If you are buying a rental or Airbnb investment property in Bothell, Kirkland, or Woodinville in 2026, which local and Washington rules could affect how you are allowed to rent the property?
The answer depends heavily on the property and city. Kirkland imposes significant primary-residence requirements on short-term rentals of single-family homes, Woodinville prohibits renting an accessory dwelling unit for fewer than 30 consecutive nights, and I found no dedicated Bothell short-term-rental ordinance in the current city materials reviewed for this article. However, Washington state short-term-rental laws, business licensing, taxes, insurance requirements, zoning, and HOA or condominium governing documents can still affect an investment in any of these communities.
If you are evaluating an investment property on the Eastside, the most important takeaway is simple:
Do not evaluate the property only by purchase price, projected rent, or an Airbnb revenue estimate. Verify what you can legally do with that specific address before you make your investment decision.
Why Rental Strategy Matters Before You Make an Offer
A house can look excellent on paper and still be poorly suited to your intended rental strategy.
Imagine finding a Kirkland property with enough bedrooms, parking, and location appeal to look promising as a short-term rental. If your financial model assumes you can purchase it as a non-owner-occupied whole-home Airbnb and rent it throughout the year, Kirkland’s regulations could fundamentally change that plan.
Or perhaps you find a Woodinville home with a detached ADU and assume you can operate the ADU as a weekend vacation rental. Woodinville’s current ADU regulations specifically prohibit renting an ADU for fewer than 30 consecutive nights.
Bothell creates a different due-diligence question. I did not find a dedicated citywide short-term-rental ordinance in Bothell’s current published city materials during research for this article. A 2025 municipal comparison prepared as part of Redmond’s short-term-rental code work similarly stated that Bothell did not license short- or long-term rentals as a distinct rental category. Bothell does, however, participate in Washington’s Business Licensing Service and requires applicable businesses to obtain a City of Bothell endorsement.
That is why I encourage investors to separate three questions:
- Does the city allow my intended rental use at this specific property?
- Do the property’s CC&Rs, condominium declaration, HOA rules, or other governing documents restrict that use?
- Does the investment still work financially under Washington’s current landlord, tax, insurance, and licensing rules?
You want answers to all three before your investment strategy depends on rental income.
Bothell vs. Kirkland vs. Woodinville: 2026 Rental Rule Comparison
| Market
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Key 2026 Consideration
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| Kirkland
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Single-family STRs are subject to substantial primary-residence requirements. An owner or authorized agent generally must occupy the property as a primary residence continuously or at least 245 days per year. If occupancy is at least 245 days but not continuous, STR activity is limited to 120 days per year and a qualifying local property manager is required during absences.
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| Bothell
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I found no dedicated citywide STR ordinance in the current city materials reviewed, but applicable state law, zoning and general business licensing still matter. Property-specific restrictions must also be checked.
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| Woodinville
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Current Woodinville ADU rules prohibit an ADU from being rented for fewer than 30 consecutive nights. Do not assume that rule alone answers whether another type of dwelling at a particular Woodinville property qualifies for your intended STR use.
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| Washington State
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STR operators may face tax, safety and insurance requirements under Chapter 64.37 RCW. Long-term residential rentals are also affected by Washington’s rent-stabilization law.
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| HOA / Condo
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Governing documents and association rules can create additional rental restrictions even where municipal rules otherwise permit your intended use.
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The details behind those differences matter.
Kirkland Airbnb Rules: Primary Residence Is the Big Issue
For investors considering a Kirkland rental property, the city’s short-term rental regulations should be reviewed early.
The City of Kirkland’s short-term rental guidance states that the property owner or an authorized agent must occupy a single-family property as a primary residence at least 245 days per year to enter into short-term rentals there.
There are two important scenarios.
If the owner or authorized agent continuously lives at the property as a primary residence, Kirkland says the city does not impose an annual limit on the number of short-term rental days, although no more than two short-term rentals may operate at the home simultaneously.
