Key 2026 Legislative Races to Watch for Housing Providers

Washington’s 2026 legislative elections are beginning to take shape, and several races could have significant implications for housing policy, taxation, land use, permitting, and the broader business climate facing multifamily housing providers across the state. 

With all 98 House seats and 24 Senate seats on the ballot, the coming election cycle will influence the makeup of the Legislature during a period when lawmakers continue debating issues such as rent regulation implementation, housing production, taxation, environmental review, local planning requirements, and development costs.

The stakes are particularly high this cycle because Democrats are already within striking distance of expanded legislative control. Democrats currently hold a 59-39 majority in the House and a 30-19 majority in the Senate. If they gain one additional seat in each chamber, they would not only strengthen their existing supermajorities, but also reach the threshold required to pass constitutional amendments out of the Legislature without any Republican votes — often referred to in Olympia as a “constitutional majority.” Constitutional amendments proposed by the Legislature must still be approved by voters statewide before taking effect.

Several races stand out either because they involve open seats, competitive districts, or ideological divisions within the Democratic caucus that could shape future housing policy conversations.

5th Legislative District (East King County)

The 5th District remains one of the more closely watched suburban districts in the state. The district includes parts of Issaquah, Black Diamond, Covington, and Snoqualmie and has been viewed by Republicans as a possible pickup opportunity, though Democrats currently hold all three legislative seats. 

Incumbent Rep. Zach Hall, a Democrat appointed to the seat last year, is running for election after serving on the Issaquah City Council and the Eastside Fire and Rescue Board. Hall supported this year’s new tax on high-income earners. 

Republican Michelle Bennett, Mercer Island’s police chief with a long law enforcement background, is emphasizing opposition to an income tax as a core issue. 

The race also includes progressive Democrat Aimee Warmerdam, who is advocating for policies including universal healthcare, a $26 minimum wage, a 32-hour workweek, and additional payroll taxes on large employers. 

For housing providers, the 5th District race may provide an early indicator of suburban voter attitudes toward taxation and affordability policy heading into future legislative sessions.

26th Legislative District (Gig Harbor / Kitsap / Pierce)

The 26th District continues to be one of Washington’s true swing districts and is likely to remain a major battleground. 

Sen. Deb Krishnadasan, appointed after former Sen. Emily Randall was elected to Congress, is running to retain the seat after winning a special election in 2025. She faces Republican Gary Parker, a local business owner and philanthropist. 

The open House seat created by Rep. Michelle Valdez’s retirement has drawn a crowded field. Democratic candidates include Renee Hernandez Greenfield and Tedd Wetherbee, while Republican Katy Cornell and independent Randy Phillips are also running. 

Another closely watched race in the district involves Rep. Adison Richards, an attorney with housing law experience and one of the few Democrats who voted against the new income tax legislation this year. Richards faces a Democratic primary challenger, Natalie Bornfleth, as well as Republican David Olson. 

Because the 26th often reflects broader statewide political trends, outcomes here could influence how aggressively lawmakers pursue future tax proposals, housing mandates, and regulatory changes.

29th Legislative District (Tacoma / Spanaway)

The retirement of longtime Sen. Steve Conway has triggered a major reshuffling in the 29th District. 

Rep. Sharlett Mena is seeking Conway’s Senate seat, opening a House race that has attracted six candidates, including several Democratic policy and local government leaders. 

Meanwhile, Rep. Melanie Morgan faces a Democratic primary challenge from Krista Perez while also preparing for a rematch against Republican Brett Johnson. Morgan currently serves as vice chair of the House Agriculture and Natural Resources Committee and has prior experience in housing-related roles. 

The district remains safely Democratic, but the internal divisions and turnover could influence caucus priorities and committee leadership moving forward.

32nd Legislative District (North King / South Snohomish)

The 32nd District is seeing several notable intra-party contests among Democrats. 

Rep. Cindy Ryu is challenging Sen. Jesse Salomon for his Senate seat, creating an open House race with a large Democratic field that includes local elected officials, attorneys, and environmental advocates. 

This district is important because many of its lawmakers have historically been heavily involved in housing, land use, tenant policy, and environmental legislation. Changes in representation here could shape future leadership on housing-related committees.

42nd Legislative District (Whatcom County)

The open Senate seat in the 42nd District presents one of the few realistic opportunities for Republicans to flip a legislative chamber seat. 

The race features Democrat Michael Shepard, who has support from outgoing Sen. Sharon Shewmake and Senate Majority Leader Jamie Pedersen, against Republican Erika Creydt. 

Additional candidates include Democrat Eamonn Collins and independent Ryan Bowman. 

Because Senate margins remain relatively narrow, even a single seat change could affect committee dynamics and negotiations around major policy packages.

Broader Trends to Watch

Several broader themes are emerging early in the 2026 cycle:

• Multiple retirements are creating open seats and leadership transitions across the Legislature. 
• Democratic primaries increasingly reflect ideological divides between moderates and progressive candidates. 
• Tax policy — particularly following this year’s income tax debate — is already becoming a central campaign issue in several districts. 
• Swing suburban districts continue to be critical battlegrounds for both parties. 

For the multifamily housing industry, these elections will help determine the legislative environment heading into 2027 and beyond, particularly as policymakers continue debating affordability, housing supply, development regulation, infrastructure investment, and the long-term impacts of recently enacted housing policies.

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