Washington Lease Agreement Template

1. Fire Protection & Evacuation – The landlord must give written notice to the tenant disclosing all fire safety and protection information for the property, such as details of the building’s sprinkler system, alarm system, and smoking policy.^[1]

2. Landlord/Agent Identification – The landlord’s name and address and those of their agent must be disclosed to the tenant in the lease agreement or a written notice.^[2]

3. Lead-Based Paint Disclosure & EPA Pamphlet (conditional) – Federal law requires all landlords of properties built prior to 1978 to disclose to their tenants the possible existence of lead paint on the premises.

4. Mold Disclosure – The landlord must provide the tenant with information from the Department of Health on the dangers of exposure to indoor mold.^[3]

5. Move-in Checklist (conditional) – If the landlord collects a security deposit from the tenant, they must provide the tenant with a move-in checklist describing the cleanliness and conditions of the unit at the start of tenancy.^[4]

6. Nonrefundable Fees (conditional) – If there are to be any non-refundable fees paid to the landlord, these must be specified in the lease agreement.^[5]

7. Security Deposit Receipt (conditional) – The landlord must provide a receipt for the security deposit stating the name and address of the banking institution where the funds are to be held on behalf of the tenant.^[6]

8. Voter Registration Packet (City of Seattle ONLY) – The landlord must provide a voter registration packet to any prospective tenant to whom they offer a rental contract.^[7]

Maximum Amount – The landlord cannot request an amount greater than 25% of the first month’s rent as a security deposit.^[8]

Collecting Interest – The security deposit must be held in a trust account in a financial institution in the state of Washington, and the landlord is entitled to any interest paid on the deposit.^[6]

Receipt – The landlord must provide a receipt for the security deposit disclosing the name and address of the financial institution where the funds have been deposited.^[6]

Returning – The landlord must return the security deposit funds, minus any withheld amounts, to the tenant within 30 days of the termination of the lease agreement or the abandonment of the premises by the tenant.^[9]

• Itemized List – The landlord must provide a written statement of the basis for withholding any portion of the deposit, along with invoices and other required documentation, within 30 days of the tenant having vacated the unit.^[9]

Grace Period – There is a five-day grace period in Washington state during which a tenant cannot be charged with a late fee.^[10] If rent is not paid after five days, the landlord can send the tenant a 14-day notice to quit.

Maximum Late Fee – The maximum late fee is $20 or 20% of the monthly rent amount, whichever is greater. The late fee cannot be charged, however, unless it has been written in the lease.^[11]

NSF Fee – If a tenant’s check bounces, the landlord can charge a fee equal to $40 or the face value of the check, whichever is less.^[12]

Withholding Rent – If the landlord fails to remedy a defective condition in the unit after receiving notice, the tenant may pay a third party to perform the repairs and deduct up to two months’ rent from their future rent payments.^[13]

Standard Access – The landlord must provide at least two days’ notice before entering the property to perform maintenance or repairs, or one day’s notice before entering to show the property to another potential tenant or prospective buyer.^[14]

Immediate Access – The landlord may enter the property without the consent of the tenant in the case of an emergency or abandonment.^[15]

Absence – Washington state law does not establish a specific length of time that a tenant must be absent from the property for the unit to be considered abandoned.

Breaking the Lease – The tenant may terminate the lease early if they must relocate as a member of the armed services,^[16] they are a victim of domestic violence, sexual assault, harassment, or stalking,^[17] or the landlord has breached the lease agreement.^[18]

Tenant’s Utility Shutoff – It is illegal under Washington state law for a tenant to intentionally turn off utilities provided by the landlord, including water, heat, electricity, or gas.^[19]

Unclaimed Property – If the tenant abandons the unit and leaves personal property behind, the landlord must store the property and send notice to the tenant that it will be disposed of after 45 days, or after seven days if it is worth less than $250.^[20]