Free Washington Residential Lease Agreement Template

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What is a Washington Residential Lease Agreement

A lease agreement is a legally binding contract between a landlord and a tenant. This is written to conform to state laws where the property is located. In Washington these allow both parties to comply with a series of set terms for a specified number of months or years.

Rental contracts and lease agreements have a lot of similarities as they both set out payment plans and the terms of use for a house or apartment. However, the big difference is the duration that they cover. Rental agreements usually only cover short-term tenancies of a few months at a time or month-to-month contracts.

A lease agreement should contain the following details:

  • How long the tenant may legally reside in the property

  • How much rent should be paid

  • Information about the security deposits necessary

  • When rental installments are due

  • Any additional costs that must be serviced by the tenant

  • The rules regarding the proper use of the property

  • Situations that constitute a lease violation eviction procedures

Types of Washington Lease Agreements

There are many types of WA lease agreement forms that can be used to manage and legally bind many different types of rental situations. They allow landlords to rent out various types of property they might have and for tenants to find the best kind of tenancy for their needs.

The most common types of lease agreements in Washington include:

  • Standard residential lease agreements: Under a standard lease agreement both the landlord and tenant commit to a fixed set of terms that last for a series of months or years.

  • Rent-to-own lease agreements: Lease agreements with rent-to-own options are designed for tenants that wish to buy the property they are renting. This requires them to pay a sum of money each month, in addition to rent, to cover the costs of the principal.  

  • Month-to-month rental agreements: Month-to-month lease agreements will often have similar basic terms to standard residential lease contracts. However, they differ as they can be renewed or ended on a month-by-month basis. Their terms may also be flexibly altered each month. 

  • Commercial lease agreements: Commercial leases are provided by landlords of retail property to tenants that intend to use the real estate to run a business.

  • Room rental agreements: In rental properties with shared living areas a room rental agreement can be used to rent a singular bedroom. 

  • Lease to Own Agreement: This type of agreement features an option for the tenant to eventually purchase the property. It also includes the necessary terms and conditions for this transaction to eventually occur. 

  • Sublease Agreement: a Washington sublease agreement allows tenants to reassign or ‘sublease’ the property to another individual. This requires the property landlord’s permission and must be specifically allowed in the original lease.

Disclosures for Washington Lease Agreements

Washington lease agreements must contain a few disclosures and addendums when they are completed and signed. This is to properly inform the tenant of any health risks or potential issues with the property or details about how the property is managed that they must be aware of. 

These essential addendums include the following: 

  • Lead paint disclosure: If the rental unit is in a building constructed before 1978, the landlord or their agent must disclose whether lead paint can be found on the property and must provide safety information for any located on the premises. 

  • Security deposit holding disclosure: A section must be added advising the tenant on how the security deposit will be collected and stored, as well as informing the resident of key rules that apply in Washington regarding the deposit (RCW § 59.18.280).

  • Agent/owner identification: The lease agreement must include a section or an addendum that discloses the contact information of the landlord or a chosen agent who will act on their behalf (RCW § 19.02.115).

  • Conditions to cancel agreements: All rental agreements and lease agreements must contain a specific statement that informs tenants of their statutory rights to cancel the lease if they are a victim of family violence or are deployed for military service.

Washington Lease Agreement Laws

A WA lease agreement must be written and signed within the laws of Washington state, otherwise, it will be legally contestable and can be declared invalid and block either party from recourse if a violation is committed. These will police how you start and end the contract and control what procedures you can reasonably ask a tenant to follow.

The most important laws to consider when you are renting a property in Washington include:

  • Security deposits: Washington landlords may charge no more than one months’ rent if the property is a non-rent control unit. This must be returned to the tenant within 21 days of vacating the property and returning the keys. Landlords must also give advance notice of any deductions.

  • Landlord’s right to enter: Landlords can enter the rental property by giving 48 hours’ advance notice (a written notice is recommended). The same amount of notice is also required before the landlord may enter to give the final inspection before the tenant moves out.

  • Move-in checklist: Tenants must be provided with a rental inspection checklist when moving into the property.

Washington Residential Lease Agreement Sample

Before beginning the process of creating a residential lease agreement in Washington it is sensible to review an example document first. Use our WA lease agreement sample below to find out more about the structure and contents of a fully-fledged rental contract.

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Washington Residential Lease Agreement Template

FAQs About Washington Lease Agreement

It is important to carefully prepare a Washington lease agreement to suit the needs of the landlord and tenant exactly. To help demystify the process a little simply review our FAQs below to learn more about the specificities of rental contracts in WA. 

How to Get a Lease Agreement in Washington?

