Spokane Eviction Prevention Requirements for Rental Owners

What Spokane Landlords Need to Know

Spokane’s new requirements contain two related but distinct responsibilities:

• Landlords must provide written eviction prevention resource information at five specified points during a tenancy.
• A pre-filing participation process may apply before an unlawful detainer action based on nonpayment can proceed.

The resource-notice requirement is broader than the 30-day participation process. Owners should not assume that every eviction requires the same timeline or that an exemption from participation eliminates every notice responsibility.

What Changed on June 1, 2026?

Spokane Ordinance C36808 created the City’s Pathways to Eviction Prevention program. The program is intended to facilitate dispute resolution and connect qualifying tenants and landlords with rental assistance and other available resources before an applicable nonpayment case reaches court.

The ordinance added several operational requirements:

• A standardized City eviction prevention resources notice
• Five situations in which landlords must provide the notice
• A process allowing either the landlord or tenant to initiate prevention assistance
• Defined tenant response periods
• Good faith participation requirements in applicable cases
• Limited exemptions based on the circumstances
• A potential tenant defense when required procedures are not followed

Rental owners can review the City’s current eviction prevention program, provider information and required form. Because forms, providers and procedures can change, owners should use the current City materials rather than relying on an older saved copy.

Does the Spokane Ordinance Apply to Your Rental?

The ordinance applies within the City of Spokane. It does not automatically apply to a property merely because the mailing address says Spokane. Properties in Spokane Valley, unincorporated Spokane County and other nearby jurisdictions are governed by their own applicable state and local requirements.

Owners should confirm the property’s actual jurisdiction before selecting notices or beginning an enforcement process. The program addresses covered residential tenancies and is also available for qualifying mobile and manufactured home tenancies.

If a rental is inside Spokane city limits, owners and their representatives should incorporate the current resource notice into their lease, renewal, rent-increase and late-rent procedures.

When Must the Eviction Prevention Notice Be Provided?

Under SMC 10.57.220, landlords must provide written information concerning City-managed eviction prevention programs, the rental assistance application procedure and state-funded pre-eviction legal aid programs at five points:

1. When a lease or rental agreement is signed or a tenancy begins
2. When a tenancy is renewed
3. When a notice to pay or vacate is served
4. When a rent-increase notice is provided
5. Before seeking a mutual termination agreement intended to avoid the unlawful detainer process

This requirement is not limited to the day an eviction filing is being considered. It affects documents and procedures throughout the tenancy, beginning with lease signing or commencement.

For a pay-or-vacate notice, the ordinance also references applicable Washington statutory prerequisites and service requirements. Owners should have qualified legal counsel confirm the correct documents, contents, service method and timing for the circumstances.

How the Pre-Filing Process Works

The appropriate process depends on who initiates participation, whether the tenant responds and whether an exemption applies. The following is a general summary of SMC 10.57.230, not instructions for handling a specific case.

1. A Nonpayment Matter Reaches the Notice Stage

The landlord provides the applicable pay-or-vacate notice and the required City eviction prevention resource information. The City’s current public guidance describes this as part of the nonpayment process and directs landlords to use the current prevention resources notice.

2. Either the Landlord or Tenant May Initiate Assistance

A landlord may initiate the eviction prevention process by notifying the tenant in writing at the time of the pay-or-vacate notice. The notice must include the selected provider’s name, contact information and applicable case number, if known.

If the landlord does not initiate assistance, the tenant may initiate the process by providing the required written notice to the landlord.

3. Different Tenant Response Periods May Apply

When the landlord initiates the process, the tenant generally has five days to notify the landlord in writing that the tenant wants to participate. When the landlord has not initiated the process, the ordinance gives the tenant ten calendar days after receiving the pay-or-vacate notice to initiate participation.

Because the starting date, notice contents and method of delivery can affect the analysis, owners should not calculate a filing deadline from this general summary.

4. Good Faith Participation May Be Required

Unless an exemption applies, a landlord generally must enroll in the pre-filing program, provide the required resource notice and satisfy the applicable participation requirements before commencing an unlawful detainer action.

If the tenant timely elects to participate, the landlord may be required to participate in good faith through the applicable period ending 30 calendar days from the notice date. If the landlord initiated the process and the tenant did not provide the required response, a different path may apply.