If the owner or authorized agent occupies the property as a primary residence for at least 245 days per year but not continuously, short-term rentals are limited to a maximum of 120 days per year. When the owner or authorized agent is absent, the city requires an identified property manager located within 15 miles of the residence.
That distinction is extremely important for investors.
What This Means for a Kirkland Investor
A traditional investor buying a single-family Kirkland home solely to operate it as an absentee, year-round Airbnb should not assume the strategy fits Kirkland’s rules.
A homeowner who intends to make the property a genuine primary residence and occasionally rent it, however, presents a different situation.
Kirkland also requires applicable Washington State and City of Kirkland business licenses. The city’s declaration materials additionally address lodging excise taxes for short-term rentals.
Condos require another layer of analysis. Kirkland explicitly tells condominium owners to first determine whether their homeowners association allows short-term rentals. The city’s single-family STR requirements generally do not operate the same way in multifamily settings, making the condominium documents especially important.
For an investor, that means the question is not simply:
“Does Kirkland allow Airbnb?”
It is:
“Does Kirkland allow my intended rental model for this property type, under these governing documents, with my intended occupancy pattern?”
Those are very different questions.
Bothell Airbnb Rules: Fewer City-Specific STR Rules Does Not Mean No Rules
Bothell is potentially attractive to investors precisely because its regulatory structure differs from Kirkland’s.
As of this 2026 review, I did not find a dedicated Bothell ordinance specifically establishing a citywide short-term-rental licensing and owner-occupancy framework comparable to Kirkland’s.
Bothell’s own business information confirms that the city participates in Washington’s Business Licensing Service. Applicable businesses obtain the City of Bothell endorsement through the Washington Department of Revenue.
The city’s comprehensive-planning materials are also worth watching. During Bothell’s comprehensive-plan work, the city included policy language supporting strategies and regulations where needed to address potential impacts from short-term rentals. A comprehensive-plan policy is not itself the same thing as a dedicated STR operating ordinance, but it is one reason investors should verify the rules again when purchasing rather than relying indefinitely on an older article or social-media post.
Why Property-Level Due Diligence Still Matters in Bothell
“No dedicated STR ordinance found” should never be interpreted as “anything goes.”
You still need to investigate the property’s zoning and lawful use, business-license requirements, Washington state STR law, taxes, insurance, HOA or condominium restrictions, and any rules adopted after the date of your research.
Bothell adopted substantial zoning updates effective in 2025, and the city specifically directs property owners to its current zoning resources and Permit Center for property-specific questions.
For an investor, Bothell may therefore offer a different regulatory starting point than Kirkland, but the individual address still controls the analysis.
Woodinville Short-Term Rentals: Pay Special Attention to ADUs
Woodinville presents another distinct scenario.
Current Woodinville ADU regulations provide that:
Accessory dwelling units are prohibited from being rented for periods of fewer than 30 consecutive nights.
The provision references Washington’s definition of a short-term rental and appears in Woodinville’s updated middle-housing and ADU regulations.
Woodinville Planning Commission materials also document discussion of the prohibition on using ADUs for short-term rentals during the city’s housing-code update process.
Why That Matters for Investors
Suppose you find a Woodinville property containing a main residence and detached cottage.
You may immediately see two potential income streams.
But before assigning nightly rental income to that cottage, you need to establish whether it is legally an ADU and, if so, recognize that Woodinville’s current rule prohibits renting that ADU for fewer than 30 consecutive nights.
That does not automatically answer every short-term-rental question for every Woodinville dwelling type.
The correct next step is to verify the classification, zoning, permits and proposed use for the specific property rather than extrapolating the ADU restriction to every house in Woodinville.
That property-level distinction is exactly why I prefer reviewing the investment strategy before an offer becomes difficult to unwind.
Washington State Airbnb Rules Apply in All Three Cities
Local regulations are only one part of your due diligence.
Washington has statewide requirements governing short-term rentals under Chapter 64.37 RCW.
