Washington office lease agreement template

Washington Office Lease Agreement

This Washington Office Lease Agreement (the "Agreement") is made and entered into as of [Date], by and between [Landlord Name], a [State] [Entity Type], with its principal place of business at [Landlord Address] ("Landlord"), and [Tenant Name], a [State] [Entity Type], with its principal place of business at [Tenant Address] ("Tenant").

1. Premises

The Landlord leases to the Tenant, and the Tenant leases from the Landlord, the office space located at [Street Address], [Suite Number], [City], Washington [Zip Code], (the "Premises").

• Option A: The Premises is located on the [Floor Number] floor(s) of the building.
• Option B: The Premises consists of approximately [Square Footage] rentable square feet as measured according to BOMA standards.

The Premises is further described as follows: [Detailed Description of Leased Office Space, including room layout, access to and permitted use of common areas].

The Premises includes access to the following building features: [List of Building Features, HVAC, telecom/data infrastructure, security systems, access control, hours of operation, janitorial services].

Exhibit A attached hereto provides the legal description and tax parcel/ID number for the Property.

2. Permitted Use

The Premises shall be used solely for [Permitted Use, e.g., general professional office purposes], and for no other purpose.

• Option A: Tenant shall not conduct the following types of businesses from the Premises: [List of Prohibited Business Activities].
• Option B: Tenant shall maintain all licenses and permits required by the State of Washington and local jurisdictions for the permitted use of the Premises.

The Landlord represents that the current city zoning allows for the Permitted Use, confirmation of which is attached as Exhibit B. Tenant acknowledges the requirement to comply with all applicable zoning regulations.

The Landlord represents that the Certificate of Occupancy for the building allows for the Permitted Use, the current version of which is attached as Exhibit C. Tenant is obligated to maintain compliance with the Certificate of Occupancy.

3. Lease Term

The initial term of this Lease shall commence on [Start Date] (the "Commencement Date") and shall expire on [End Date] (the "Expiration Date"), unless sooner terminated as provided herein.

• Option A: Tenant shall have the option to extend the lease for [Number] additional term(s) of [Duration] each, subject to the terms and conditions outlined in Section [Section Number].
• Option B: Tenant’s occupancy/possession date shall be [Date]. If Landlord is unable to deliver possession of the Premises by such date, Landlord shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease.

There is no automatic renewal clause.

4. Rent

The base rent for the Premises shall be [Dollar Amount] per rentable square foot per year, for a total annual rent of [Dollar Amount], payable in monthly installments of [Dollar Amount].

• Option A: The monthly rent shall be due and payable in advance on the [Day] day of each month, commencing on the Commencement Date.
• Option B: Rent shall escalate as follows: [Schedule of Rent Escalations, CPI Adjustment, Predetermined Increases].

Rent payments shall be made payable to [Payee Name] and sent to [Payment Address].

Payments may be made by [Approved Payment Methods].

A late fee of [Dollar Amount or Percentage] will be assessed for any rent payment received more than [Number] days after the due date. Tenant shall also be responsible for a [Dollar Amount] charge for any returned check.

Landlord's remedies for default are governed by Washington's commercial rent statutes.

5. Security Deposit

Tenant shall deposit with Landlord a security deposit in the amount of [Dollar Amount].

• Option A: The security deposit shall be held by Landlord in a separate account at [Bank Name] located at [Bank Address].
• Option B: (If applicable) Landlord shall pay interest on the security deposit as required by RCW 59.18.

The security deposit may be used to cover any damages to the Premises, unpaid rent, or other amounts due under this Lease.

The security deposit, less any deductions, shall be returned to Tenant within [Number] days after the Expiration Date and Tenant’s surrender of the Premises in accordance with the terms of this Lease. An itemized statement of any deductions shall be provided.

6. Operating Expenses

This Lease is a [Net/Gross/Modified Gross] lease.

