make your free washington lease agreement

washington

residential lease agreement

this lease agreement (the "agreement") is made and entered on (the "effective date") by and between (the "landlord") and the following tenants:

(the "tenant")

subject to the terms and conditions stated below the parties agree as follows:

. property. landlord, in consideration of the lease payments provided in this agreement, leases to tenant a house

. term. this agreement will begin on (the "start date") and will terminate on (the "termination date").

tenant will vacate the property upon termination of the agreement, unless: (i) landlord and tenant have extended this agreement in writing or signed a new agreement; (ii) mandated by local rent control law; or (iii) landlord accepts rent from tenant (other than past due rent), in which case a month-to-month tenancy will be created which either party may terminate all other terms and conditions of this agreement will remain in full force and effect.

. management.

. rent. there will be no rent increases through the initial term of the lease.

payments should be sent to:

payment address: , or at such other place as landlord may designate from time to time.

payments can be made by using one of the following methods of payment:

acceptable forms of payment:

tenant agrees to submit rent payments by one of the methods above. in the event of roommates, or another form of joint or multiple occupancy, tenant will be responsible for collecting payment from all parties and submitting a single payment to landlord. tenant is responsible for any payment made by mail and not received by the due date stated herein. mailed payments must be received on or before the due date. rent payments for any partial month will be pro-rated at the rate of 1/30th of the monthly rent payment per day.

landlord will give tenant a written receipt within two business days for all monies paid.

. failure to pay. tenant is hereby notified that a negative credit report reflecting on tenant's credit history may be submitted to a credit reporting agency if tenant fails to fulfill the terms of their credit obligations, such as their financial obligations under the terms of this agreement.

. occupants. the only persons who may live on the property during the term of this agreement are:

tenant may have guests on the property for not over consecutive days or days in a calendar year, and no more than two guests per bedroom at any one time. persons staying more than consecutive days or more than days in any calendar year will not be considered original occupants of the property. tenant must obtain the prior written approval of landlord if an invitee of tenant will be present at the property for more than consecutive days or days in a calendar year.

. possession. tenant will be entitled to possession of the property on the first day of the term of this agreement, and will yield possession to landlord on the last day of the term of this agreement, unless otherwise agreed by both parties in writing. at the expiration of the term, tenant will remove its goods and effects and peaceably yield up the property to landlord in as good a condition as when delivered to tenant, ordinary wear and tear excepted.

. use of property/absences. tenant will occupy and use the property as a full-time residential dwelling unit. tenant will notify landlord of any anticipated extended absence from the property not later than the first day of the extended absence.

no retail, commercial or professional use of the property is allowed unless the tenant receives prior written consent of the landlord and such use conforms to applicable zoning laws. in such case, landlord may require tenant to obtain liability insurance for the benefit of landlord. landlord reserves the right to refuse to consent to such use in its sole and absolute discretion.

the failure to abide by the provisions of this section will constitute a material breach of this agreement and is a just cause for eviction.

. storage. any personal property stored in the common areas of the property will be removed without notice.

. parking.

. roof/fire escapes. use of the roof and/or the fire escapes by tenants and/or guests is limited to emergency use only. no other use is permitted, including but not limited to, the placement of personal property.

. keys and locks. tenant will be given a set number of keys for the property. if all keys are not returned to landlord following termination of the agreement, tenant will be charged a monetary fee to replace the keys. if a security deposit was collected by the landlord at the time of signing this agreement, then such amount will be subtracted from the security deposit. tenant is not permitted to change any lock or place additional locking devices on any door or window of the property without landlord's approval prior to installation. if allowed, tenant must provide landlord with keys to any changed lock immediately upon installation.

. smoke detectors. landlord has provided tenant with functional smoke detectors. all smoke detectors have been checked and are operational.

tenant must maintain all smoke detectors, including battery replacement. tenant will not tamper with or otherwise disable smoke detectors, or tenant may face a fine up to $200 under rcw 43.44.110/wac 212.10.050. tenant must check smoke detectors monthly and report any problems to landlord. tenant may be liable for damages if he or she has no maintained smoke detectors.

. maintenance.

. repairs. the tenant must notify the landlord of all damages and defects known to or discovered. this notification is for the landlord's information only. the landlord is not obligated to repair the damage or defect unless obligated to repair under washington residential landlord-tenant act of 1973.

