WASHINGTON RESIDENTIAL LEASE AGREEMENT

(Court-Ready Template for Immediate Attorney Customization)

[// GUIDANCE: This template is drafted to comply with the Washington Residential Landlord-Tenant Act (“RLTA”) and incorporates the metadata you supplied. Insert all bracketed placeholders before execution. Remove guidance comments prior to final issuance.]

TABLE OF CONTENTS

1. Document Header
2. Definitions
3. Operative Provisions
   3.1 Premises & Term
   3.2 Rent
   3.3 Security Deposit
   3.4 Possession & Condition
   3.5 Use & Occupancy
   3.6 Utilities & Services
   3.7 Maintenance & Repairs
   3.8 Habitability Standards
4. Representations & Warranties
5. Covenants & Restrictions
6. Default & Remedies
7. Risk Allocation
8. Dispute Resolution
9. General Provisions
10. Execution Block
11. Exhibits & Schedules

1. DOCUMENT HEADER

RESIDENTIAL LEASE AGREEMENT (this “Agreement”) is entered into as of [EFFECTIVE DATE] (the “Effective Date”) by and between [LANDLORD LEGAL NAME], a [ENTITY TYPE/STATE] (“Landlord”), and [TENANT LEGAL NAME(S)] (individually and collectively, “Tenant”).

Recitals

A. Landlord is the owner of certain residential real property and improvements located at [PROPERTY ADDRESS] (the “Premises”).
B. Landlord desires to lease the Premises to Tenant, and Tenant desires to lease the Premises from Landlord, on the terms and conditions set forth herein and pursuant to the RLTA.
C. For good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows:

2. DEFINITIONS

The following terms have the meanings indicated below and apply throughout this Agreement (capitalized terms not defined herein have the meanings ascribed in the RLTA):

“Abandonment” – as defined under applicable RLTA provisions.

“Business Days” – any day other than Saturday, Sunday, or Washington State-observed legal holidays.

“Commencement Date” – [LEASE START DATE].

“Expiration Date” – [LEASE END DATE], unless earlier terminated in accordance with this Agreement.

“Security Deposit” – the amount identified in Section 3.3.

[// GUIDANCE: Add additional defined terms here as needed for unique deal points.]

3. OPERATIVE PROVISIONS

3.1 Premises & Term

3.1.1 Lease. Landlord leases to Tenant, and Tenant leases from Landlord, the Premises, together with the right to use common areas (if any).
3.1.2 Term. The term (the “Term”) begins on the Commencement Date and ends on the Expiration Date, unless sooner terminated pursuant to this Agreement or the RLTA.
3.1.3 Holdover. Any holdover is month-to-month, subject to all terms herein except Term length and Rent, which shall increase to [HOLDOVER RENT % OR AMOUNT].

3.2 Rent

3.2.1 Base Rent. Tenant shall pay monthly rent of $[MONTHLY RENT] (“Rent”), in advance, on or before the [DAY] day of each month.
3.2.2 Method of Payment. Rent shall be paid to [PAYEE NAME & ADDRESS] or via [ELECTRONIC PAYMENT INSTRUCTIONS].
3.2.3 Late Charges. If Rent is not received by the [DAY] day after due date, Tenant shall pay a late fee of [LATE FEE AMOUNT OR %].
3.2.4 NSF Fees. Returned payments incur a [NSF FEE] handling charge.

3.3 Security Deposit

3.3.1 Deposit Amount. Upon execution, Tenant shall pay a Security Deposit of $[SECURITY DEPOSIT AMOUNT] as security for Tenant’s performance.
3.3.2 Trust Account; Receipt. Landlord shall hold the Security Deposit in a trust account at [FINANCIAL INSTITUTION] located in Washington and provide written receipt identifying the depository and account number (last four digits only).
3.3.3 Condition Checklist. Before occupancy, the parties shall complete, sign, and attach to this Agreement the Move-In Condition Checklist (“Checklist”) (Exhibit A). Tenant’s refusal to sign the Checklist constitutes waiver of the right to contest deductions regarding undisclosed conditions.
3.3.4 Non-Commingling. Security Deposit funds shall not be commingled with Landlord’s personal assets.
3.3.5 Return. Within 21 days after Tenant vacates and returns all keys, Landlord shall provide (i) an itemized statement of any lawful deductions, and (ii) the balance of the Security Deposit, if any, mailed to Tenant’s forwarding address. Failure to provide a forwarding address may delay return.
3.3.6 Transfer of Ownership. Upon lawful transfer of Landlord’s interest, Landlord shall either (i) transfer the Security Deposit to the transferee and notify Tenant, or (ii) return the Security Deposit to Tenant, thereby terminating liability.