• Option A (Net Lease): Tenant shall be responsible for its proportionate share of all operating expenses of the building, including, but not limited to, common area maintenance (CAM), repair reserves, utilities, and real property taxes. Tenant’s share is [Percentage]%.
• Option B (Gross Lease): Landlord shall be responsible for all operating expenses.
• Option C (Modified Gross Lease): Landlord shall be responsible for all operating expenses, except for the following, which shall be the responsibility of the Tenant: [List of Expenses]. Tenant’s share is [Percentage]%.

Tenant's responsibility for utilities includes: [Electricity, Water, Gas, Internet, Trash, Sewer, Janitorial].

Real property taxes and assessments are allocated as dictated by local practices, including Seattle’s B&O tax and other municipal business levies.

7. Maintenance and Repair

Landlord shall maintain the common areas of the building, including but not limited to the roof, foundation, and exterior walls.

Tenant shall maintain the Premises in good condition and repair, reasonable wear and tear excepted.

• Option A: Landlord shall be responsible for the repair and maintenance of the HVAC system.
• Option B: Tenant shall be responsible for the repair and maintenance of the HVAC system.

All repairs shall be performed in a good and workmanlike manner. Landlord shall make commercially reasonable efforts to respond to any maintenance requests within [Number] hours.

Procedure for reporting and addressing damage: [Detailed procedure].

8. Alterations and Improvements

Tenant shall not make any alterations or improvements to the Premises without Landlord’s prior written consent, which shall not be unreasonably withheld.

• Option A: Any alterations or improvements made by Tenant shall become the property of Landlord upon the Expiration Date.
• Option B: Tenant shall have the right to remove any alterations or improvements made by Tenant, provided that Tenant restores the Premises to its original condition.

All alterations must comply with local permitting codes, construction insurance, and union/labor requirements if applicable.

Restoration or removal of alterations at lease end: [Detailed explanation].

Improvement allowances: [Dollar Amount].

9. Compliance with Laws

Tenant shall comply with all applicable federal, Washington State, and local laws, ordinances, and regulations, including but not limited to commercial building codes, ADA and disability access standards, fire/life safety regulations, and environmental standards.

Tenant shall obtain and maintain all necessary business licenses required by the State of Washington and city or county authorities for office use.

ADA Compliance: [Allocation of compliance costs].

Environmental Standards: [Asbestos Disclosure, Lead Paint in older buildings, Hazardous Materials prohibitions].

10. Insurance

Tenant shall obtain and maintain comprehensive general liability insurance with a minimum coverage of [Dollar Amount] per occurrence, worker’s compensation insurance as required by RCW Title 51, and business property insurance.

• Option A: Landlord shall be named as an additional insured on Tenant’s general liability insurance policy.
• Option B: All insurance policies must be issued by companies authorized to do business in the State of Washington with a minimum AM Best rating of [Rating].

Landlord shall carry property and casualty insurance for the building.

Subrogation waivers, claim notification, and indemnification provisions: [Detailed provisions].

11. Assignment and Subletting

Tenant shall not assign this Lease or sublet the Premises without Landlord’s prior written consent, which shall not be unreasonably withheld, pursuant to RCW 64.04.010.

• Option A: Tenant may assign this Lease or sublet the Premises to an affiliated business entity without Landlord’s consent.
• Option B: Landlord’s consent to any assignment or subletting shall not release Tenant from its obligations under this Lease.

Approval procedures, required documentation, and profit-sharing on sublet or assignment premium: [Detailed procedures].

12. Building Access

Building access policies, hours, key and card access, visitor protocols, after-hours security, emergency egress: [Detailed explanation].

After-hours HVAC or lighting: [Provisions and associated charges].

13. Parking

Tenant shall be entitled to [Number] parking spaces in the building’s parking facility.

• Option A: Parking spaces shall be [Reserved/Unreserved].
• Option B: Tenant shall pay a monthly fee of [Dollar Amount] per parking space.

Motorcycle/bicycle storage: [Detailed explanation].

Compliance with city parking taxes and regulations: [Detailed explanation].

14. Utilities

[Specify if utilities are submetered. Detail responsibility for installation and repair].

