Pressure Washing Water Rules Spokane
What Property Owners and Contractors Need to Know
When it comes to pressure washing water rules in Spokane, the municipal code has a section that lays it out in government terms. The average homeowner probably does not care about this and we do not blame them. But for commercial accounts, particularly corporate or environmentally conscious companies, knowing your BMPs, Best Management Practices, and having a plan for pressure washing water runoff is a requirement before any work begins.
Let us be honest about something upfront. Pressure washing without detergents or chemicals is like painting without paint or eating food without seasoning. It just does not work that well. That means wash water is never just water and that distinction matters enormously when it comes to where that water goes.
The Spokane stormwater code is not about pressure washing. It is about storm drains. Wastewater handled and disposed of correctly through compliant channels is legal. The same wastewater reaching the storm drain is a violation. That distinction is what separates a compliant contractor from one who is hoping nobody notices.
The Short Version
Pressure washing runoff is regulated in Spokane. Storm drains connect directly to the Spokane River. Sewer drains go to treatment. The difference matters legally for property owners not just contractors. The Bright Side holds PWNA EPA Environmental Training certification and runs a dedicated water reclaim trailer on every applicable commercial job. If your contractor cannot explain their wash water plan before they start find a different contractor.
License BRIGHBS7420Q
Two Types of Drains and Why It Matters
There are two types of drains that pressure washers encounter regularly on commercial and residential properties. Understanding the difference between them is the foundation of compliant wash water management.
Storm drains are the ones with a fish sticker and the words “No Dumping, Drains to River”. That water goes directly to the river untreated. No filtering and no treatment. Whatever goes in comes out the other end in the Spokane River.
Sewer drains may or may not have an open grate like storm drains but typically have the word SEWER marked on them. On private lots both types of drains can exist and it is critical not to assume something is a sewer drain just because it does not say storm drain.
We have spoken with Rob in the Spokane Code and Enforcement stormwater division several times. The message is consistent. They do not want anything but clean water going down the storm drains. That makes complete sense given where it ends up.
What most pressure washing companies and lead generation sites do not think about is this. Even detergent-free pressure washing water is not clean water. “Pressure washing is the use of a high-pressure water spray from a machine to remove dirt, grime, mold, and loose paint from hard surfaces”. (Wikipedia) The entire point of pressure washing is to remove dirt, sand, oil, and grease from surfaces. That contaminated slurry then runs toward the nearest drain. Hot water pressure washing is particularly effective at removing oil and grease which means what looks like a simple water rinse job has just become an oil-contaminated waste stream. A client who asks for a simple sidewalk wash in front of their downtown Spokane business has just created a multi-step compliance process for any contractor who actually cares about doing it right.
The Property Owner Liability Nobody Talks About
This is the part that surprises most property managers and business owners.
In Washington State the permittee, the property owner, developer, or designated operator, is legally responsible for stormwater permit compliance. A contractor can also be held liable if their specific negligent actions cause an unpermitted discharge or violation. But the property owner does not escape simply because they hired someone else to do the work.
View Washington State stormwater permit requirements
The city has specific tools to track stormwater pollution and a dedicated reporting number for illegal discharge that explicitly includes pressure washing wash water. Claiming you did not know as a property manager or homeowner is rarely sufficient to avoid what comes next. You hire a company that sends someone out or you chose the cheaper option and it could end up costing you significantly more in the long run.
This is why the question of who is actually doing the work and what their wash water plan is matters as much as the price per square foot.
The Basic Compliance Solutions
There are several approaches to managing pressure washing water runoff before it reaches a storm drain.
Drain Screens
Specialized fabric screens placed over storm drain openings prevent soils and sediment from entering before washing begins. Some include oleophillic materials that absorb small amounts of oil as an additional layer of protection. These cost money which is exactly why most contractors skip this step.
Diversion Tubes
Vinyl tubes filled with sand divert wash water away from storm drains and allow it to evaporate on its own. Simple, inexpensive, and effective for lower contamination jobs.
Closed Loop Water Reclamation
The most comprehensive solution for regulated surfaces. Water is captured, filtered, and either reused or properly disposed of through compliant channels. Required for surfaces with significant oil, grease, or chemical contamination.
How The Bright Side Handles Wash Water
We approach pressure washing water rules in Spokane differently from most companies in this market.
The Bright Side holds PWNA certification for EPA Environmental Training. We have spoken with essentially every person in Spokane who deals with stormwater, water treatment, or the municipal code because we had to make sure we got it right for our clients. Here is what that education looks like in practice on every applicable job.
Our dedicated water reclaim trailer captures wastewater, filters it, and recycles it as a closed loop system. For extremely contaminated jobs including dumpster pads and fuel island cleaning we do not reuse the captured water.
Specialty oil socks are fitted throughout the reclaim cycle from initial capture to the final holding tank. These absorb oil specifically and pull contaminants out at every stage of the process.
Specialized degreasers that do not combine with the oils and greases being removed allow those contaminants to be filtered out more effectively during reclamation. Any chlorine introduced into the captured water requires UV treatment or chemical neutralization before the water can be discharged compliantly.
After speaking directly with Katrina Thomas, the Pretreatment Chemist at the Riverside Park Water Reclamation Facility in Spokane, we confirmed that wastewater under 25,000 gallons per day is acceptable for discharge into the sanitary sewer system without a permit, provided it has been filtered and oil has been removed prior to discharge. Compliant disposal goes through toilets or manhole covers on private lots such as gas stations and commercial facilities. City of Spokane manholes cannot be used for discharge. Dumping into fields or out of sight locations is not allowed regardless of how far from a storm drain they appear to be.
