Rental Property Rules in Spokane, WA: What Residents Actually Need to Know

If you live in Spokane or are thinking about moving there, rental property rules are one of those things you probably won't think about until they affect you directly. Spokane has 10 specific rules on the books covering different aspects of rental property rules, and some of them might surprise you.

Rent Control

Washington RCW 35.21.830 has historically preempted local rent control. In 2024, HB 2114 and related legislation adjusted the landscape. Spokane has no rent-control ordinance and relies on RCW 59.18 landlord-tenant rules. Rent increase notice is 60 days under state law.

Key details: Preemption: RCW 35.21.830 partially repealed. Rent Notice: 60 days RCW 59.18.140. Just Cause: RCW 59.18.650. Local: No Spokane rent cap. Protections: SMC 10.60 source-of-income.

Failure to give 60-day rent-increase notice voids the increase. Illegal eviction: tenant remedies under RCW 59.18 including treble damages.

If you are coming from a city with tighter rules, you will find Spokane gives residents more flexibility on rent control.

Just Cause Eviction

Spokane landlords must comply with Washington HB 1236 (2021), which requires just cause to terminate any residential tenancy. Sixteen enumerated reasons include nonpayment, lease violations, owner move-in, and substantial renovation, each with specific notice periods.

Key details: State Law: RCW 59.18.650 (HB 1236, 2021). Just Causes: 16 enumerated grounds. Owner Move-In Notice: 90 days written. Rehabilitation Notice: 120 days. Local Code: SMC Chapter 10.57.

Improper notice voids the eviction. Tenants can recover attorney fees, actual damages, and up to three months rent in wrongful eviction suits.

This is not one of those rules that cities tend to ignore. Spokane actively enforces its just cause eviction requirements.

No-Fault Evictions

WA HB 1236 (2021), codified at RCW 59.18.650, eliminated most no-fault month-to-month terminations statewide, requiring Spokane landlords to cite an enumerated just-cause reason to end any tenancy.

Key details: Statewide statute: RCW 59.18.650 (HB 1236). No-cause month-to-month: Eliminated. Notice for some causes: 60-90 days. Relocation assistance: Required for some.

Issuing a no-cause termination notice for a month-to-month Spokane tenancy violates RCW 59.18.650 and exposes the landlord to wrongful eviction defenses, attorney fees, and damages.

This is one of the stricter rules in Spokane's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Relocation Assistance

Under RCW 59.18.650, Spokane landlords ending tenancies for owner move-in, substantial rehabilitation, or rental-market withdrawal must provide tenants with relocation assistance equal to one month's rent.

Key details: Amount: One month's rent. Notice period: 90 days written. Triggering causes: Owner move-in, rehab, withdrawal. Payment timing: Before vacate.

Failing to pay one month's relocation assistance for qualifying just-cause terminations under RCW 59.18.650 can void the eviction notice and expose the landlord to damages and attorney fees.

Rental Registration

Spokane does not operate a citywide rental registration program, but all landlords must hold a Washington business license and a Spokane business registration. Rental units must comply with the Residential Landlord-Tenant Act and local housing code.

Key details: Citywide Registry: None required. Business License: Required SMC 8.01. State Law: RCW 59.18 RLTA. Housing Code: IPMC adopted SMC 17F.040. B&O Tax: WA DOR registration.

Operating without a business license is subject to $250 citation plus back taxes. Habitability violations can trigger condemnation and relocation assistance obligations.

Security Deposit Rules

Security deposits in Spokane rentals are governed by RCW 59.18.260 to 59.18.285, requiring written rental agreements, move-in checklists, and itemized deposit returns within 30 days of tenancy end.

Key details: State statute: RCW 59.18.260-.285. Return deadline: 30 days post-tenancy. Move-in checklist: Required if deposit charged. Trust account: Deposit must be held.

Failing to return a security deposit or provide an itemized deduction statement within 30 days of tenancy end can result in forfeiture of withholding rights and potential treble damages under RCW 59.18.

Pass-Through Charges

Because WA RCW 35.21.830 preempts rent control, Spokane landlords may pass through utility costs, common-area fees, and other charges under written lease terms, subject to RCW 59.18 disclosure rules.

Key details: Rent control: Preempted by RCW 35.21.830. Disclosure: Required in lease. Increase notice: 60 days month-to-month. Sub-metering: Methodology must disclose.

Charging undisclosed pass-through fees not in the lease or raising them without 60 days' written notice for month-to-month tenancies violates RCW 59.18.140 and may be unenforceable.

Source-of-Income Discrimination

WA RCW 59.18.255 prohibits Spokane landlords from refusing to rent to applicants based on source of income, including Section 8 vouchers, Social Security, veterans benefits, and other lawful subsidies.

Key details: Statute: RCW 59.18.255. Protected sources: Vouchers, SSI, SSDI, veterans. Income test: Tenant share only. Enforcement: WA Human Rights Commission.

Posting 'no vouchers' ads, refusing to consider Section 8 applicants, or applying voucher-recipients to higher income standards violates RCW 59.18.255 and exposes landlords to civil penalties.

This is not one of those rules that cities tend to ignore. Spokane actively enforces its source-of-income discrimination requirements.

Section 8 Voucher Acceptance

Spokane Housing Authority administers Section 8 Housing Choice Vouchers, and under RCW 59.18.255 landlords cannot refuse a qualified voucher holder solely because the tenant uses HCV subsidy.

Key details: Administrator: Spokane Housing Authority. Statute: RCW 59.18.255. Inspection: HQS required. Contract: HAP with housing authority.

Refusing to consider Section 8 voucher applicants, or telling them 'we don't take Section 8,' violates RCW 59.18.255 and exposes landlords to civil penalties and damages.

Compared to other cities, Spokane takes a harder line on section 8 voucher acceptance. The enforcement and penalty structure reflects that.

Tenant Anti-Harassment

Spokane tenants are protected from landlord harassment, retaliation, and self-help eviction under RCW 59.18.240 (anti-retaliation) and RCW 59.18.290 (against utility shutoffs and lockouts), with damages available for violations.

Key details: Anti-retaliation: RCW 59.18.240. Anti-lockout: RCW 59.18.290. Penalty per violation: Up to $500. Eviction process: Court-ordered only.

Self-help evictions (lockouts, utility shutoffs, belonging removal) under RCW 59.18.290 expose landlords to actual damages, statutory penalties up to $500 per violation, and attorney fees.

The Bottom Line

Spokane is tougher than many cities when it comes to rental property rules. Out of the 10 rules covered here, 4 are rated strict. If you are a homeowner, renter, or business owner in Spokane, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

Keep in mind that Spokane can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.