. deductions in rent. unless the landlord has agreed in writing or is required by the washington residential landlord-tenant act of 1973, the tenant cannot offset, reduce or claim a credit in rent for tenant's actual or imputed costs of labor or materials for repairs, maintenance, alterations, improvements, or other work done to the property; and landlord is not required to remit payment, compensate or otherwise reimburse the tenant.

. utilities and services.

. water-heater. pursuant to rcw 19.27, the state of washington requires that upon occupancy, the temperature control in an accessible domestic hot-water heater within a rental dwelling be set no higher than 120 degrees fahrenheit. resident acknowledges that, if accessible, resident has inspected the hot-water heater and to the best of resident's knowledge does not believe it to be set higher than 120 degrees fahrenheit.

. default. tenant will be in default of this agreement if tenant fails to comply with any material provisions of this agreement by which tenant is bound. subject to any governing provisions of law to the contrary, if tenant fails to cure any financial obligation (or any other obligation) after written notice of such default is provided by landlord to tenant, landlord may elect to cure such default and the cost of such action will be added to tenant's financial obligations under this agreement. all sums of money or charges required to be paid by tenant under this agreement will be additional rent, whether or not such sums or charges are designated as "additional rent." the rights provided by this paragraph are cumulative in nature and are in addition to any other rights afforded by law.

. military termination. in the event, the tenant is, or hereafter becomes, a member of the united states armed forces on extended active duty and hereafter the tenant receives permanent change of station orders to depart from the area where the property is located, or is relieved from active duty, retires or separates from the military, or is ordered into military housing, then in any of these events, the tenant may terminate this lease upon giving thirty (30) days written notice to the landlord. the tenant will also provide to the landlord a copy of the official orders or a letter signed by the tenant's commanding officer, reflecting the change, which warrants termination under this provision. the tenant will pay prorated rent for any days (he/she) occupy the dwelling past the first day of the month. any security deposit will be promptly returned to the tenant, provided there are no damages to the property.

. condition of property. tenant stipulates, represents and warrants that tenant has examined the property, and that they are at the time of this agreement in good order, repair, and in a safe, clean and tenantable condition.

. alterations and improvements. tenant will make no alterations to the buildings or improvements to the property or construct any building or make any other improvements on the property without the prior written consent of landlord. any and all alterations, changes, and/or improvements built, constructed or placed on the property by tenant will, unless otherwise provided by written agreement between landlord and tenant, be and become the property of landlord and remain on the property at the expiration or earlier termination of this agreement.

. hazardous materials. tenant will not keep on the property any item of a dangerous, flammable or explosive character 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.

. damage to property. if the property is damaged or destroyed as to render it uninhabitable, then either landlord or tenant will have the right to terminate this agreement as of the date on which such damage occurs, through written notice to the other party to be given within 20 days of occurrence of such damage. however, if such damage should occur as the result of the conduct or negligence of tenants or tenants' guests or invitees, landlord will have the right to termination and tenants will be responsible for all losses, including, but not limited to, damage and repair costs as well as loss of rental income.

. landlord access to property. landlord and landlord's agents will have the right at all reasonable times during the term of this agreement and any renewal thereof to enter the property for the purpose of inspecting the property and all buildings and improvements thereon. tenant will make the property available to landlord or landlord's agents for the purposes of making repairs or improvements, or to supply agreed services or show the property to prospective buyers or tenants, or in case of emergency. except in case of emergency, landlord will give tenant reasonable notice of intent to enter. for these purposes, forty eight (48) hour written notice will be deemed reasonable. this is in accordance with rcw 59.18.150.

. indemnity regarding use of property. to the extent permitted by law, tenant agrees to indemnify, hold harmless, and defend landlord from and against any and all losses, claims, liabilities, and expenses, including reasonable attorney fees, if any, which landlord may suffer or incur in connection with tenant's possession, use or misuse of the property, except landlord's act or negligence. tenant hereby expressly releases landlord and/or agent from any and all liability for loss or damage to tenant's property or effects whether on the property, garage, storerooms or any other location in or about the property, arising out of any cause whatsoever, including but not limited to rain, plumbing leakage, fire or theft, except in the case that such damage has been adjudged to be the result of the gross negligence of landlord, landlord's employees, heirs, successors, assignees and/or agents.

