Can a Landlord Ban a Portable AC in Washington? (2026 Law)

Pacific Northwest summers are not what they used to be. Vancouver and the wider Portland metro now see multi-day stretches in the 90s and triple-digit heat events that were once rare, and tenants increasingly want to cool their homes however they can. In response, the Washington Legislature passed Engrossed Substitute Senate Bill 6200 (ESSB 6200), which took effect June 11, 2026 and changed the rules for every rental owner in the state. If your lease or house rules still say "no window air conditioners," that clause is now largely unenforceable.

This guide breaks down exactly what the new law requires, what you as a Vancouver, WA landlord can still control, and the practical steps to take before the next heat wave. It pairs naturally with our guide to preparing your rental for wildfire smoke and summer air quality — the two summer issues Clark County owners now plan for every year.

What ESSB 6200 Actually Says

ESSB 6200 was signed by Governor Ferguson in March 2026 (Chapter 184, Laws of 2026) and added a new section to Washington's Residential Landlord-Tenant Act (chapter 59.18 RCW), with a parallel change to the Manufactured/Mobile Home Landlord-Tenant Act (RCW 59.20.070). The core rule is simple: a landlord generally may not prohibit or restrict a tenant from installing a portable cooling device of the tenant's choosing.

Just as important, the law says any restriction you are allowed to impose must be disclosed in writing — you cannot enforce an unwritten, after-the-fact "house rule" — and you cannot charge a fee for the use, inspection, or installation of the tenant's device. A tenant does have to give you at least two days' (48 hours') notice before installing a window-mounted unit; no advance notice is required for a floor-standing unit.

What Counts as a "Portable Cooling Device"?

The statute defines a portable cooling device as an air conditioner, portable heat pump, or evaporative (swamp) cooler — including both window-mounted units and floor-standing models. Ordinary electric fans are not specifically named in the definition, but there was never much basis for banning a fan to begin with. The practical takeaway: the classic window AC and the increasingly popular portable floor AC are both squarely protected.

What You Can Still Restrict

The law is not a free-for-all. It preserves an owner's right to protect the building and everyone in it. You may restrict — or prohibit — a device where installation would:

• Violate state or local building codes, or any state or federal law;
• Violate the device's manufacturer safety guidelines;
• Cause unreasonable damage to the unit or make it uninhabitable;
• Exceed the electrical capacity of the unit, building, or circuit.

For window units specifically, you have additional grounds to say no when:

• The window is a required emergency egress and the unit would block it;
• The unit would prevent locking a window that's accessible from outside;
• Installation needs excessive brackets or hardware that would damage the structure or void a warranty;
• The unit cannot be secured against falling out;
• Your insurance policy expressly prohibits window units — in which case you must give the tenant written evidence of that restriction.

You may also require adequate drainage to prevent water damage, require reasonable servicing or inspection (with the same 48-hour notice that applies to any lawful entry — see our summary of Washington's notice requirements), and bill the tenant for any actual damage the device causes. Charging for genuine damage at move-out is still fair game; just be sure you know the line between damage and normal wear and tear under Washington law.

The Heat-Pump Exception

There is one clean carve-out. If the dwelling already has a permanently installed, fully operational heat pump that is capable of cooling, the core protection does not apply, and you may prohibit or restrict additional portable devices. In other words, if you've already solved the cooling problem for your tenant, you're not also required to allow a window unit on top of it. For owners weighing an upgrade, a mini-split heat pump is one of the energy-efficient upgrades tenants genuinely value — and it takes you out of the portable-AC question entirely.

No Fees — and You're Shielded From Liability

Two provisions work in landlords' favor here. First, ESSB 6200 gives owners a liability shield: you are immune from claims for damages, injury, or death caused by a tenant-installed portable cooling device, and you are not responsible for electrical-service interruptions the device causes. Second, while you can't charge installation or inspection fees, you can charge rent if you supply a device yourself, and you retain the right to deduct for real, documented damage.

The one thing you should not do is keep charging or threatening under an old lease clause. A ban on a now-protected device is unenforceable, and enforcing unwritten restrictions is exactly what the statute prohibits.

You Still Don't Have to Provide AC

It's worth stating plainly, because it's the most common landlord misconception this summer: the new law does not require you to install or provide air conditioning. Washington's habitability standard (RCW 59.18.060) requires landlords to supply adequate heat, water, and hot water — but there is no statewide duty to provide cooling and no maximum indoor temperature you must maintain. What changed is only this: you can no longer stand in the way of a tenant who wants to cool the home at their own expense. (One related habitability rule to know: you cannot shut off a tenant's electric or water service during a National Weather Service heat alert.) For the full picture of what you must provide, see our overview of Washington habitability laws.

What Vancouver Landlords Should Do Now

A few practical moves will keep you compliant and protect your property at the same time:

• Scrub old lease language. Remove or rewrite any blanket "no air conditioner / no window unit" clause. Replace it with the written, safety-based restrictions the law actually allows.
• Create a simple written policy. Spell out the 48-hour notice for window units, your drainage and secure-mounting requirements, and any code or egress limits specific to the property.
• Check the electrical. Older Vancouver homes and multiplexes can have circuits that a window unit will trip. Knowing your capacity ahead of time turns a conflict into a quick, factual conversation.
• Decide if a heat pump makes sense. If you'd rather control the equipment, a permanent heat pump removes the issue and adds value.
• Document everything. Keep your written policy, any insurance-based restriction, and move-in condition records on file.

The clause "no window air conditioners" is effectively dead in Washington. The owners who adapt — clear written rules, safe installation standards, and a plan for hot weeks — keep both their properties and their tenants protected.

Frequently Asked Questions

Can a Washington landlord ban a tenant from putting in a window AC unit?

Not as a blanket rule. Since June 11, 2026, ESSB 6200 bars landlords from prohibiting a tenant's portable cooling device, including a window AC, portable heat pump, or evaporative cooler. You can still restrict a window unit for specific safety reasons — blocked emergency egress, a window that can no longer be locked, damaging hardware, a unit that can't be secured against falling, or an insurance policy that prohibits window units with written proof.

Do I have to provide air conditioning to my tenants in Washington?

No. RCW 59.18.060 requires landlords to provide adequate heating facilities, but there is no duty to provide cooling or air conditioning. The 2026 law only protects a tenant's right to install their own cooling device; it does not require you to supply one.

Can I charge a fee if a tenant installs a portable AC?

No. The law prohibits charging any fee for the use, inspection, or installation of a tenant's portable cooling device. You may charge rent only if you supply the device yourself, and you can still bill the tenant for any actual damage the device causes.

My rental already has a heat pump — can I still say no to a window unit?

Yes. If the dwelling already has a permanently installed, fully operational heat pump capable of cooling, the core protection does not apply and you may restrict additional portable devices. You may also refuse any device that would violate building codes, exceed the unit's electrical capacity, or ignore the manufacturer's safety guidelines.

Am I liable if a tenant's window AC falls and injures someone?

No. ESSB 6200 makes landlords immune from liability for damages, injury, or death caused by a tenant-installed portable cooling device, and you're not responsible for electrical interruptions it causes. You may still require that window units be secured properly and that tenants give at least two days' notice before installing one.

This article is general information for Washington rental owners, not legal advice. Rental laws change often and details can turn on your specific situation — confirm current requirements with the statute or a qualified attorney before acting.

Written by Avenir Gedarevich, Washington State Designated Broker (License #25011405) at VPMG Property Management in Vancouver, WA.