Cheney is a small city of roughly 13,000 residents in Spokane County, home to Eastern Washington University (EWU). Because of the university, a substantial majority of Cheney households are renter-occupied, and the local rental market is shaped by student housing demand. Renters in Cheney most commonly ask about security deposit returns, eviction notice requirements, and rent increase limits — all of which are governed exclusively by Washington state law.
Washington's Residential Landlord-Tenant Act (RLTA), codified at RCW Chapter 59.18, is one of the more protective state frameworks in the country. It mandates habitable housing, caps the timeframe for deposit returns, prohibits landlord self-help evictions, requires written notice before rent increases, and — since 2021 — requires landlords to show just cause before terminating most tenancies. Cheney has enacted no local ordinances that go beyond these state protections.
This page summarizes current Washington law as it applies to Cheney renters. It is provided for informational purposes only and is not legal advice. Laws can change; always verify current statutes or consult a licensed attorney or legal aid organization for your specific situation.
This city has no local rent control, and under RCW 35.21.830 no Washington city or county may enact it. This statewide preemption — extended to counties by RCW 36.01.130 — has barred local rent control since 1981, so no city in Washington has the authority to adopt its own rent cap or rent stabilization ordinance.
Rent in Washington is no longer unlimited, however. Under HB 1217 (RCW 59.18.700, effective May 7, 2025), residential rent increases are capped statewide at the lesser of 7% plus CPI or 10% in any 12-month period; the Washington Department of Commerce set the maximum allowable increase at 9.683% for the 2026 calendar year. A landlord may not raise the rent during the first 12 months of a tenancy, and must give at least 90 days' written notice before any increase takes effect. Units first occupied for residential use within the previous 12 years are exempt from the cap (RCW 59.18.710).
Rent still cannot be raised during a fixed-term lease unless the lease expressly allows it, and a landlord may never increase rent in retaliation for a tenant exercising a legal right, such as requesting repairs or reporting a code violation (RCW 59.18.240).
Washington's Residential Landlord-Tenant Act (RCW Chapter 59.18) provides Cheney renters with a comprehensive set of baseline protections.
Habitability (RCW 59.18.060): Landlords must maintain rental units in a condition fit for human habitation. This includes weatherproofing, functioning plumbing and heating, hot and cold running water, adequate sanitation, and structural safety. Landlords must remedy conditions that constitute a substantial danger to the health or safety of tenants.
Repair and Remedy (RCW 59.18.070 & 59.18.090): Tenants must notify the landlord in writing of needed repairs. After receiving written notice, landlords have 24 hours for emergencies (loss of heat, water, electricity; sewage overflow) and 10 days for non-emergency habitability defects to begin remediation. If the landlord fails to act, tenants may pursue remedies including repair-and-deduct (up to one month's rent, RCW 59.18.100) or rent escrow through the court.
Security Deposit Rules (RCW 59.18.260–59.18.285): Deposits must be held in a trust account at a Washington financial institution. Landlords must provide a written receipt and a written rental agreement. At move-out, the landlord has 30 days to return the deposit or provide an itemized written statement of deductions. See the dedicated Security Deposit section below for full details.
Notice Requirements for Rent Increases (RCW 59.18.140): At least 20 days' written notice before a rent increase on a month-to-month tenancy. No mid-lease increases unless the lease expressly permits them.
Anti-Retaliation (RCW 59.18.240): Landlords may not raise rent, reduce services, increase obligations, or evict a tenant in retaliation for exercising a legal right — such as reporting code violations to a government agency, organizing with other tenants, or asserting rights under the RLTA. A retaliatory action within 90 days of a protected activity is presumed retaliatory. Tenants may recover actual damages plus court costs and attorney fees.
Lockout and Utility Shutoff Prohibition (RCW 59.18.290): Landlords are strictly prohibited from removing a tenant's belongings, changing locks, or cutting off utilities (water, heat, electricity) to force a tenant out. Such self-help evictions are illegal regardless of whether rent is owed. A tenant subjected to a lockout may recover up to $100 per day of the violation or actual damages, whichever is greater, plus attorney fees.