The ordinance therefore does not establish one universal 30-day waiting period for every tenancy matter. The facts and sequence of written notices matter.

5. Resolution or Further Legal Review

The prevention process may involve rental assistance, a payment arrangement, legal resources, relocation support or another potential resolution. Participation does not guarantee that assistance will be available or that the matter will be resolved.

If the issue remains unresolved after the applicable requirements have been completed, qualified legal counsel should determine whether an unlawful detainer filing is appropriate and whether all state and local prerequisites have been satisfied.

Does Every Spokane Eviction Require a 30-Day Process?

No. The City’s public guidance and participation requirements primarily address certain evictions based on failure to pay rent. The ordinance also contains exemptions for specific health, safety, imminent-harm and criminal-activity circumstances.

However, the separate resource-notice requirements apply at multiple points during a tenancy. An owner should not assume that a case is entirely outside the ordinance simply because the 30-day participation process may not apply.

The reason for the proposed action, property jurisdiction, tenant response, supporting records and exact exemption language should be reviewed before proceeding.

What Exemptions Does the Ordinance Provide?

SMC 10.57.240 identifies circumstances in which a landlord is not obligated to follow the participation requirements in SMC 10.57.230. These include certain situations involving:

• Noncompliance with statutory tenant duties that substantially affects the health and safety of the tenant or other tenants
• An imminent threat of harm by the person being evicted, including physical harm or harassment
• Specified criminal activity on the premises when the tenant is arrested as a result of that activity

These exemptions are narrow and fact-specific. They should not be treated as a general exception for every lease violation, property concern or criminal allegation.

The ordinance separately states that the eviction prevention resources notice must be provided regardless of participation. Owners should have legal counsel evaluate both the applicable notice obligations and any claimed exemption.

What Happens if the Requirements Are Not Followed?

Under SMC 10.57.250, it can be a tenant defense to eviction if the landlord failed to provide a required notice or, when no exemption applies, failed to comply with the participation requirements.

That does not mean this article can predict how a particular case will be decided. It does mean that incomplete notices, missing records or an incorrect timeline can materially affect an eviction matter.

Owners should maintain organized records and involve qualified legal counsel before relying on a notice, exemption or anticipated filing date.

Practical Steps for Spokane Rental Owners

Rental owners with properties inside Spokane city limits should review their current procedures before a late-rent issue develops. Practical preparation may include:

• Confirming whether each property is inside Spokane city limits
• Using the current City eviction prevention resources notice
• Updating new-lease and renewal document packages
• Adding the resource notice to applicable rent-increase procedures
• Maintaining accurate tenant ledgers and payment records
• Keeping dated copies and available delivery records for notices
• Tracking provider information, case numbers and written participation requests
• Documenting owner, tenant, property manager and attorney communication
• Having qualified legal counsel review forms and procedures

Organized rent collection and rental accounting records can help establish what was charged, what was paid and what balance remains. Our eviction coordination and lease compliance service focuses on the property management records, communication and operational coordination surrounding these matters.

How Professional Property Management Helps

Eviction prevention requirements reinforce the importance of consistent procedures before a serious lease issue occurs. Clear leases, accurate ledgers, dated communication, current forms and organized property records can make it easier for owners and their legal counsel to understand the situation.

As part of qualifying full-service management, The Hornberger Group coordinates rent collection records, tenant communication, owner updates, property documentation and available records for qualified legal counsel when legal action is necessary.

The Hornberger Group is not a law firm and does not provide legal advice, determine legal strategy or represent owners in court. Legal counsel must evaluate the facts, prepare or review legal documents when required and advise the owner concerning a potential filing.

Learn more about our Spokane property management services or request a complimentary rental analysis to discuss your property and long-term management needs.

Official Spokane Eviction Prevention Resources

• City of Spokane Eviction Prevention Program and Required Form
• SMC 10.57.210 – Eviction Prevention Program
• SMC 10.57.220 – Required Resource Notices
• SMC 10.57.230 – Participation Requirements
• SMC 10.57.240 – Exemptions
• SMC 10.57.250 – Defense to Eviction
• Washington Courts Eviction Information

Legal disclaimer: This article provides general information based on publicly available requirements reviewed August 21, 2026. It is not legal advice. Laws, forms, programs and interpretations can change. Rental owners should consult qualified Washington landlord-tenant counsel regarding a specific property, notice, tenancy or court matter.