Under state law, a short-term rental generally involves providing a dwelling unit or portion of one for fewer than 30 consecutive nights, subject to statutory definitions and exclusions.
$1 Million Liability Insurance Requirement
Washington law requires a short-term-rental operator to maintain at least $1 million in primary liability insurance covering the STR dwelling unit, or conduct each STR transaction through a platform providing equal or greater primary liability coverage.
That is something to verify with both your insurance professional and any platform you plan to use.
A standard homeowner policy should not simply be assumed to cover commercial short-term-rental activity.
Safety and Posted Information
Washington’s STR consumer-safety statute requires operators to provide guest contact information and comply with applicable carbon-monoxide-alarm requirements.
Operators must also conspicuously post specified information inside the rental, including the property’s street address, emergency contact information, fire exits and escape routes, maximum occupancy, and operator/designated-contact information.
Taxes
Under RCW 64.37.020, STR operators must remit applicable local, state, and federal taxes unless the platform remits applicable taxes on the operator’s behalf.
The Washington Department of Revenue says owners renting homes, rooms, condominiums, and similar accommodations for fewer than 30 days may need to register with the department. Short-term lodging is generally subject to retail sales tax as well as applicable lodging and other taxes.
Washington Business Licensing
The Washington Department of Revenue’s Business Licensing Service issues Unified Business Identifier numbers, commonly called UBI numbers, through the Business License Application.
Depending on your activity and location, city endorsements can also be part of that process.
That means an Airbnb listing going live is not the beginning of your compliance process. Licensing, tax, insurance, and local-use questions should be addressed first.
What If Your Airbnb Strategy Doesn’t Work? Understand the Long-Term Rental Rules Too
A strong investment analysis should include a backup plan.
If STR rules change, demand softens, your HOA restricts short-term rentals, or you simply decide that nightly management is not worth the effort, could the property work as a conventional long-term rental?
In 2026, Washington investors also need to understand the state’s residential rent-stabilization law.
For covered residential tenancies, RCW 59.18.700 generally prohibits a rent increase during the first 12 months of a tenancy. After that, increases during 12 months are generally limited to the lesser of 10% or 7% plus the applicable CPI calculation, unless a statutory exemption applies.
For January 1 through December 31, 2026, the Washington Attorney General states that the maximum annual increase for covered residential tenancies is 9.683%.
Washington law also generally requires at least 90 days’ written notice before a residential rent increase, subject to specified exceptions.
There are exemptions.
One particularly relevant exemption for real-estate investors applies to a tenancy in a dwelling unit whose first certificate of occupancy was issued 12 or fewer years before the date of the rent-increase notice.
The details matter, especially for newly constructed investment properties.
For the investor, the practical point is that your long-term rental projections should not automatically assume unlimited annual rent increases.
Run the numbers using the law that actually applies to the property.
Your HOA or Condo Documents Can Change the Entire Investment
This is one of the most overlooked issues I see when people evaluate an investment property.
A city’s rules can permit a use while the property’s recorded declaration or association rules create additional restrictions.
Washington’s common-interest-community law recognizes the importance of rental restrictions in governing documents. For example, resale certificates must disclose restrictions affecting a purchaser’s right to use or occupy a unit, including restrictions on leasing or other rentals.
Washington law also addresses association authority over leasing rules. Under RCW 64.90.510, an association may adopt certain rules affecting residential units, including rules implementing declaration provisions and, in specified circumstances, leasing restrictions designed to meet institutional-lender underwriting requirements.
The precise authority and enforceability of a restriction can depend on the community, its governing documents and the statutes applicable to it.
So I would never purchase an HOA or condominium property for an Airbnb strategy based solely on the statement:
“Airbnb is legal in this city.”
The city’s position is only one part of the analysis.
Before relying on rental income, review the declaration, CC&Rs, bylaws, rules and regulations, amendments, resale certificate and any provisions addressing leasing, minimum lease periods, short-term occupancy, business activity or rental caps.
For legal interpretation of those documents, consult a qualified Washington real-estate attorney.
