Spokane Landlord Laws Post HB 1217, the 2026 Quick Guide

Spokane operates under Washington state landlord-tenant law (RCW 59.18, the RLTA) post HB 1217 (effective 2025). HB 1217 introduced a statewide rent cap, 90-day rent increase notice, and late-fee cap. This is the Spokane-specific quick reference for 2026.

## Washington baseline (HB 1217)

• Rent cap: lesser of 7% + CPI or 10% per 12-month period (RCW 59.18.700 series).
• First-year freeze: no rent increase in the first 12 months of tenancy.
• Rent increase notice: 90 days advance written notice (RCW 59.18.140).
• 12-year exemption: new construction with CO < 12 years old.
• 2040 sunset: rent cap expires July 1, 2040.
• Late fee cap: $75/mo or 1.5% of rent, 5-day grace (RCW 59.18.170).
• Security deposit: no cap; move-in checklist required (RCW 59.18.260).
• Return deadline: 30 days (RCW 59.18.280).
• Pay-or-quit: 14 days for non-payment (RCW 59.12.030).

## Spokane-specific rules

Spokane overlay:

• Spokane Rental Inspection Program: city inspections in some neighborhoods.
• No Just Cause Eviction (only Seattle has it among WA cities).
• No source-of-income protection at city level (Seattle has it).
• Lead-based paint: federal 24 CFR Part 35.
• Spokane Housing Code: habitability standards.

## Spokane eviction process

Spokane evictions go through Spokane County Superior Court (or District Court in some cases):

1. 14-day pay-or-quit notice (RCW 59.12.030).
2. Unlawful Detainer Complaint and Summons ($250-$300).
3. Tenant 7-day answer window.
4. Show cause hearing.
5. Writ of restitution; Sheriff lockout (5-14 days).

Total uncontested: 45-90 days. Spokane is faster than King County (Seattle area) for typical cases.

## Common mistakes

Increasing rent above HB 1217 cap. Pre HB 1217 templates and out-of-state owners often exceed the cap. The excess is unenforceable.

60-day rent increase notice instead of 90. Pre HB 1217 the rule was 60 days; templates not updated produce defective notices.

No move-in checklist. RCW 59.18.260 requires it before any deposit deduction. Without it, the landlord cannot withhold any portion of the deposit.

For a Spokane-ready Washington residential lease that includes HB 1217 compliance, the move-in checklist requirement, and the 14-day pay-or-quit template, see leasekit.io/templates/washington-residential-lease for $29 one-time.