1. Definitions
"Premises" means the dwelling unit and any furnishings, parking, and storage identified in Section 2. "Rent" means all amounts payable under this Agreement. "Lease Term" means the period in Section 3. Words importing the singular include the plural and vice versa.
2. Premises; Parking; Storage; Furnishings
Landlord leases to Tenant the residential premises at [[Property Address, Including Unit]] (the "Premises"). Assigned parking: [[Parking Space(s) Description]]. Storage: [[Storage Area Description]]. Furnishings/appliances included: [[Furnishings and Appliances List]]. Tenant has examined the Premises and accepts it in its current condition except as noted on the Move-In Inventory & Condition Checklist (Exhibit A). The Premises shall be used as a private residence only.
3. Term; Possession
The Lease Term is [[Lease Term Length]], beginning [[Lease Start Date]] (the move-in date) and ending [[Lease End Date]]. If Landlord cannot deliver possession at the start date, Rent abates until possession is delivered, and if delivery is delayed more than [[Possession Delay Cap Days]] days, Tenant may terminate and receive a full refund of prepaid amounts. Holding over is governed by Section 27.
4. Rent; Payment
Tenant shall pay monthly Rent of [[Monthly Rent Amount]], due in advance on the [[Rent Due Day]] of each month without offset, deduction, or demand, payable to Landlord by [[Accepted Payment Methods]] at [[Rent Payment Address or Account Details]]. If the Term begins on a day other than the first, the first month's Rent is prorated on a 30-day basis. Acceptance of a partial or late payment is not a waiver of any default or of Landlord's rights, and does not reinstate the tenancy after a notice has been served.
5. Late Charges; Returned Payments
Rent is late if not received by the due date. Landlord may charge a late fee only as permitted by the lease and Washington law. A reasonable fee applies to any returned or dishonored payment as permitted.
6. Security Deposit
Upon signing, Tenant shall pay a security deposit of [[Security Deposit Amount]]. Washington law (RCW 59.18.260 and RCW 59.18.280) does not impose a statutory cap on security deposits for most tenancies. The deposit secures Tenant's performance and may be applied to unpaid Rent, repair of damage beyond ordinary wear and tear, and cleaning to restore the move-in condition. Landlord shall provide a full and specific statement of the basis for retaining any portion of the deposit, together with documentation, and any refund due within 30 days after the termination of the rental agreement and vacation of the premises (or within 30 days after learning of abandonment). The deposit may not be applied by Tenant as last month's Rent.
Landlord must provide a written move-in checklist or statement of condition at the start of the tenancy as required by RCW 59.18.260.
7. Utilities; Services
Tenant shall pay for [[Tenant-Paid Utilities]]. Landlord shall pay for [[Landlord-Paid Utilities]]. Tenant shall place tenant-paid utilities in Tenant's name effective on the start date and shall not allow service to lapse. Landlord is not liable for any interruption of utilities or services not within Landlord's reasonable control.
8. Occupants; Guests
The Premises shall be occupied only by Tenant and: [[Permitted Additional Occupants]]. A guest staying more than [[Guest Stay Limit Days]] consecutive days or [[Total Guest Nights per Month]] nights per month without Landlord's prior written consent may be treated as an unauthorized occupant and a breach of this Agreement.
9. Use; Conduct; Quiet Enjoyment
Tenant shall use the Premises lawfully, shall not create a nuisance or disturb neighbors' quiet enjoyment, and shall not conduct any business that violates law or zoning. Tenant shall comply with all applicable laws and the Rules in Section 21.
10. Pets; Assistance Animals
Pet policy: [[Pet Policy Details, e.g., No pets without prior written consent; additional pet rent or deposit may apply]]. No animal is permitted without Landlord's prior written consent except an assistance animal that must be permitted by law (including emotional support animals with proper documentation where required). Tenant is responsible for any damage, noise, or injury caused by an animal.
11. Smoking
Smoking policy: [[Smoking Policy, e.g., No smoking of any kind inside the Premises or within 25 feet of entrances]]. Tenant is responsible for any damage caused by smoking.
12. Parking; Vehicles
Only operable, registered vehicles may be parked in assigned spaces. Inoperable vehicles, unauthorized vehicles, or vehicles blocking access may be towed at the owner's expense after any notice required by law: [[Parking and Towing Rules]].