The Investment Question Is Bigger Than “Which City Is Best?”
Bothell, Kirkland, and Woodinville can each present very different investment scenarios.
A property in Kirkland may fit an owner-occupant who wants occasional short-term rental income but not fit an investor expecting a year-round absentee single-family Airbnb.
A Bothell property may warrant further investigation because I found no comparable dedicated STR ordinance during this review, but that does not eliminate zoning, business licensing, Washington law, or private restrictions.
A Woodinville home with an ADU may have attractive long-term rental potential while being incompatible with a plan to operate that ADU as a nightly vacation rental.
The right analysis therefore starts with the property, not just the city.
How I Help Eastside Investment Buyers Evaluate the Property Before They Commit
Work With Marie-Noelle Metseye on Your Eastside Investment Search
When I work with buyers considering an investment property in Bothell, Kirkland, Woodinville or elsewhere on the Eastside, my role goes beyond finding a house that appears to generate attractive rent.
I help you identify the questions that need answers before the property’s projected income becomes part of your purchasing decision.
That means looking closely at the property’s intended use, location, available association documents, rental restrictions, and the local rules that can materially affect your strategy.
For a property with an HOA or condominium association, that means paying particular attention to the documents affecting rental use. For an Airbnb strategy, it means identifying city-specific requirements rather than assuming rules are identical from one Eastside community to another. For a long-term rental, it means understanding that Washington’s landlord regulations have changed and that your projections need to account for the current environment.
My goal is not to replace your attorney, CPA, insurance professional, or property manager. Each has a specific role.
My role as your real-estate advisor is to help you recognize these issues while you are evaluating the purchase, so they can inform your negotiations, contingencies, property selection, and overall investment strategy.
That distinction matters.
Finding out that an HOA prohibits your intended rental model after closing is very different from discovering that restriction while you still have the opportunity to evaluate the property appropriately.
For investors, good due diligence is part of buying strategically.
Frequently Asked Questions
Can I buy a house in Kirkland and run it as a full-time Airbnb without living there?
For a single-family residence, do not assume you can. Kirkland requires the property owner or an authorized agent to occupy the property as a primary residence at least 245 days per year for short-term rental activity. If the property is occupied as a primary residence at least 245 days but not continuously, STR use is limited to 120 days per year, with a qualifying manager required during applicable absences.
Does Bothell allow Airbnb in 2026?
I found no dedicated citywide Bothell STR ordinance comparable to Kirkland’s during this October 2026 review. That is not the same as unconditional permission. Verify the specific property’s zoning and lawful use, current city requirements, applicable business licensing, Washington state STR requirements, and HOA or condominium documents before purchasing.
Can I Airbnb an ADU in Woodinville?
Woodinville’s current ADU regulation prohibits accessory dwelling units from being rented for fewer than 30 consecutive nights.
Does Washington require insurance for an Airbnb?
Yes. RCW 64.37.050 requires at least $1 million in primary liability insurance covering the STR dwelling unit or use of a platform that provides equal or greater primary liability coverage for each transaction.
Do I have to pay taxes on Washington Airbnb income?
Short-term-rental operators are responsible for applicable taxes unless a platform collects and remits them on the operator’s behalf. Washington DOR says short-term personal-home rentals are generally subject to retail sales tax and applicable lodging taxes, among other potential tax obligations.
Can an HOA stop me from operating an Airbnb?
Association governing documents and applicable association rules can impose rental restrictions, so you should never assume municipal permission alone settles the question. Review the actual declaration, CC&Rs, amendments, bylaws, rules and resale certificate for the property. Washington’s common-interest-community statutes specifically contemplate disclosure of restrictions on leasing or rental use.
What is Washington’s rent increase cap for 2026?
For covered residential tenancies, the maximum annual increase for calendar year 2026 is 9.683%, according to the Washington Attorney General. Certain properties and tenancies are exempt, including qualifying newer construction.
Can a landlord raise rent during a tenant’s first year?
