with a proof-of-delivery log.
4Keeps the notice, calculation, source, and exemption review together.

Why the correction matters: a covered Washington violation can expose a landlord to excess amounts paid, up to three months of unlawful rent, fees, or other costs, plus reasonable attorney fees and costs. A defective notice can also require a corrected re-service and a new wait before collection. RCW 59.18.700

The notice to serve

Checked rent, date, required wording, parties, and property details.

The math and source trail

Calculation, exemptions, official publication, and facts to verify.

The delivery file

Method-specific steps, calendar timing, service log, and recordkeeping.

View all 9 documents in this sample

01Rent and Fee Increase Notice
02Landlord Cover Letter
03Calculation Worksheet
04Exemption Review
05Delivery Instructions
06Proof of Delivery (Service) Log
07Plain-English Explanation
08Compliance Risk Report
09Limitations and Use

Rent and Fee Increase Notice

Washington rent and fee increase notice. Keep the attached worksheet with this notice; it shows the official rent-limit source and calculation.

RENT AND FEE INCREASE NOTICE TO TENANTS

This notice concerns recurring rent and fee charges for the rental unit identified below.

Washington limits many covered rent and recurring-fee increases to one increase in a 12-month tenancy period, up to 7% plus consumer price index or 10%, whichever is less, unless an exemption applies.

Current rent	$1,800.00
New rent	$1,980.00
Increase	$180.00 (10.000%)
Effective date	2027-01-01

TO TENANT(S): Jordan Example

AT ADDRESS: 123 Sample Street, Spokane, WA

LANDLORD OR AGENT: Casey Sample

Your landlord intends to raise the rent and other recurring charges for this rental unit.

The total monthly increase effective 2027-01-01 will be 10.000%, which totals an additional $180.00 per month, for a new total monthly rent and recurring charge amount of $1,980.00.

This increase is:

A lower increase than the maximum allowed by state law.

The maximum increase allowed by state law.

Authorized by an exemption claimed under RCW 59.18.710.

Deliver the notice using a method Washington law accepts. Keep the attached proof-of-delivery log.

EXEMPTIONS CLAIMED BY LANDLORD: None claimed in this packet.

Landlord or authorized agent signature: ______________________________ Date: ____________

Landlord Cover Letter

Dear Jordan Example,

This letter summarizes the rent-increase notice enclosed with this packet. The new monthly rent shown in the notice is $1,980.00, effective 2027-01-01.

The increase was calculated against the current published rent limit for this unit and location. The worksheet included with this packet shows the formula, official source, current rent, maximum allowed increase, and notice timing.

Please keep these pages with your rental records. If any fact in the notice is wrong, contact Casey Sample promptly.

Sincerely,
Casey Sample

Calculation Worksheet

Current rent	$1,800.00
New rent in notice	$1,980.00
Increase amount	$180.00
Increase percent	10.000%
Published rent limit	10.000%
Formula	Lesser of 7% plus Seattle-area CPI-U or 10%; the calculated 11.53% is limited to 10%.
Maximum increase	$180.00
Source	https://www.commerce.wa.gov/housing-policy/hb1217-landlord-resource-center/
Verified at	2026-07-21
Required notice period	90 days
Required notice period ends	2026-10-01
Day rent is due	1
First date allowed under the first-year rule	2027-01-01
Earliest effective date	2027-01-01
First-year rule	The effective date was moved to follow the first-year limit.

Exemption Review

Status: not exempt

No Washington exemption matched the supplied facts.

Citations: RCW 59.18.710

Delivery Instructions

Deliver the notice using one of these methods:

personal delivery
substitute service plus mailed copy under RCW 59.12.040
posting plus mailed copy under RCW 59.12.040

Required notice time based on the details entered: 90 days.

The first date allowed under the first-year rule is 2027-01-01. The increase must not start before this date based on the tenancy start date entered.

Earliest effective date based on the delivery date and method entered: 2027-01-01.

Washington rules do not list mailing alone as a complete way to deliver a rent-increase notice.
If you deliver to another person or post the notice, also mail the copy required by RCW 59.12.040.
HB 2664, effective June 11, 2026, removed the certified-mail wording and requires the mailed copy to be deposited in the United States mail from within Washington with postage prepaid.
RCW 59.12.040 allows five extra days before starting a court case based on a mailed notice. Those court-case days do not move the rent-increase effective date.

Citations: RCW 59.18.720, RCW 59.12.040, 2026 Wash. Sess. Laws ch. 144 (HB 2664)

Do not rely on email-only delivery unless a lawyer confirms that the law allows it for your situation.