It is possible to create a WA lease agreement completely online. Using our residential lease agreement maker you can tailor your document for your specific needs and take advantage of professional templates and expert tips.

Lease Agreement or Rental Agreement?

There is a key difference between a Washington lease agreement and a Washington rental agreement, which is the length of duration that they each cover.

Lease agreements are normally longer-term arrangements that can last several months or even years, in which their terms remain fixed. Rental agreements on the other hand are shorter-term in nature but are more flexible and may be changed on a weekly or monthly basis.

How to Write a WA Lease Termination Letter?

If either the landlord or tenant for any reason needs to terminate a Washington lease agreement early, they must provide the correct amount of notice in a written WA lease termination letter.

This letter needs to contain the following information:

  • The name of the landlord and the tenant

  • The date the letter has been written and signed

  • The name and address of the property in question

  • Information explaining why the tenancy needs to be terminated early

  • The reason the lease is being broken

  • The date that the resident will vacate the property

  • Acknowledgment of any penalties that will be incurred

  • Signature of the signing party

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Washington Residential Lease Agreement Template

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Residential Lease Agreement
This Lease Agreement (hereinafter, the "Lease Agreement") is dated as of _________ (hereinafter, the "Effective Date") and is entered into by and between _________ (hereinafter, the "Landlord") and the following residents:

(hereinafter, the "Tenant(s)").

The Landlord and the Tenant(s) agree as follows:

The Landlord rents to the Tenant(s) and the Tenant(s) rents from the Landlord a certain real property and improvements described below, according to the terms and conditions described in this Lease Agreement.

A house located at _________, _________, Washington, _________ (hereinafter, the "Property").

Unless otherwise indicated in the Lease Agreement, no other portion of the Building (hereinafter, the "Building") wherein the Property is located is included in the Lease Agreement.

The term of this Lease Agreement begins on _________ (hereinafter, the "Commencement Date") and shall terminate on _________ (hereinafter, the "Termination Date").
The Tenant(s) shall vacate the Property upon termination of the Lease Agreement, unless:

(i) The Landlord and the Tenant(s) have, in writing, extended this agreement or signed a new agreement.

(ii) The Landlord accepts Rent from the Tenant(s) (other than past due Rent), in which case a month-to-month tenancy shall be created which either party may terminate.

In this case, the Tenant(s) may terminate the tenancy by giving written notice at least 20 days prior to the intended Termination Date. The Landlord may terminate the tenancy by giving written notice as provided by law. Such notices may be given on any date. Rent shall be at a rate agreed to by the Landlord and the Tenant(s), or as allowed by law. All other terms and conditions of this Lease Agreement shall remain in full force and effect.

The Tenant(s) is hereby notified that the Owner or Landlord _________ is the Property Manager in charge of repairs or maintenance of the Property.

If the Tenant(s) has any complaint regarding any issue about the Property, _________ shall be contacted by one of the following methods:

Address: _________
Telephone: _________
Email: _________

The Tenant(s) shall pay the Landlord monthly Rent in the amount of $_________ (hereinafter, the "Rent") for each full month during this lease.

The full month's Rent is due and payable not later than the _________ day of each month lease period.

The Landlord shall not increase the Rent during the term of a lease. However, the Landlord may increase the Rent by giving at least 60 days written notice to the Tenant(s).

The Rent increase shall not be effective until 60 days from the next date Rent is due.

Please Take Notice that mail delays will not excuse the Tenant(s)'s obligation to pay the Rent in a timely manner.
Place of Payment:

The Tenant(s) shall remit all Rent payment amounts owed to the Landlord under this Lease Agreement to the following address:


The Landlord may change the person and place to which the Tenant(s) must remit the rental amounts due under this Lease Agreement.

Please Take Notice that you must place the Property address and the Tenant(s)'s name on all payments.
Method of Payment:

The Tenant(s) shall pay all Rent by selecting any of the following forms of payment (select one or more):

During the term of this Lease Agreement, the only individuals the Tenant(s) may permit to reside on the Property are the following:


The Landlord shall maintain the Property at all times and perform all repairs reasonably necessary to meet the implied warranty of habitability of the Property, that is, that the Property is in a safe and livable condition.
Under RCW 59.18.060 the Landlord shall also comply with the following:

(i) Maintain the premises in a habitable condition in compliance with any applicable code, statute, ordinance, or regulation as to the premises rented if such condition endangers or impairs the health or safety of the tenant.

(ii) Maintain the structural components including, but not limited to, the roofs, floors, walls, chimneys, fireplaces, foundations, and all other structural components, in reasonably good conditions.

(iii) Keep any shared or common areas reasonably clean and safe from defects that may increase the hazards of fire or accident.