For residential tenancies covered by RCW 59.18.700, generally no. The statute prohibits an increase during the first 12 months after the tenancy begins, subject to applicable statutory exemptions.
How much notice is required for a rent increase in Washington?
The general rule for covered residential tenancies is at least 90 days’ prior written notice, with specific exceptions provided by statute.
Final Takeaway: Verify the Rental Strategy Before You Buy
Buying a Bothell investment property, Kirkland rental property, or Woodinville investment property in 2026 requires more than comparing projected rents.
The regulations can change significantly across neighboring cities.
Kirkland has meaningful primary-residence requirements for single-family short-term rentals.
Woodinville prohibits short-term rental use of ADUs for stays shorter than 30 consecutive nights.
Bothell does not currently appear to have a dedicated STR ordinance comparable to Kirkland’s, based on the city and municipal materials reviewed for this article, but state law, licensing, zoning, and private restrictions still apply.
Washington then adds another layer of requirements covering short-term rental taxes, safety and liability insurance, while long-term landlords need to account for the state’s current rent-stabilization framework.
And finally, the CC&Rs or condominium documents attached to one particular property can materially affect the investment strategy regardless of what another property down the street can do.
That is why the best time to investigate rental restrictions is before you make the investment dependent on rental income.
Before You Make an Offer, Let’s Review the Property
If you are considering an investment property in Bothell, Kirkland, Woodinville or elsewhere on the Eastside, schedule a consultation with me before you make an offer.
I’ll help you review the available CC&Rs and association documents, identify the applicable city rules and build the right property-specific questions into your due diligence.
For questions requiring legal, tax or insurance interpretation, I can also help you identify where specialist advice should become part of your process.
Contact Marie-Noelle Metseye, Luxury Realtor
📞 425-439-9299
Schedule your investment-property consultation before you make an offer.
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Sources & Further Reading
This article was researched and updated for October 2026. Regulations can change, and property-specific zoning, permits and private governing documents should always be verified during due diligence.
City of Kirkland — Short-Term Rentals in Kirkland: Primary-residence requirements, 245-day occupancy requirement, 120-day limitation in applicable circumstances, manager requirement and licensing information.
Kirkland Short-Term Rental Rules
City of Bothell — Business Licenses: Bothell’s participation in Washington’s Business Licensing Service and City of Bothell endorsement process.
Bothell Business Licensing Information
City of Bothell — Permit Center: Current zoning and property-specific permitting resources.
Bothell Permit Center and Zoning Resources
City of Woodinville — 2025/2026 ADU Code Materials: Current provision prohibiting Woodinville ADUs from being rented for fewer than 30 consecutive nights.
Washington State Legislature — Chapter 64.37 RCW: State short-term rental definitions, tax obligations, consumer-safety rules, and insurance requirements.
Washington Short-Term Rental Law — Chapter 64.37 RCW
Washington State Legislature — RCW 64.37.050: $1 million STR primary liability insurance requirement or equivalent qualifying platform coverage.
RCW 64.37.050 — Short-Term Rental Liability Insurance
Washington Department of Revenue — Personal Home Rentals: Tax and registration information for short-term lodging operators.
Washington DOR Personal Home Rental Guide
Washington Department of Revenue — Business Licensing: State business licensing and UBI information.
Washington Business Licensing FAQs
Washington Attorney General — Landlord-Tenant Information: Current Washington rent-stabilization information, including the 9.683% maximum annual increase for covered residential tenancies during 2026.
Washington Attorney General Landlord-Tenant Resources
Washington State Legislature — RCW 59.18.700: Residential rent-increase limitations and first-12-month restriction.
Washington State Legislature — RCW 59.18.710: Statutory exemptions, including the exemption applicable to qualifying dwelling units whose first certificate of occupancy was issued 12 or fewer years before the rent-increase notice.
RCW 59.18.710 — Rent Increase Exemptions
Washington State Legislature — RCW 64.90.510 and RCW 64.90.640: Common-interest-community provisions relevant to association rules and disclosure of rental restrictions.
