Bill
SB 5469
Prohibits coordinated data-based algorithms or services that set or influence rents for multiple landlords, and bars landlords from using such services.
SB 5469 (Substitute) — Prohibiting algorithmic rent fixing and noncompete agreements in the rental housing market
Overview
SB 5469, as amended by a House substitute, would prohibit a service provider from coordinating data across multiple landlords to use automated methods to set or influence rental prices, renewal terms, or occupancy levels for more than one landlord. It also bars landlords from obtaining such coordinating services. Enforcement would be through the Washington State Attorney General under the Consumer Protection Act, with a private right of action for injured parties. The bill provides for no new appropriations and takes effect 90 days after adjournment of the session.
Key Provisions
- Prohibition on coordinating: A provider may not collect or analyze data (rental prices, price changes, occupancy, lease renewal dates, etc.) for two or more landlords from private/public databases and use an automated process to recommend prices or terms to multiple landlords.
- Landlord prohibition: A landlord may not obtain coordinating services from a provider.
- Definition of coordinating: Includes data collection from two or more landlords/databases and analysis via software/algorithm to recommend terms to more than one landlord. Publication of price estimates based solely on publicly available information, equally accessible to the public and not requiring a contract/license, is not Coordinating.
- Enforcement and remedies: The Attorney General may enforce under the Consumer Protection Act; injured individuals may also bring private civil actions for damages.
- Judicial and statutory framework: The bill creates a new chapter in Title 19 RCW (Consumer Protection Act framework) to address these practices.
- Effective date: 90 days after adjournment of the session in which the bill is passed.
Definitions (highlights)
- Coordinating/coordinate: The act described above.
- Dwelling unit, Landlord, Person, Service provider: Defined consistently with existing Washington housing and business terms.
Legislative History and Status
- Introduced: January 23, 2025.
- Notable actions:
- Referred to Housing (Jan 23) and later to Ways & Means (Feb 17) in the Senate, with a House substitute moving through the House Committee on Housing and the Appropriations process.
- The substitute bill (S-1480.1) was considered in February–March 2025, with a Third Reading in the House on March 12, 2025, and passage of the House majority/minority votes.
- As of April 27, 2025, the bill was returned by resolution to the Senate Rules Committee for third reading.
Impact and Stakeholders
- Affects: Service providers offering coordinating data services to landlords, and landlords who would otherwise procure such services.
- Potential effects: Aims to reduce algorithmic rent fixing and price-collusion risk, promote transparency, and provide legal remedies for affected tenants or homeowners. Supporters emphasize fairness and market integrity; opponents argue that pricing tools provide market research value and may overreach regulation.
Fiscal Note
- No appropriation requested; fiscal note prepared.
This summary reflects the substitute text and current legislative status as of the latest actions.
Compiled from official sources — confirm details with the bill’s official record.
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