(iv) Provide a reasonable program for the control of pests at the initiation of the tenancy. Except in the case of a single-family residence, the landlord shall control infestation during tenancy, unless such infestation is caused by the tenant.

(v) Except where the condition is attributable to normal wear and tear, make repairs and arrangements necessary to put and keep the premises in as good condition as it should have been by law or rental agreement at the commencement of the tenancy.

(vi) Provide adequate locks and furnish keys to the tenant.

(vii) Maintain and safeguard with reasonable care any master key or duplicate keys to the dwelling unit.

(viii) Maintain all electrical, plumbing, heating, and other facilities and appliances supplied to the tenant in reasonably good working order.

The Tenant(s) may not unreasonably restrict the Landlord's access to the property.
Additionally, during the term of this Lease Agreement and any renewal thereof, the Tenant(s) shall:

(1) Keep the Property clean and safe, use all electrical, plumbing, heating, ventilating, and air conditioning facilities and appliances in a reasonable manner.

(2) Repair any damage arising from the act or negligence of the Tenant(s), Occupants, or guests, agents, visitors, and invitees, at the expense of the Tenant(s).

(3) Surrender the Property in as good order and condition as when received, reasonable wear and tear excepted, upon the termination of this Lease Agreement.

All requests for repairs must be in writing and delivered to the Landlord. Only in the event of an emergency related to the condition of the Property that materially affects the physical health or safety of an ordinary tenant, the Tenant(s) may call the Landlord.

The Tenant(s) may not repair or cause to be repaired any condition, regardless of the cause, without the Landlord's permission. All decisions regarding repairs, including the completion of any repair, whether to repair or replace the item, and the selection of contractors, will be at the Landlord's sole discretion.

If in an emergency, it shall become necessary to make any repairs or replacements by the Tenant(s) without prior written consent from the Landlord, at the Landlord's expense, and such repairs or replacements are found to be unsatisfactory and to have caused additional damages, the Tenant(s) shall reimburse the Landlord for the cost of making such repairs.

Under RCW 59.18.060, the Landlord hereby notifies the Tenant(s) that the dwelling unit is equipped with a smoke detection device as required in RCW 43.44.110. Furthermore, the Landlord informs the Tenant(s) that it is the Tenant(s)'s responsibility to maintain the smoke detection device in proper operating condition and of penalties for failure to comply with the provisions of RCW 43.44.110(3).

Lastly, the Landlord notifies the Tenant(s) that the installation of smoke detection devices shall be the responsibility of the Owner or Landlord. However, maintenance of smoke detection devices, including the replacement of batteries where required for the proper operation of the smoke detection device, shall be the responsibility of the Tenant(s), who shall maintain the device as specified by the manufacturer.

The Tenant(s) shall be solely responsible for and shall pay expenses for all utilities and services used or consumed at the Property.

The Tenant(s) shall not keep or have on the Property any article or item of a dangerous, flammable, or explosive material on the Property that might unreasonably increase the danger of fire or explosion on the Property or that might be considered hazardous or extra hazardous by any responsible insurance company.

Under RCW 59.18.160, the Landlord and the Landlord's agents shall have the right at all reasonable times, and by all reasonable means during the term of this Lease Agreement and any renewal thereof, to enter the Property for the following purposes:

(i) Survey the Property's condition and take photographs to document the condition.

(ii) Make emergency repairs or improvements to the Property.

(iii) Supply necessary or agreed services.

(iv) Show the Property to prospective buyers or tenants.

(v) Exercise a contractual or statutory lien.

(vi) Leave a written notice.

Except in case of emergency, the Landlord will give the Tenant(s) reasonable notice of intent to enter. For these purposes, twenty-four (24) hour written notice will be deemed reasonable.

The Tenant(s)'s and the Landlord's statutory obligations are defined under RCW 59.18.130 and RCW 59.18.060, respectively.

The Tenant(s) shall not voluntarily or involuntarily assign, mortgage, encumber or hypothecate this Lease or any interest herein or sublet the Property or any part thereof.

The Tenant(s) is specifically prohibited from offering all or part of the Property for short-term rentals such as through Airbnb, VRBO, or other such sites or programs. Any advertising or online postings, as well as actual rentals of the Property to vacation or short-term guests, shall constitute a material breach of this Lease Agreement.

Any person who is not the Tenant(s) who occupies any portion of the Property, for any period of time whatsoever, for any compensation or consideration whatsoever (including, without limitation, the payment of money and/or trade and/or barter of other goods, services, or property occupancy rights) is NOT a guest, and such occupancy constitutes unauthorized subletting or assignment which is a substantial and material breach of this Lease Agreement.