Domestic Violence Protections (RCW 59.18.575): Survivors of domestic violence, sexual assault, unlawful harassment, or stalking may terminate a tenancy with 20 days' notice and documentation of the qualifying event, without penalty.
Washington law governing security deposits is found primarily in RCW 59.18.260 through RCW 59.18.285. Cheney landlords must follow these rules exactly.
No statutory cap: Washington does not limit the dollar amount a landlord may charge as a security deposit. However, any deposit charged must be disclosed in the written rental agreement along with the conditions under which it may be withheld.
Trust account requirement (RCW 59.18.270): The landlord must deposit the security deposit into a trust account at a Washington financial institution and provide the tenant with written notice identifying the bank name, address, and whether the account bears interest. Failure to comply with these requirements limits the landlord's ability to make deductions.
Move-in checklist (RCW 59.18.260): The landlord must provide a written checklist or statement describing the condition of the unit at the start of the tenancy. The tenant has the right to note disagreements. Without this checklist, the landlord may not withhold any portion of the deposit for damages.
Return deadline (RCW 59.18.280): The landlord has 21 calendar days after the tenant vacates (or after the landlord learns the unit has been abandoned, whichever is later) to either return the full deposit or provide the tenant with a written, itemized statement of deductions along with any remaining balance. The statement must be mailed or delivered to the tenant's last known address or a forwarding address provided by the tenant.
Penalty for wrongful withholding (RCW 59.18.280): If a landlord willfully fails to return the deposit or provide the required itemized statement within the 21-day deadline, the tenant may sue and recover the full amount of the deposit plus damages up to twice the deposit amount (i.e., up to two times the withheld amount), plus court costs and attorney fees. Legitimate deductions are limited to unpaid rent, damage beyond normal wear and tear, and other obligations stated in the written rental agreement.
Evictions in Cheney are governed by the Washington Residential Landlord-Tenant Act (RCW Chapter 59.18) and must follow a strict legal process. A landlord cannot remove a tenant without a court order.
Just Cause Requirement (RCW 59.18.650): Since 2021, Washington requires landlords to have a legally recognized just cause reason to terminate a tenancy or refuse to renew it once a tenant has resided in the unit for 20 or more days. Recognized causes include nonpayment of rent, material lease violations, engaging in criminal activity on the premises, the landlord's intent to sell or substantially renovate the unit, or owner move-in, among others. The landlord must state the cause in the termination notice.
Notice Requirements:
Unlawful Detainer Court Process (RCW 59.12): If the tenant does not comply with the notice, the landlord must file an unlawful detainer lawsuit in Spokane County District Court or Superior Court. The tenant is served a summons and has the right to respond and appear at a hearing. The court will issue a judgment; only a court-ordered writ of restitution, served by the sheriff, authorizes the tenant's physical removal.
Self-Help Eviction is Illegal (RCW 59.18.290): Landlords may not change locks, remove doors or windows, cut off utilities, or remove a tenant's belongings to force them out. Tenants subjected to self-help eviction may recover up to $100 per day of the violation or actual damages (whichever is greater), plus reasonable attorney fees, in addition to being restored to possession of the unit.
Eviction Moratorium / ERAP: State and local emergency rental assistance programs have varied over time. Cheney renters facing eviction for nonpayment of rent should inquire with the Spokane Housing Authority or Washington 211 about current assistance availability before any court date.
No-cause termination is not a valid landlord path in Washington. Under the statewide just-cause law (RCW 59.18.650), a landlord may not end or decline to renew a periodic (month-to-month) tenancy without stating one of the statute's enumerated just-cause grounds. The 20-day notice under RCW 59.18.200 is the tenant's own notice to move out of a month-to-month tenancy — it is not a no-cause eviction tool for landlords. No-fault grounds such as the owner or a family member moving in, sale of the property to a buyer who will occupy it, or demolition or substantial rehabilitation each require at least 90 days' written notice under RCW 59.18.650(2).
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws — including statutes, local ordinances, and court interpretations — can change, and individual circumstances vary. Renters in Cheney, Washington should verify current law with a licensed Washington attorney or contact a qualified legal aid organization such as the Northwest Justice Project before making decisions based on this content. RentCheckMe is not a law firm and no attorney-client relationship is created by using this site.
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