. accommodation. landlord agrees to and is committed to complying with all applicable laws providing equal housing opportunities. to ensure compliance, landlord will make reasonable accommodations for the known physical or mental limitations of an otherwise qualified individual with a disability who is an applicant or a tenant, unless undue hardship would result. it is the applicant or tenants responsibility to make landlord aware of any required accommodation. in writing, the individual with the disability should specify the nature and effect of the disability and any accommodation he or she needs. if after thoughtful consideration and evaluation, the accommodation is reasonable and will not impose an undue hardship, landlord will make the accommodation. landlord reserves the right to require appropriate medical verification of the disability.

. compliance with regulations. tenant will promptly comply with all laws, ordinances, requirements and regulations of the federal, state, county, municipal and other authorities, and the fire insurance underwriters. however, tenant will not by this provision be required to make alterations to the exterior of the building or alterations of a structural nature.

. statutory obligations. tenant's obligations can be found in rcw 59.18.130. landlord's obligations can be found in rcw 59.18.060.

. mechanics liens. neither tenant nor anyone claiming through the tenant will have the right to file mechanics liens or any other kind of lien on the property and the filing of this agreement constitutes notice that such liens are invalid. further, tenant agrees to (1) give actual advance notice to any contractors, subcontractors or suppliers of goods, labor, or services that such liens will not be valid, and (2) take whatever additional steps that are necessary in order to keep the property free of all liens resulting from construction done by or for the tenant.

. subordination of lease. this agreement is subordinate to any mortgage that now exists, or may be given later by landlord, with respect to the property.

. assignment and subletting.

. notice. notice under this agreement will not be deemed valid unless given or served in writing and forwarded by mail, postage prepaid, addressed to the party at the appropriate address set forth below. such addresses may be changed from time to time by either party by providing notice as set forth below. notices mailed in accordance with these provisions will be deemed received on the third day after posting.

landlord:

, ,

tenant:

, , washington

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

. governing law. this agreement will be governed, construed and interpreted by, through and under the laws of the state of washington.

. waiver and severability. the failure of either party to enforce any provisions of this agreement will not be construed as a waiver or limitation of that party's right to subsequently enforce and compel strict compliance with every provision of this agreement. if any provision of this agreement or the application thereof will, for any reason and to any extent, be invalid or unenforceable, neither the remainder of this agreement nor the application of the provision to other persons, entities or circumstances will be affected thereby, but instead will be enforced to the maximum extent permitted by law.

. time of essence. time is of the essence with respect to the execution of this lease agreement.

. estoppel certificate. tenant will execute and return a tenant estoppel certificate delivered to tenant by landlord or landlord's agent within three (3) days after its receipt. failure to comply with this requirement will be deemed tenant's acknowledgment that the estoppel certificate is true and correct, and may be relied upon by a lender or purchaser.

. entire agreement. this document constitutes the entire agreement between the tenant and landlord. this agreement cannot be modified except in writing and must be signed by all parties. neither landlord nor tenant have made any promises or representations, other than those set forth in this agreement and those implied by law. the failure of tenant or its guests or invitees to comply with any term of this agreement is grounds for termination of the tenancy, with appropriate notice to tenants and procedures as required by law.

. application. tenant represents and warrants that all statements in tenant's rental application are accurate. any misrepresentations will be considered a material breach of this agreement and may subject tenant to eviction. tenant authorizes landlord and any broker to obtain tenant's credit report periodically during the tenancy in connection with the modification or enforcement of this lease. landlord reserves the right to terminate this agreement (i) before occupancy begins, (ii) upon disapproval of the credit report(s), or (iii) at any time, upon discovering that information in tenant's application is false.

. binding effect. the provisions of this agreement will be binding upon and inure to the benefit of parties and their respective legal representatives, successors and assigns.

receipt

initials

lease agreement

inventory & inspection checklist

tenant has inspected the property and states that the property is in satisfactory condition, free of defects, except as noted below:

kitchen

living room

hallways or other areas

tenant:

acknowledged by landlord:

washington department of health

mold - frequently asked questions

mold

what are molds?

molds are tiny 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, sheet rock, 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 an 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:

what can i use to clean up mold?

clean up 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 then 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 then 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 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 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 in your garbage container right away.

scrub surfaces

clean and wash

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

monitor

check regularly to make sure mold has not returned to the clean-up area.

what cleans moldy furniture and other items?

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.