Notice required by statute will be given in accordance with the applicable statute. All other notices shall be deemed sufficient if made as follows:

- All notices to the Landlord shall be directed by personal delivery or first-class mail to the Landlord at the appropriate address set forth below, until the Tenant(s) is notified, in writing, to the contrary.

- All notices to the Tenant(s) shall be directed by personal delivery or first-class mail to Tenant at the Leased Property or any forwarding address provided in writing by the Tenant(s) to the Landlord.

- The addresses set forth below may be changed by the Parties by giving notice as set forth herein.


_________, _________, Washington _________

Such addresses may be changed from time to time by any party by providing notice as set forth above.

This Lease Agreement shall be governed, construed, and interpreted by the Laws of the State of Washington.
IN WITNESS WHEREOF, the Landlord and Tenant(s) have executed this Lease Agreement in the manner prescribed by law as of the Effective Date.

By: ___________________________________ Date: __________________

By: ___________________________________ Date: __________________
Washington Lease Agreement
Inspection Checklist
Address: _________, _________, Washington _________

The Tenant(s) has inspected the Property and states that the Property is in satisfactory condition, free of defects, except as noted below:
Bathrooms  __________________________________
Carpeting  __________________________________
Ceilings  __________________________________
Closets  __________________________________
Countertops  __________________________________
Dishwasher  __________________________________
Disposal  __________________________________
Doors  __________________________________
Fireplace  __________________________________
Lights  __________________________________
Locks  __________________________________
Refrigerator  __________________________________
Screens  __________________________________
Stove  __________________________________
Walls  __________________________________
Windows  __________________________________
Window coverings  __________________________________




By: ___________________________________ Date: __________________
Acknowledged by Landlord:

By: ___________________________________ Date: __________________
Washington Department of Health
Mold - Frequently Asked Questions

What are molds?

Molds are microscopic organisms that digest organic matter and reproduce by releasing spores. Molds are a type of fungi and there are over 100,000 species. In nature, mold helps decompose or break-down leaves, wood, and other plant debris. Molds become a problem when they go where they are not wanted and digest materials, such as our homes.

What makes molds grow in my home?

Mold enters your home as tiny spores. The spores need moisture to begin growing, digesting, and destroying. Molds can grow on almost any surface, such as wood, ceiling tiles, wallpaper, paints, carpet, sheetrock, and insulation. The mold grows best when there is lots of moisture from a leaky roof, high humidity, or flood. There is no way to get rid of all molds and mold spores from your home. But you can control mold growth by keeping your home dry.
Can I be exposed to mold?

When molds are disturbed, they release spores into the air. You can be exposed by breathing air containing these mold spores. You can also be exposed through touching moldy items, eating moldy food, or accidental hand to mouth contact.

Do molds affect my health?

Most molds do not harm healthy people. But people who have allergies or asthma may be more sensitive to molds. Sensitive people may experience skin rash, running nose, eye irritation, cough, nasal congestion, aggravation of asthma, or difficulty breathing. People with immune suppression or underlying lung disease may be at increased risk for infections from molds.

A small number of molds produce toxins called mycotoxins. When people are exposed to high levels of mold mycotoxins they may suffer toxic effects, including fatigue, nausea, headaches, and irritation to the lungs and eyes. If you or your family members have health problems that you suspect are caused by exposure to mold, you should consult with your physician.
When is mold a problem?

You know you have mold when you smell the "musty" odor or see small black or white specks along your damp bathroom or basement walls. Some mold is hidden, growing behind wall coverings or ceiling tiles. Even dry, dead mold can cause health problems, so always take precautions when you suspect mold.

Mold is often found in areas where water has damaged building materials and furniture from flooding or plumbing leaks. Mold can also be found growing along walls where warm moist air condenses on cooler wall surfaces, such as inside cold exterior walls, behind dressers, headboards, and in closets where articles are stored against walls. Mold often grows in rooms with both high water usage and humidity, such as kitchens, bathrooms, laundry rooms, and basements. If you notice mold or know of water damaged areas in your home, it is time to take action to control its growth.

When should I sample for mold?

You don't need to sample for mold because in most cases you can see or smell mold. Even a clean, dry house will have some mold spores, but not enough to cause health problems. If you smell mold, it may be hidden behind wallpaper, in the walls or ceiling, or under the carpet. If you suspect you have hidden mold, be very careful when you investigate, protect yourself from exposure in the same manner as you would for a clean-up. See the chart below.
Can I control mold growth in my home?