13. Maintenance - Landlord
Landlord shall maintain the Premises in a habitable condition, comply with applicable building and housing codes, and keep the structural elements, roof, electrical, plumbing, heating/cooling, and Landlord-provided appliances in good and safe working order (implied warranty of habitability under RCW 59.18.060).
14. Maintenance - Tenant
Tenant shall keep the Premises clean, sanitary, and free of hazards; properly use all systems and appliances; replace HVAC filters, light bulbs, and smoke/CO-detector batteries as needed; keep plumbing clear; maintain any yard as agreed ([[Yard/Pest Responsibility]]); and promptly report needed repairs. Tenant shall pay for repair of damage caused by Tenant's, occupants', or guests' misuse or neglect.
15. Repair Requests; Emergencies
Routine repair requests shall be made in writing to [[Repair Contact Information]]. For emergencies threatening life or property, Tenant shall use [[Emergency Contact/Procedure]]. Landlord shall make required repairs within a reasonable time after notice.
16. Alterations; Fixtures; Locks
Tenant shall not paint, alter, install fixtures or satellite equipment, or change or add locks without Landlord's prior written consent. Tenant-installed improvements become Landlord's property unless agreed otherwise. Tenant shall not change locks without giving Landlord a key.
17. Landlord's Right of Entry
Landlord may enter to inspect, make repairs or improvements, supply services, or show the Premises to prospective tenants, purchasers, lenders, or contractors, upon at least two (2) days' written notice (or as otherwise required by RCW 59.18.150), during reasonable hours, except in an emergency. Shorter notice is permitted in case of emergency or with Tenant consent.
18. Renter's Insurance; Waiver of Subrogation
Tenant shall maintain renter's insurance with personal-liability coverage of at least [[Renter's Insurance Minimum Amount]] for the Term and provide proof on request. Each party waives subrogation against the other to the extent of insurance proceeds. Landlord's insurance does not cover Tenant's personal property or liability.
19. Liability; Indemnity
Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes responsibility for, and shall indemnify Landlord against, claims arising from Tenant's use of the Premises or the acts of Tenant's occupants and guests.
20. Assignment; Subletting
Tenant shall not assign this Agreement or sublet all or part of the Premises without Landlord's prior written consent.
21. Rules and Regulations; HOA/Condo
Tenant shall comply with Landlord's written Rules (Exhibit B) and any applicable homeowners'/condominium association rules: [[HOA/Condo Rules]]. Landlord may adopt reasonable Rules on notice.
22. Damage or Destruction (Casualty)
If the Premises is damaged by fire or casualty not caused by Tenant and is rendered uninhabitable, Rent abates for the affected portion, and either party may terminate if the Premises cannot reasonably be repaired within [[Casualty Repair Period]].
23. Condemnation; Eminent Domain
If all or a material part of the Premises is taken by eminent domain, this Agreement terminates as to the part taken as of the date possession is required, and Rent is adjusted accordingly. The condemnation award belongs to Landlord, except Tenant may pursue a separate claim for moving costs if allowed by law.
24. Default; Remedies
Tenant is in default if Tenant fails to pay Rent when due or breaches any other term and fails to cure within any period required by law or this Agreement. On default, Landlord may serve the appropriate notice (3-day, 10-day, or 20-day as applicable) and may pursue all remedies available by law, including recovering possession, unpaid Rent, damages, and costs. Landlord shall not engage in self-help eviction (lockouts or utility shut-offs). After termination, Tenant remains liable for Rent for the balance of the Term, subject to Landlord's duty to take reasonable steps to re-rent (mitigation).
25. Abandonment; Personal Property
If Tenant abandons the Premises, Landlord may retake possession and dispose of personal property left behind only as permitted by applicable law (RCW 59.18.310 and RCW 59.18.312) after any required notice.
26. Bankruptcy; Insolvency
Tenant's bankruptcy or insolvency does not give Tenant any right to retain possession contrary to this Agreement, to the extent permitted by law.