Proof of Delivery (Service) Log

Date	Time	Method	Server	Receipt / notes

Keep this log with a copy of the signed notice and any mailing receipt.

Plain-English Explanation

The current published rent limit for these facts is 10.000%, which equals $180.00 on a current rent of $1,800.00.

The notice amount entered is $180.00, or 10.000%, for a new rent of $1,980.00.

The earliest supported effective date is 2027-01-01; this includes the notice period required by law and the start of the rental period entered.

The rule checks did not find a problem that blocks the notice.

The details entered support an effective date of 2027-01-01 at up to 10.000% if every packet detail is correct.

Deliver the notice on 2026-07-03 using an accepted method, then use 2027-01-01 or later as the effective date.
The current published rent limit runs through 2027-12-31; the next figure is expected early July after June CPI data. Waiting may change the limit, but it also delays the rent change.
Every rent cycle delayed gives up roughly $180.00 of monthly increase under the current rent limit.

Compliance Risk Report

Extra rental-law checks. This report is based on your optional answers and is not legal advice.

Need attention	0
Need answers	1
Passed	8

Unanswered items

Washington 30-day deposit return and documentationConfirm the move-out date, refund/accounting date, and itemized-statement facts for the 30-day deposit-return deadline.RCW 59.18.280

Washington move-in checklist prerequisite

Status	Pass
Possible legal amount	Not calculated
Basis	Checklist fact
Citation	RCW 59.18.260
Source	https://apps.leg.wa.gov/Rcw/default.aspx?cite=59.18.260

Your answers show that the signed move-in checklist exists.

Fix-it checklist

Prepare a move-in condition checklist.
Have landlord and tenant sign and date it.
Deliver a copy to the tenant and retain it with the lease file.

Washington deposit account notice

Status	Pass
Possible legal amount	Not calculated
Basis	Trust/depository notice
Citation	RCW 59.18.260
Source	https://apps.leg.wa.gov/Rcw/default.aspx?cite=59.18.260

Your answers show that the tenant received the deposit account notice.

Fix-it checklist

Keep deposit funds in the required trust/depository setup.
Give the tenant written notice of the depository name and address.

Washington source-of-income discrimination

Status	Pass
Possible legal amount	Not calculated
Basis	4.5 x monthly rent
Citation	RCW 59.18.255
Source	https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.255

Your answers did not show a voucher or subsidy restriction.

Fix-it checklist

Remove voucher/subsidy exclusions from ads and criteria.
Calculate income thresholds after subtracting voucher or subsidy amounts.

Washington prohibited lease terms

Status	Pass
Possible legal amount	Not calculated
Basis	2 x monthly rent
Citation	RCW 59.18.230
Source	https://apps.leg.wa.gov/rcw/default.aspx?cite=59.18.230

Your answers did not show a prohibited Washington lease term.

Fix-it checklist

Remove provisions that waive tenant rights or remedies.
Remove attorney-fee, indemnity, confession, lien, or electronic-only payment terms that the statute prohibits.
Keep the corrected lease and change log with the unit file.

Washington screening-fee disclosure

Status	Pass
Possible legal amount	Not calculated
Basis	Up to $100 plus court costs and reasonable attorney fees
Citation	RCW 59.18.257
Source	https://app.leg.wa.gov/RCW/default.aspx?cite=59.18.257

Your answers show that no applicant screening fee was charged.

Fix-it checklist

Give written screening criteria and process disclosures before collecting any screening fee.
Keep the fee at actual report/background-check cost and no more than customary local screening-service cost.
State whether comprehensive reusable tenant screening reports are accepted.

Washington entry-notice rules

Status	Pass
Possible legal amount	Not calculated
Basis	Up to $100 per continuing violation after written notification
Citation	RCW 59.18.150
Source	https://apps.leg.wa.gov/Rcw/default.aspx?cite=59.18.150

Your answers show that Washington entry notices and timing rules are satisfied.

Fix-it checklist

Use two days' written notice for ordinary entry and one day for showings unless an emergency, abandonment, court order, arbitrator order, or tenant consent applies.
Put the exact entry date/time or time window and rescheduling phone number in the notice.
Stop and document any repeated entry issue after a tenant gives written notice alleging a violation.

Washington tenant-payment application order

Status	Pass
Possible legal amount	Not calculated
Basis	Indirect ledger review: rent before late payments, damages, legal costs, attorneys' fees, or other fees
Citation	RCW 59.18.283
Source	https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.283

Your answers show that tenant payments are applied in the required Washington order.