Yes, you can. Dry out the house and fix any moisture problems in your home:

• Stop water leaks, repair leaky roofs and plumbing. Keep water away from concrete slabs and basement walls.
• Open windows and doors to increase airflow in your home, especially along the inside of exterior walls. Use a fan if there are no windows available.
• Make sure that warm air flows into all areas of the home. Move large objects a few inches away from the inside of exterior walls to increase air circulation.
• Install and use exhaust fans in bathrooms, kitchens, and laundry rooms.
• Ventilate and insulate attic and crawl spaces. Use heavy plastic to cover earth floors in crawl spaces.
• Clean and dry water damaged carpets, clothing, bedding, and upholstered furniture within 24 to 48 hours, or consider removing and replacing damaged furnishings.
• Vacuum and clean your home regularly to remove mold spores.
• Check around your windows for signs of condensation and water droplets. Wipe them up right away, so mold can't start to grow.
What can I use to clean up mold?

Clean up the mold and take care of the problem by following the advice above to keep your home dry and keep mold out. Act fast! Mold damages your home as it grows. Clean it up as soon as possible.

Size the Moldy Area

Decide if you have a large or small area of mold. A small area is less than about ten square feet or a patch three feet by three feet square. To clean a small area, follow the advice below. You may use a cotton face mask for protection.

If you have a lot of mold damage (more than ten square feet) consider hiring a cleaning professional. If the moldy area has been contaminated by sewage or is in hidden places, hire a professional. To find a professional, check under "Fire and Water Damage Restoration" in your Yellow Pages. If you decide to clean up on your own, follow the guidance below.

Use Protection

Wear goggles, gloves, and breathing protection while working in the area. For large consolidated areas of mold growth, you should wear an Occupational Safety and Health Administration (OSHA) approved particle mask.

Seal the Area

Seal off the area from the rest of your home. Cover heat registers or ventilation ducts/grills. Open a window before you start to clean up.

Remove Items

Remove all your furnishings to a mold-free area. Clean the surrounding moldy area, then follow the cleaning directions below for the items you removed and the new space.

Bag Moldy Trash

Bag all moldy materials and tie off the top of the bag. Bring them outdoors and place them in your garbage container right away.

Scrub Surfaces

• First, wash with a mild detergent solution, such as laundry detergent and warm water. Allow to dry.
• (Optional step) Then wipe with a solution of 1/4 cup bleach to one gallon of water. Wait 20 minutes and repeat. Wait another 20 minutes.
• Last, apply a borate-based detergent solution and don't rinse. This will help prevent mold from growing again. A borate-based laundry or dishwasher detergent has "borate" listed on the ingredients label.

Clean and Wash

Give the entire area a good cleaning, vacuum floors, and wash any exposed bedding or clothing.


Check regularly to make sure mold has not returned to the clean-up area.
What cleans moldy furniture and other items?

• For wood, metal, plastic, glass, ceramics, and other objects that don't absorb water but are washable - wipe them with a solution of lukewarm water and laundry detergent.
• For clothes, bedding, and other materials that absorb water and are washable - wash them in the laundry.
• For beds, sofas, and other furniture that absorb water but are not washable - these items may need to be discarded. Or, try to save them by vacuuming well and allowing them to air out. If there is no odor, it may be okay. Mold can come back, so watch for any mold growth or mold-related health problems. Discard the item if you suspect mold is growing inside or outside the item.
Should I paint over mold?

No. Don't paint or caulk over mold. The mold will grow under the paint and the paint will peel.

I'm a renter or landlord, what help can you provide for a mold problem?

Mold problems in buildings are a result of water and moisture problems. Excess moisture comes from leaks or condensation. Tenants and landlords both have responsibilities for addressing water and moisture problems that can cause mold. Generally, fixing leaks is the landlord's responsibility and reducing condensation is the renter's responsibility. See our mold resources for renters and landlords.
Who are my local contacts for more information about mold?

In Washington, you can contact your local county health department for more information about mold. If you live outside of Washington State, try contacting your county or state health department.
THIS AGREEMENT made and entered into between _________, “the Landlord" and _________, "the Tenant(s)”.

Tenant(s) is renting from the Landlord the Property located at _________, _________, Washington, _________.

NOTICE TO THE TENANT(S): (select one)

This rental property or dwelling unit is equipped with a hard-wired or battery operated smoke detection device, a fire sprinkler system and a fire alarm system. This rental property has an emergency notification plan, a relocation plan and an evacuation plan for the occupants. This rental property also has a smoking policy.

Information on all of the above (applicable) policies will be provided by the landlord.
Certification of Accuracy

The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate.


By: ___________________________________ Date: __________________
Acknowledged by Landlord/Agent:

By: ___________________________________ Date: __________________
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