3.4 Possession & Condition

3.4.1 Delivery. Landlord shall deliver possession on the Commencement Date in habitable condition.
3.4.2 Acceptance. Execution of the Checklist constitutes conclusive evidence of the Premises’ condition, except for latent defects not reasonably discoverable.

3.5 Use & Occupancy

3.5.1 Residential Use Only. Premises shall be used exclusively as a private residence for [MAX OCCUPANTS] authorized occupants and no others without Landlord’s prior written consent.
3.5.2 Prohibited Conduct. Tenant shall not (i) permit illegal activity, (ii) create a nuisance, or (iii) engage in conduct that unreasonably interferes with neighbors’ quiet enjoyment.

3.6 Utilities & Services

Tenant is responsible for: [LIST TENANT-PAID UTILITIES]. Landlord is responsible for: [LIST LANDLORD-PAID UTILITIES]. Failure to maintain utility service is a material default.

3.7 Maintenance & Repairs

3.7.1 Tenant Obligations. Tenant shall (i) maintain the Premises in clean and sanitary condition, (ii) immediately notify Landlord of damage or needed repairs, and (iii) be liable for damage beyond ordinary wear.
3.7.2 Landlord Obligations. Landlord shall keep structural components and systems in good repair and comply with applicable building and housing codes.
3.7.3 Alterations. No alterations without Landlord’s prior written consent. Approved alterations become Landlord’s property unless otherwise agreed.

3.8 Habitability Standards

Landlord warrants that the Premises will, throughout the Term, substantially comply with the habitability standards mandated by the RLTA (including, without limitation, provision of hot water, adequate heat, and functioning locks). Tenant shall provide written notice of any alleged breach; Landlord shall cure within the statutory timeframes.

4. REPRESENTATIONS & WARRANTIES

4.1 Mutual Authority. Each party represents it has full legal right, power, and authority to enter into and perform this Agreement.
4.2 Landlord Title; Compliance. Landlord represents it holds legal title to the Premises and the Premises are not subject to any governmental order that would prohibit residential occupancy.
4.3 Tenant Capacity. Tenant represents that Tenant is at least 18 years of age and legally capable of contracting.
4.4 Broker Disclosure. The parties represent that [DISCLOSE BROKERAGE OR “No broker or agent was involved.”]
4.5 Survival. Representations and warranties survive termination as to matters occurring prior to termination.

5. COVENANTS & RESTRICTIONS

5.1 Compliance with Laws. Tenant shall comply with all applicable federal, state, and local laws, ordinances, and regulations.
5.2 Insurance. Tenant shall obtain and maintain renter’s liability insurance with minimum limits of $[LIMIT] per occurrence and list Landlord as an additional insured.
5.3 Pets. [STATE PET POLICY OR “No pets allowed without written consent.”]
5.4 Smoking. [STATE SMOKING POLICY]
5.5 Hazardous Materials. Tenant shall not store or use hazardous substances in violation of law.

6. DEFAULT & REMEDIES

6.1 Events of Default. The following constitute a default:
a. Failure to pay Rent within [NUMBER] days after due date;
b. Material breach of any covenant;
c. Waste, unlawful activity, or nuisance;
d. Abandonment of the Premises.

6.2 Notice & Cure. Landlord shall provide statutory notice (e.g., 14-Day Pay or Vacate, 10-Day Comply or Vacate, or 3-Day Waste or Nuisance). Tenant’s failure to cure within the notice period permits Landlord to commence unlawful detainer proceedings.

6.3 Graduated Remedies.
a. Monetary Damages – including unpaid Rent, late fees, and costs of repair;
b. Retention of Security Deposit (subject to Section 3.3);
c. Possession – entry of judgment for restitution of the Premises;
d. Attorney Fees & Costs – prevailing party entitled to reasonable fees and statutory costs;
e. Injunctive Relief – preservation of Landlord’s right to equitable relief, including enforcement of eviction remedy.

