The bill adds a new section to chapter 18.86 RCW and amends several existing sections. It prohibits a broker from marketing the sale or lease of residential real estate to a limited or exclusive group of prospective buyers, tenants, or brokers unless the property is concurrently marketed to the general public and all other brokers, with a narrow exception where limiting marketing is reasonably necessary to protect the health or safety of the owner or occupant. It amends RCW 18.86.031 to make a violation of RCW 18.86.030 or the new section a violation of RCW 18.85.361, and it amends RCW 18.86.120 to prescribe formatting and content requirements for the required pamphlet (Real Estate Brokerage in Washington) and inserts the pamphlet text into statute. The pamphlet text includes a statement that sellers’ brokers must market to all members of the public and all other brokers (subject to the health or safety exception) and defines terms such as “agent,” “principal,” and “short sale.” The bill also specifies items that must be included in written services agreements, rules for agency termination, compensation disclosure requirements, and a short sale disclosure to sellers about possible remaining debt or closing costs. The bill amends RCW 49.60.222 to enumerate specific discriminatory acts in real estate transactions that constitute unfair practices. Examples included in the amendments are using statements, advertisements, forms, records, or inquiries that indicate an intent to limit or discriminate; taking or retaining listings with an understanding that a person may be discriminated against; expelling a person from occupancy; discriminating in negotiating, executing, or financing a real estate transaction or related services such as title insurance, mortgage insurance, or loan guarantees; and attempting such acts. It explicitly declares it an unfair practice for a real estate licensee to market residential real estate to a limited or exclusive group unless concurrently marketed to the general public and all other licensees, except as reasonably necessary to protect health or safety. The amendments address disability-related obligations (reasonable modifications and accommodations, and construction/design conformance with federal accessibility requirements) and preserve several specified exceptions, including certain student housing arrangements, transient guest accommodations, federally defined housing for older persons, and certain owner-occupied sharing or subletting situations. Affected parties named in the bill include real estate firms and licensees (designated brokers, managing brokers, branch managers), sellers, buyers, landlords, tenants, owners, and occupants, the Washington State Department of Licensing, and persons in the protected classes listed in the amendments to RCW 49.60.222. The extracted text is incomplete in places: the full text of RCW 18.86.030 is not provided, the amendment to RCW 49.60.222 ends mid-sentence in the provided materials, and details about enforcement procedures, penalties beyond designation as violations of RCW 18.85.361, operative dates, and certain definitions (for example, “covered multifamily dwellings”) are not included.

If enacted, brokers and real estate firms will no longer be able to market a home only to a limited or exclusive group of buyers or other brokers; listings must be offered to the general public and all brokers at the same time unless limiting marketing is reasonably necessary to protect the health or safety of an owner or occupant. Firms will need to give a statutorily prescribed pamphlet in a legible format to every party they represent or any unrepresented party, use written services agreements that include specific terms (duration, appointed brokers, exclusivity, compensation, consent to limited dual agency, and short sale disclosures), and train staff to avoid the new prohibited marketing practices; failure to comply can be pursued as a licensing violation enforced by the Department of Licensing, creating modest administrative costs, some training and form-update expenses, and the risk of disciplinary action for brokers or firms who continue exclusive marketing. The bill also tightens fair housing protections by identifying specific discriminatory acts (including advertising or listings that indicate an intent to discriminate and discrimination in financing or related services) and by clarifying duties around reasonable modifications and accommodations for people with disabilities, while preserving federal exemptions for housing for older persons, owner-occupied shared housing, and certain student housing distinctions. Missing from the provided text are the exact enforcement procedures, penalties, effective date, and a definition for “covered multifamily dwellings,” so some implementation details and timing remain uncertain.