What Spokane Landlords Should Know About Summer Duct Maintenance

Spokane’s hot, smoky summers test every rental’s HVAC system—and the people who live in it. As Air Duct Cleaning Spokane in Spokane, WA, we focus summer maintenance on clean, tight, well‑balanced ducts that keep tenants comfortable, reduce smoke intrusion, and protect you from avoidable repair costs and compliance risks.

Your Legal Baseline in Washington State

• Habitability duty. Landlords must keep rentals “fit for human habitation,” including maintaining building systems in substantial compliance with applicable codes that affect health and safety. See RCW 59.18.060 for the full list of duties.

  
  

• Entry notice. Except for emergencies or where impracticable, landlords must give at least two days’ written notice before entering a unit for inspections, repairs, or services like filter changes and duct checks (RCW 59.18.150).

  
  

Spokane’s Summer Risk Profile: Heat + Smoke

• Heat: Late‑July average highs around 87°F at Spokane International Airport are typical, which stresses cooling systems and exposes duct leakage.

  
  

• Wildfire smoke: Washington public‑health guidance notes smoke season typically starts in July or August (sometimes as early as May), making filtration and recirculation settings critical. Monitor AirNow, Spokane Regional Clean Air Agency updates, and state wildfire smoke advisories.

  
  

Landlord Summer Duct Checklist (Multifamily & Single‑Family Rentals)

1) Upgrade and rotate filters for smoke season

• Where the blower can handle it, use MERV 13 or higher filters to capture fine smoke particles (PM₂.₅). If the fan or coil can’t handle the pressure drop, use the highest MERV your system supports and add room HEPA units in bedrooms. EPA and ASHRAE emphasize MERV‑13 during smoke.

  
  

• Change more often in heavy smoke; replace HVAC and air‑cleaner filters more frequently than usual when smoke is present.

  
  

2) Seal leaky ducts before peak cooling

• ENERGY STAR reports 20–30% of air can be lost through leaky or poorly connected ducts—money you pay without cooling the rooms tenants use. Prioritize boots, plenums, and attic/crawlspace runs with mastic and UL‑181 tape.

  
  

• DOE recommends insulating, air‑sealing, and placing ducts in conditioned space when feasible to reduce losses.

  
  

3) Control humidity to prevent condensation and mold

• Keep indoor RH 30–50% (below 60%); use dehumidification during heat waves and seal sweating metal ducts. EPA guidance underscores moisture control as the primary mold prevention strategy.

  
  

4) Optimize system operation during smoke days

• Follow current ASHRAE guidance: maintain positive building pressure, reduce outdoor air temporarily (if codes and IAQ allow), recirculate, and clean/upgrade filters. Spokane Clean Air also recommends recirculate on ACs during smoke.

  
  

5) Balance airflow & verify static pressure

• After filter upgrades and sealing, measure external static pressure at the air handler. Adjust returns/supplies or step down MERV if pressure exceeds manufacturer limits to protect motors and coils (best done by a licensed HVAC tech).

  
  

6) Clean critical ducts beyond the HVAC trunk

• Dryer exhaust (lint fire hazard), bath fans (moisture), and kitchen exhaust (grease) need mid‑summer checks so humidity and odors don’t recirculate into living spaces during closed‑window smoke days.

  
  

7) Inspect and document to NADCA standards

• Use the NADCA ACR Standard as your inspection backbone; NADCA advises interval‑based inspections (and immediate inspection when the air handler shows suspect microbial growth or water damage). See NADCA’s inspection guidance for frequency considerations in multifamily settings.

  
  

Smoke‑Ready Operations Playbook (For Property Managers)

1. Watch the metrics: Subscribe to AirNow and Spokane Clean Air alerts; share AQI screenshots with tenants on “Unhealthy” days.

   
   

2. Switch to recirculate + close OA dampers (where code permits) and run the fan continuously during smoke events; plan filter checks every 7–10 days in heavy smoke and replace early if visibly loaded.

   
   

3. Deploy room HEPA units in priority spaces (bedrooms, nursery units) when central fans can’t run 24/7 or MERV‑13 isn’t feasible.

   
   

4. Communicate entry properly: Send 48‑hour notices for in‑unit filter swaps and duct checks unless an emergency makes such notice impracticable (RCW 59.18.150).

   
   

Seasonal Timeline for Spokane Rentals (May–October)

• Late May–June: Duct leakage test and sealing; insulate attic/crawlspace ducts; confirm condensate drainage. Baseline filter install (MERV 11–13 as system allows).

  
  

• July–August (peak smoke/heat): Increase filter inspections; operate in recirculation during smoke; add HEPA units for sensitive tenants; maintain RH 30–50%.

  
  

• September shoulder: Post‑smoke coil and blower clean, vacuum returns, and document NADCA‑style inspection photos; rebalance air if grills were closed by occupants.

  
  

What This Means for NOI and Tenant Satisfaction

• Lower energy spend: Sealing and insulating ducts can recover ~20% efficiency in many homes—especially where ducts run through hot attics or vented crawlspaces.

  
  

• Fewer smoke complaints: MERV‑13 filtration plus recirculation and prompt filter changes cut particle loads during AQI spikes.

  
  

• Compliance clarity: Sticking to RCW notice and habitability standards avoids disputes when you need quick in‑unit access for filter swaps or smoke‑event mitigation (RCW 59.18.060 and 59.18.150).

  
  

Recommended Specifications to Hand Your HVAC Vendor

• Filters: Target MERV 13 (or highest compatible). Verify static pressure after install; record pressure before/after in service log.

  
  

• Duct sealing: Water‑based mastic at seams; UL‑181 tape at joints; test at supply plenum and boots; reinspect flex‑duct radius and kinks; insulate R‑8 in attics.

  
  

• Humidity management: Keep RH 30–50%; insulate bare metal to prevent sweating; verify bath and dryer ducts terminate outdoors.

  
  

• Smoke operations: Program an “AQI Mode” (fan on, OA damper closed where allowed, filter check reminder at AQI ≥150); coordinate with Spokane Clean Air alerts.

CONCLUSION

Summer in Spokane brings heat and wildfire smoke that punish leaky, unfiltered, or unbalanced duct systems. With documented MERV‑13 filtration, tight, insulated ducts, humidity control, and proper notice and record‑keeping, landlords protect tenant health, lower energy costs, and reduce emergency calls. For portfolio‑wide consistency, standardize inspections to NADCA practices and align entry notices with RCW 59.18. A smoke‑ready, sealed duct system pays for itself—in quieter maintenance seasons, happier tenants, and stronger NOI. If you need a Spokane‑specific plan and documentation set for your properties, we can implement this playbook at scale at Air Duct Cleaning Spokane.

Learn how summer humidity affects your ductwork and increases mold risks in this insightful blog post.

FAQs

1) Can I always jump to MERV‑13 filters in older Spokane rentals? 

Not always. MERV‑13 raises static pressure; have a tech measure external static and confirm blower/coil capacity. If it’s too high, use the highest compatible MERV and add HEPA room units in bedrooms. Consult ASHRAE filtration guidance for specifics.

2) How often should ducts be professionally inspected or cleaned? 

Follow NADCA ACR for inspection intervals; clean when inspections show significant dust/debris, microbial growth, or after smoke or renovation events that load filters and coils.

3) What should my notice say when entering to change filters during a smoke event? 

Provide at least 48 hours’ written notice with date/time windows, purpose (filter replacement/IAQ mitigation), and a contact for rescheduling; emergencies can shorten notice if impracticable. Cite RCW 59.18.150 in your template.