Fix-it checklist

Reconcile the tenant ledger before sending or relying on a nonpayment notice.
Apply payments in the statutory order: rent before late payments, damages, legal costs, attorneys' fees, or other fees.
Keep a corrected ledger export with the unit compliance file.

Washington just-cause termination

Status	Pass
Possible legal amount	Not calculated
Basis	Termination question
Citation	RCW 59.18.650
Source	https://app.leg.wa.gov/RCW/default.aspx?cite=59.18.650

Your answers show that no termination is planned this year.

Fix-it checklist

Do not reuse a rent-increase packet for termination.
Confirm the legal reason, notice period, relocation duties, and city rules before delivering the notice.

Included blank templates

Template: Move-in Condition Checklist

Blank template for the lease file. Citation: RCW 59.18.260.

Rental address	123 Sample Street, Spokane, WA
Tenant(s)	Jordan Example
Landlord/agent	Casey Sample
Move-in date	____________________
Rooms/items checked	Walls: ______ Floors: ______ Appliances: ______ Plumbing: ______ Windows/doors: ______ Other: ______
Existing conditions noted	____________________
Tenant signature/date	____________________
Landlord signature/date	____________________

Template: Deposit Depository Notice

Blank template for the deposit-account notice. Citation: RCW 59.18.270.

Deposit amount	$1,800.00
Financial institution	____________________
Institution address	____________________
Account type / interest treatment	____________________
Date delivered to tenant	____________________

Limitations and Use

This packet is a self-help check of the details you entered. RentCap is not a law firm and does not provide legal advice.

The packet depends on the facts entered by the user. Do not use it for subsidized housing, week-to-week tenancies, active disputes, uncertain exemption facts, or facts outside Washington and Oregon without attorney review.

Before serving, confirm that the facts entered are correct and get attorney review for subsidized housing, disputes, unusual exemptions, or facts outside the supported Washington and Oregon paths.

Oregon sample

Fictional example. Jordan Example, Casey Sample, and 123 Sample Street are not real. The red notice is intentionally defective and must not be used; the completed packet uses the corrected facts.

Before and after

The 90-day notice can still be three days short.

The fictional bad notice below starts with the same $1,800 rent as the sample packet. The corrected version applies Oregon’s 2026 cap and the additional time used for service by mail.

Example defective notice — do not use

Generic 90-day rent notice

New rent: $1,980 10.000%
Delivered: First-class mail 90 days counted
Effective: Three mail days omitted
Notice fields: Increase amount missing

1Above Oregon’s 9.5% limit for this covered 2026 example.
2Counts 90 days but omits the additional three days used for mailed service.
3Starts collection before the supported service date.
4Does not state every amount and date required by the notice rule.

Corrected packet notice

Oregon notice of rent increase

New rent: $1,971 9.500%
Delivered: July 3, 2026 first-class mail
Effective: Nov. 1, 2026 supported
Notice fields: Amount, new rent, and date included

1Clamps the requested increase to the published 9.5% limit.
2Accounts for the selected delivery method.
3Aligns the date with the beginning of the rent period.
4States the increase amount, new rent, and effective date together.

Why the correction matters: a covered over-cap Oregon increase can expose a landlord to three months’ rent plus actual damages. ORS 90.323

The notice to serve

Checked rent, date, required wording, parties, and property details.

The math and source trail

Calculation, exemptions, official publication, and facts to verify.

The delivery file

Method-specific steps, calendar timing, service log, and recordkeeping.

View all 9 documents in this sample

01Notice of Rent Increase
02Landlord Cover Letter
03Calculation Worksheet
04Exemption Review
05Delivery Instructions
06Proof of Delivery (Service) Log
07Plain-English Explanation
08Compliance Risk Report
09Limitations and Use

Notice of Rent Increase

Oregon rent-increase notice created from the details entered. The attached worksheet shows the official rent-limit source and calculation.

Current rent	$1,800.00
New rent	$1,971.00
Increase	$171.00 (9.500%)
Effective date	2026-11-01

To: Jordan Example

From: Casey Sample

Rental property: 123 Sample Street, Portland, OR

Your monthly rent will increase from $1,800.00 to $1,971.00. The increase amount is $171.00.

The effective date of the rent increase is 2026-11-01.

The attached worksheet states the applicable rent limit, official source, and calculation.

Landlord or authorized agent signature: ______________________________ Date: ____________

Landlord Cover Letter

Dear Jordan Example,

This letter summarizes the rent-increase notice enclosed with this packet. The new monthly rent shown in the notice is $1,971.00, effective 2026-11-01.