We recommend reaching out to the Riverside Park facility directly before starting any significant commercial cleaning program. They are genuinely helpful and proactive communication goes a long way toward establishing a compliant working relationship.
For our full commercial water reclamation services see our water reclamation pressure washing page
Residential Pressure Washing Is Different
House washing and residential concrete cleaning operate under a different set of practical considerations.
Most concrete cleans extremely well with water alone or with minimal chemistry. Everything we use on residential properties is biodegradable and eco-friendly. When storm drains are present nearby we block them before washing begins. Most residential wash water runs to the street and evaporates. Chlorine-based algaecide is diluted to the point where it is effectively neutralized by the time it contacts the ground.
See our residential pressure washing services
The level of compliance infrastructure required for a commercial gas station cleaning job is genuinely different from what is required for a residential house wash. We calibrate our approach to the specific surfaces and drainage conditions of each job.
What to Ask Before Hiring Any Pressure Washing Company
The pressure washing industry in Spokane is moving toward more regulated compliance requirements because regulators have been patient long enough with contractors who either do not know the rules or do not care to follow them. This is a significant reason for the wide pricing variation between companies in this market.
Before hiring any pressure washing company for a commercial property ask these questions:
Are they a legitimate licensed business or a website collecting your information to sell to whoever bids the job? Search the Washington Secretary of State at ccfs.sos.wa.gov and L&I at secure.lni.wa.gov/verify before anyone starts work.
Verify The Bright Side at L&I, License BRIGHBS7420Q
Do they have any EPA certifications or environmental training? The PWNA EPA Environmental Training certification is one baseline indicator of a contractor who has actually engaged with compliance requirements.
What is their wash water plan before any water goes down? A compliant contractor has this figured out before the job starts and has a backup plan for when the first plan fails. A contractor who does not have an answer to this question is a liability risk for your property.
What We Cannot Help You With
We see others talking about pool water disposal and other non-pressure-washing wastewater situations. That is outside our scope and probably theirs too. What we can tell you with confidence is that every drop of pressure washing water generated by The Bright Side on your property is handled correctly and compliantly.
Frequently Asked Questions
Is pressure washing runoff illegal in Spokane?
Not automatically. Clean water running off a residential concrete wash is generally fine. The regulations apply when wash water contains oil, grease, soap, or cleaning chemicals that cannot legally reach the storm drain system. Commercial surfaces like gas stations, dumpster pads, and restaurant service areas almost always trigger compliance requirements.
Who is responsible if wash water reaches the storm drain?
In Washington State the property owner is the permittee and carries legal responsibility for stormwater permit compliance regardless of who performed the work. Hiring a contractor does not transfer that liability away from you as the property owner.
How do I know if my property needs water reclamation?
If the surface being cleaned has oil contamination, grease, food waste, or chemical residue near a storm drain it almost certainly requires water reclamation. Gas stations, fuel islands, dumpster enclosures, restaurant service areas, and loading docks are the most common regulated surfaces. Call us and we will tell you directly whether your specific job requires it.
What is a storm drain versus a sewer drain?
Storm drains typically have a fish sticker and the words No Dumping, Drains to River. Water goes directly to the Spokane River untreated. Sewer drains typically have the word SEWER marked on them and connect to the treatment facility. Both types can exist on the same private lot.
Can wastewater be discharged into the sewer system?
Yes under specific conditions. After speaking with Katrina Thomas the Pretreatment Chemist at the Riverside Park Water Reclamation Facility we confirmed that wastewater under 25,000 gallons per day is acceptable for discharge into the sanitary sewer system without a permit provided it has been filtered and oil has been removed prior to discharge. Compliant disposal goes through toilets or manhole covers on private lots. City of Spokane manholes cannot be used.
Does residential pressure washing require water reclamation?
Generally no for standard residential work. House washing with biodegradable solutions, driveway cleaning, and concrete washing on residential properties typically does not trigger the same requirements as commercial regulated surfaces. We block nearby storm drains as a standard precaution on every residential job.
How do I verify a pressure washing company is licensed in Washington State?
Search the L&I contractor verification tool at secure.lni.wa.gov/verify using the business name. An active license shows current bond and insurance status. A suspended, expired, or nonexistent license is a significant red flag. Verify The Bright Side at L&I, License BRIGHBS7420Q
What is PWNA EPA Environmental Training?
The Pressure Washers of North America offers EPA Environmental Training certification for contractors. It covers wash water regulations, stormwater compliance, best management practices, and proper disposal procedures. The Bright Side holds this certification. It is one indicator that a contractor has actually engaged with compliance requirements rather than ignoring them.
What happens if a contractor damages my property with no insurance?
You have limited recourse. Without active insurance on the contractor you would need to pursue a personal lawsuit against the individual rather than filing an insurance claim. This is why verifying active insurance through L&I before any work begins is genuinely important. A suspended license almost always means no current insurance.
Have A Question, Or Get A Number.
For commercial properties with regulated surfaces contact us before your next cleaning to discuss the specific compliance requirements for your site. Contact us. Same day response.
We clean commercial properties throughout Spokane and surrounding communities near you and throughout Eastern Washington and North Idaho. See our full service area.