Green building requirements or energy benchmarking disclosures: [Seattle Energy Benchmarking Law or other local initiatives].

15. Move-In and Move-Out

Procedures and requirements for tenant move-in and move-out: [Walkthrough inspection, condition reports, keys/access device return, moving insurance, elevator reservations].

Responsibility for restoration and cleaning: [Detailed explanation].

Removal/disposal of property (including technology infrastructure, signage): [Detailed explanation].

Treatment of abandoned property and data security: [Detailed explanation].

16. Default

If Tenant fails to pay rent or otherwise breaches this Lease, Landlord shall have the right to pursue all remedies available under Washington law, including but not limited to termination of the Lease, eviction, and recovery of damages.

• Option A: Tenant shall have [Number] days to cure any default after written notice from Landlord.
• Option B: Landlord’s remedies for default are governed by RCW 59.12.

Landlord’s right to re-entry, accelerated rent, termination, and waiver/non-waiver of rights: [Detailed explanation].

17. Building Rules and Regulations

Tenant shall comply with all building rules and regulations, which are attached hereto as Exhibit D and may be updated from time to time by Landlord.

Tenant's participation in any applicable business or neighborhood improvement district assessments: [Detailed explanation].

18. Limitation of Liability

Landlord shall not be liable for any damages to Tenant’s property or for any business interruption, except to the extent caused by Landlord’s gross negligence or willful misconduct.

Landlord’s right of entry for inspection/repair/emergency (with advance notice requirements as per Washington law): [Detailed explanation].

Procedures for addressing tenant complaints or service requests: [Detailed explanation].

19. Governing Law and Dispute Resolution

This Lease shall be governed by and construed in accordance with the laws of the State of Washington.

Any dispute arising out of or relating to this Lease shall be resolved in the courts of [County Name] County, Washington.

• Option A: The parties agree to attempt to resolve any disputes through mediation before resorting to litigation.
• Option B: All disputes arising out of this agreement shall be settled by arbitration in accordance with the laws of Washington State, RCW 7.04A.

Dispute resolution procedures prioritizing negotiation and Washington State mediation/arbitration: [Detailed explanation].

Opportunity for injunctive relief in court when necessary: [Detailed explanation].

20. Force Majeure

Neither party shall be liable for any failure to perform its obligations under this Lease if such failure is caused by a force majeure event, including but not limited to acts of God, war, terrorism, riots, strikes, natural disasters (including earthquakes and wildfires), and public health orders.

Notification/cancellation procedures arising from regulatory, condemnation, or casualty events: [Detailed explanation].

Allocation of insurance or condemnation proceeds: [Detailed explanation].

21. Tax Withholding and Reporting

The Landlord shall provide Tenant with a W-9 form.

Compliance with all relevant federal, Washington State, and local requirements for tax withholding and reporting (including landlord’s W-9 and non-resident landlord tax requirements if applicable), municipal B&O/nonresident taxes: [Detailed instructions].

Instructions for delivery of all statutory disclosures as mandated by Washington law (Lead Paint, Mold, Asbestos for buildings pre-1978, Certificate of Occupancy, Fire Marshal reports): [Detailed instructions].

22. Special Conditions

[Any special conditions driven by the unique building features (green certification, technological infrastructure, historical status)].

23. Miscellaneous

This Lease constitutes the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior or contemporaneous communications and proposals, whether oral or written.

This Lease may be amended only by a writing signed by both parties.

Periodic lease administration reviews, electronic communications consent, and any additional requirements from the Washington Commercial Brokers Association or local industry associations: [Detailed explanation].

IN WITNESS WHEREOF, the parties have executed this Lease as of the date first written above.

Landlord:

By: [Landlord Name]

Title: [Landlord Title]

Signature: ____________________________

Tenant:

By: [Tenant Name]

Title: [Tenant Title]

Signature: ____________________________

Exhibits:

• Exhibit A: Legal Description and Tax Parcel/ID Number
• Exhibit B: City Zoning Confirmation
• Exhibit C: Certificate of Occupancy
• Exhibit D: Building Rules and Regulations