Please keep these pages with your rental records. If any fact in the notice is wrong, contact Casey Sample promptly.

Sincerely,
Casey Sample

Calculation Worksheet

Current rent	$1,800.00
New rent in notice	$1,971.00
Increase amount	$171.00
Increase percent	9.500%
Published rent limit	9.500%
Formula	Lesser of 10% or 7% plus West Region CPI.
Maximum increase	$171.00
Source	https://www.oregon.gov/das/oea/pages/rent-stabilization.aspx
Verified at	2026-07-03
Required notice period	93 days
Required notice period ends	2026-10-04
Day rent is due	1
First date allowed under the first-year rule	2025-01-01
Earliest effective date	2026-11-01

Exemption Review

Status: not exempt

No Oregon exemption matched the supplied facts.

Citations: ORS 90.323(6)

Delivery Instructions

Deliver the notice using one of these methods:

personal delivery
first-class mail
mail plus attachment if the rental agreement allows it

Required notice time based on the details entered: 93 days.

The required notice period ends 2026-10-04. Because rent is due on day 1, the first supported start of a rental period is 2026-11-01.

The first date allowed under the first-year rule is 2025-01-01. The increase must not start before this date based on the tenancy start date entered.

Earliest effective date based on the delivery date and method entered: 2026-11-01.

When the notice is sent by first-class mail, Oregon adds three days to the notice period.
Use a rental-agreement-authorized mail-and-attachment method only when the agreement supports it.

Citations: ORS 90.155, ORS 90.220, ORS 90.323

Do not rely on email-only delivery unless a lawyer confirms that the law allows it for your situation.

Proof of Delivery (Service) Log

Date	Time	Method	Server	Receipt / notes

Keep this log with a copy of the signed notice and any mailing receipt.

Plain-English Explanation

The current published rent limit for these facts is 9.500%, which equals $171.00 on a current rent of $1,800.00.

The notice amount entered is $171.00, or 9.500%, for a new rent of $1,971.00.

The earliest supported effective date is 2026-11-01; this includes the notice period required by law and the start of the rental period entered.

The rule checks did not find a problem that blocks the notice.

The details entered support an effective date of 2026-11-01 at up to 9.500% if every packet detail is correct.

Deliver the notice on 2026-07-03 using an accepted method, then use 2026-11-01 or later as the effective date.
The current published rent limit runs through 2026-12-31; the next figure is expected by late September before the next calendar year. Waiting may change the limit, but it also delays the rent change.
Every rent cycle delayed gives up roughly $171.00 of monthly increase under the current rent limit.

Compliance Risk Report

Extra rental-law checks. This report is based on your optional answers and is not legal advice.

Need attention	0
Need answers	1
Passed	9

Unanswered items

Oregon 31-day deposit return and accountingConfirm the move-out date, refund/accounting date, and itemized-statement facts for the 31-day deposit-return deadline.ORS 90.300

Portland security deposit duties

Status	Pass
Possible legal amount	Not calculated
Basis	$250 per Portland deposit-duty violation
Citation	PCC 30.01.087
Source	https://www.portland.gov/code/30/01/087

Your answers show that the Portland deposit duties are satisfied.

Fix-it checklist

Confirm deposit and last-month-rent caps.
Deposit funds into a segregated account within two weeks.
Keep the condition report, photos, final inspection, accounting, and notice-of-rights file together.

Oregon prohibited lease provisions

Status	Pass
Possible legal amount	Not calculated
Basis	3 x monthly rent
Citation	ORS 90.245
Source	https://www.oregonlegislature.gov/bills_laws/ors/ors090.html

Your answers did not show a prohibited Oregon lease term.

Fix-it checklist

Remove provisions that waive tenant rights or remedies.
Remove confession-of-judgment, improper liquidated-damages, and similar barred terms.
Keep the corrected lease and change log with the unit file.

Oregon prohibited fees

Status	Pass
Possible legal amount	Not calculated
Basis	$300 minimum or twice damages per prohibited fee
Citation	ORS 90.302; ORS 90.260
Source	https://www.oregonlegislature.gov/bills_laws/ors/ors090.html

Your answers did not show a prohibited Oregon fee.

Fix-it checklist

Remove fees outside ORS 90.302.
Confirm late fees use one of the ORS 90.260 structures.
Keep fee descriptions in the written rental agreement.