6.4 Mitigation. Landlord shall exercise commercially reasonable efforts to mitigate damages as required by law.

7. RISK ALLOCATION

7.1 Indemnification (Tenant-Use Indemnity)

Tenant shall indemnify, defend, and hold harmless Landlord and Landlord’s agents from and against all claims, damages, losses, liabilities, and expenses (including reasonable attorney fees) arising out of (i) Tenant’s use or occupancy of the Premises, (ii) breach of this Agreement, or (iii) negligent or wrongful acts of Tenant or Tenant’s guests, except to the extent caused by Landlord’s gross negligence or willful misconduct.

7.2 Limitation of Liability (Security Deposit Cap)

Except for (i) claims arising from Landlord’s gross negligence or willful misconduct, or (ii) obligations that cannot be lawfully limited, Landlord’s aggregate liability to Tenant under this Agreement shall not exceed the amount of the Security Deposit actually held by Landlord at the time the claim arises.

[// GUIDANCE: Washington law does not expressly authorize such caps; enforceability may depend on factual context and unconscionability analysis. Evaluate client risk tolerance.]

7.3 Insurance Requirements

Each party shall maintain insurance required under Section 5.2 and applicable law. Failure to carry required insurance is a material default.

7.4 Force Majeure

Neither party is liable for failure to perform arising from events beyond its reasonable control (excluding payment obligations), including natural disasters, acts of war, or governmental orders, provided the affected party gives prompt notice and resumes performance as soon as practicable.

8. DISPUTE RESOLUTION

8.1 Governing Law. This Agreement is governed by the laws of the State of Washington and the RLTA, without regard to conflict-of-laws principles.

8.2 Forum Selection. Exclusive venue lies in the Housing Court division (or, if none, the Superior Court) of the county in Washington where the Premises are located.

8.3 Arbitration. The parties expressly exclude arbitration; all disputes shall be resolved in the forum designated above.

8.4 Jury Trial. The parties acknowledge the constitutional right to a trial by jury and do not waive such right.

8.5 Injunctive Relief. Nothing herein limits Landlord’s right to seek injunctive or other equitable relief, including but not limited to possession through unlawful detainer proceedings.

9. GENERAL PROVISIONS

9.1 Amendment & Waiver. No amendment or waiver is effective unless in a written instrument signed by both parties. A waiver on one occasion is not a waiver on subsequent occasions.

9.2 Assignment & Subletting. Tenant may not assign or sublet without Landlord’s prior written consent, which may be conditioned or withheld in Landlord’s sole discretion. Any unapproved transfer is void and a default.

9.3 Successors & Assigns. This Agreement binds and benefits the parties and their lawful successors and assigns.

9.4 Severability. If any provision is held invalid or unenforceable, the remainder of this Agreement remains in full force, and the invalid provision is deemed modified to the minimum extent necessary to make it valid.

9.5 Entire Agreement. This Agreement, together with all exhibits, schedules, and addenda, constitutes the entire agreement between the parties and supersedes all prior discussions or representations.

9.6 Counterparts; Electronic Signatures. This Agreement may be executed in counterparts, each of which is deemed an original. Signatures delivered electronically (e.g., via PDF or secure e-signature platform) are binding.

9.7 Notice. All notices must be in writing and delivered (i) personally; (ii) by certified mail, return receipt requested; (iii) by a recognized overnight courier; or (iv) as otherwise permitted under the RLTA, to the addresses below (or as later designated in writing). Notice is effective upon receipt or the first refusal.

9.8 Time of Essence. Time is of the essence for all obligations herein.

10. EXECUTION BLOCK

IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date.

[// GUIDANCE: Washington generally does not require notarization of residential leases under one year, but verify county-specific recording or local ordinance requirements.]

11. EXHIBITS & SCHEDULES

Exhibit A – Move-In Condition Checklist
Exhibit B – Rules & Regulations
Exhibit C – Lead-Based Paint Disclosure (if Premises built before 1978)
Exhibit D – Domestic Violence Protection Addendum (if applicable)

Exhibit A – MOVE-IN CONDITION CHECKLIST

[Attach comprehensive room-by-room checklist. Both parties must sign contemporaneously with possession delivery.]

[// GUIDANCE: Failure to provide this checklist bars Landlord from retaining any portion of the Security Deposit for property damage under the RLTA.]

End of Document