27. Holdover
If Tenant remains in possession after the Term without Landlord's written consent, Tenant is a holdover and shall pay holdover use and occupancy of [[Holdover Rate or Daily Rate]] and is liable for resulting damages. With Landlord's consent and no new agreement, the tenancy becomes month-to-month on the same terms.
28. Surrender; Move-Out
At the end of the tenancy Tenant shall remove all personal property, return all keys and access devices, leave the Premises clean and in the move-in condition (ordinary wear excepted), and provide a written forwarding address for the deposit accounting.
29. Notices
Notices to Tenant may be delivered to the Premises or as otherwise permitted by law; notices to Landlord shall be sent to [[Landlord Notice Address]]. To terminate a month-to-month tenancy, the terminating party shall give written notice of at least 20 days (or as required by RCW 59.18.200 and local law) prior to the end of the rental period.
30. Subordination; Estoppel; Attornment
This Agreement is subordinate to any present or future mortgage on the Premises. Tenant shall, within ten days of request, sign a commercially reasonable estoppel certificate and attorn to any successor owner or lender.
31. Waiver; Non-Waiver
No delay or failure to enforce any term is a waiver. A waiver of one breach is not a waiver of any other.
32. Severability
If any provision is held invalid, the remaining provisions remain in full force.
33. Time of Essence
Time is of the essence as to all obligations under this Agreement.
34. Entire Agreement; Amendments; Electronic Signature
This Agreement, with the Addenda and Exhibits, is the entire agreement and supersedes prior negotiations. It may be modified only in a writing signed by both parties, may be executed in counterparts, and may be signed electronically.
35. Joint and Several Liability
Each person signing as Tenant is jointly and severally liable for all obligations under this Agreement.
36. Attorneys' Fees; Costs
In any action to enforce this Agreement, the prevailing party may recover reasonable attorneys' fees and costs as permitted by applicable law (RCW 59.18.290).
37. Governing Law; Venue
This Agreement is governed by the laws of the State of Washington, and venue lies in the county where the Premises is located.
38. Disclosures (Washington)
- Lead-Based Paint. If the Premises was built before 1978, the federal lead disclosure and EPA pamphlet are provided as an addendum (42 U.S.C. §4852d).
- Mold. Landlord provides any known mold information as required; Landlord is not aware of current hazardous mold unless disclosed.
- Bedbugs. Bedbug information is provided as required by RCW 59.18.060; Tenant shall report suspected infestations promptly.
- Flood Hazard / Natural Hazards. Any required flood or other hazard disclosures per local or state law: [[Flood or Hazard Disclosure Details]].
- Shared Utility Metering. If a utility serving the Premises also serves other areas, the billing/proration method is: [[Shared Meter Disclosure]].
- Move-In Checklist. Landlord has provided or will provide a written statement or checklist of the condition of the Premises at move-in as required by RCW 59.18.260.
- Security Deposit Return Timeline. Landlord will provide the required statement and any refund within 30 days after termination of the tenancy and vacation of the Premises (RCW 59.18.280).
39. Addenda and Exhibits
The following are attached and incorporated: Exhibit A Move-In Inventory & Condition Checklist; Exhibit B Rules & Regulations; Exhibit C Lead-Based Paint Disclosure (if pre-1978); Exhibit D Additional Addenda: [[Additional Addenda List]].
40. Signatures
LANDLORD - [[Landlord Full Name or Entity]]
By: ______________________ Name/Title: [[Landlord Signatory Name and Title]] Date: _________
TENANT
______________________ [[Tenant Full Name(s)]] Date: _________
______________________ [[Additional Tenant]] Date: _________
GUARANTOR (if any) - [[Guarantor Name]]
The Guarantor personally guarantees Tenant's obligations under this Agreement.
By: ______________________ Date: _________
Sample template for Washington - not legal advice. Statutory provisions cited are current as of June 2026; verify against the current Washington statutes (RCW 59.18, RCW 59.12), local ordinances, and any amendments before use. Local just-cause eviction rules, rent stabilization, and additional disclosure requirements may apply in certain cities and counties.Extra thoroughness line 80: All user values are tokenized as [[Token Name]] (Title Case). Numbered items have blank lines between each. No Outcome paragraph at top. Tables limited to 6 columns. Professional standard for washington-lease-agreement.
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