Oregon applicant screening charges

Status	Pass
Possible legal amount	Not calculated
Basis	Twice the screening fee plus $250
Citation	ORS 90.295
Source	https://www.oregonlegislature.gov/bills_laws/ors/ors090.html

Your answers show that no Oregon applicant screening charge was collected.

Fix-it checklist

Adopt written screening or admission criteria before collecting a screening charge.
Disclose the charge amount, criteria, process, dispute rights, appeal rights, and nondiscrimination policies before payment.
Refund the screening charge within 30 days when the unit fills before screening or no screening is ordered before withdrawal.

Oregon entry-notice rules

Status	Pass
Possible legal amount	Not calculated
Basis	Actual damages, not less than one month's rent
Citation	ORS 90.322
Source	https://www.oregonlegislature.gov/bills_laws/ors/ors090.html

Your answers show that Oregon entry notices and timing rules are satisfied.

Fix-it checklist

Give at least 24 hours' actual notice for ordinary entry unless an exception applies.
Enter only at reasonable times and honor a tenant's timely denial of consent when ORS 90.322 allows denial.
Document emergency entries and the required post-entry notice.

Oregon tenant-payment application order

Status	Pass
Possible legal amount	Not calculated
Basis	Indirect ledger review: prior rent, current rent, utility/service charges, late charges, then ORS 90.302 or damage/claim fees
Citation	ORS 90.220(9)
Source	https://www.oregonlegislature.gov/bills_laws/ors/ors090.html

Your answers show that tenant payments are applied in the required Oregon order.

Fix-it checklist

Reconcile the tenant ledger before sending or relying on a nonpayment notice.
Apply payments in the statutory order: prior rent, current rent, utility/service charges, late charges, then ORS 90.302 or damage/claim fees.
Keep a corrected ledger export with the unit compliance file.

Oregon termination exposure

Status	Pass
Possible legal amount	Not calculated
Basis	Termination question
Citation	ORS 90.427
Source	https://www.oregonlegislature.gov/bills_laws/ors/ors090.html

Your answers show that no termination is planned this year.

Fix-it checklist

Do not reuse a rent-increase packet for termination.
Confirm the legal reason, notice period, relocation duties, and city rules before delivering the notice.

Portland application screening rules

Status	Pass
Possible legal amount	Not calculated
Basis	$250 per Portland application-screening violation
Citation	PCC 30.01.086
Source	https://www.portland.gov/code/30/01/086

Your answers show that Portland application-screening rules are satisfied.

Fix-it checklist

Publish and preserve the open application period details before accepting applications.
Check screening fees against Portland's professional-screening-company cost caps.
Keep application forms, determinations, appeal process, and individual-assessment records with the unit file.

Portland Schedule R registration penalty

Status	Pass
Possible legal amount	Not calculated
Basis	Approximate annual unit fee exposure
Citation	PCC 7.02.700
Source	https://www.portland.gov/code/7/02/700

Your answers show that Portland Schedule R has been filed.

Fix-it checklist

File or confirm Schedule R with Portland Revenue.
Keep the registration confirmation with the unit compliance file.

Included blank templates

Template: Portland Deposit Pack - Move-in Controls

Blank checklist for Portland deposit duties. Citation: PCC 30.01.087.

Rental address	123 Sample Street, Portland, OR
Tenant(s)	Jordan Example
Deposit amount collected	$1,800.00
Deposit / prepaid rent cap checked	____________________
Required notice of rights delivered	____________________
Segregated account deposit date	____________________
Account or ledger reference	____________________

Template: Portland Fixture and Condition Record

Blank record for the fixture list, condition report, and tenant additions. Citation: PCC 30.01.087.

Condition report and photos shared	____________________
Tenant addendum window tracked	____________________
Fixture / room	Entry: ______ Kitchen: ______ Bath: ______ Bedroom(s): ______ Appliances: ______ Other: ______
Depreciation schedule reference	____________________
Tenant addendum received?	____________________

Template: Portland Move-out Accounting Packet

Blank cover sheet for final inspection, itemized charges, photos, and rent-payment records. Citation: PCC 30.01.087.

Final inspection notice/date	____________________
Tenant opportunity to attend tracked	____________________
Accounting, photos, and notice of rights delivered	____________________
Amounts withheld and basis	____________________
Repair invoices / estimates attached	____________________
Rent payment history request/date	____________________
Payment history delivered/date	____________________

Limitations and Use

This packet is a self-help check of the details you entered. RentCap is not a law firm and does not provide legal advice.

Before serving, confirm that the facts entered are correct and get attorney review for subsidized housing, disputes, unusual exemptions, or facts outside the supported Washington and Oregon paths.

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