Newly renovated, fully furnished downstairs living space in the Queensgate neighborhood of Kirkland. This unique setup combines a one-bedroom unit plus a separate studio, rented together as one home ideal for professionals, students, or traveling healthcare workers seeking comfort, flexibility, and a peaceful environment. - All utilities, including high-speed Internet are included - All kitchen, bathroom and bedroom essentials are provided, just bring your suitcase - Easy access to I-405 (Exit 22), across from Brickyard Park & Ride - Separate keyless private entrance - Extra storage in the tenant-portion of the garage - Dedicated mudroom/storage area (portion of garage) - Free parking by the house - Large front and back yards with outdoor seating and gardening space - Landlord lives upstairs (separate entrance and portion of the garage) This Agreement is month-to-month, beginning on the Tenant's move-in date ("Move-In Date"). Either Landlord or Tenant may terminate this Agreement by providing at least thirty (30) days' written notice prior to the next rental period. RENT: Monthly Rent: $3,300 (includes all utilities - no hidden fees) Rent is due monthly on the anniversary of the Move-In Date. GRACE PERIOD AND LATE FEES: A three (3) day grace period applies. If rent is not received by Day 4, a late fee of five percent (5%) of monthly rent ($135) will be charged. Beginning on Day 5, an additional $10 per day will accrue until rent is paid in full. Returned or rejected payments may incur a $45 returned payment fee, plus any bank charges. REFUNDABLE SECURITY DEPOSIT Tenant shall pay a total refundable security deposit of $4,000, consisting of: - $3,300 applied toward general security for the tenancy; and - $700 designated for damage beyond normal wear and tear. The deposit may not be used as last month's rent. The deposit will be returned within twenty-one (21) days of move-out, less lawful deductions, along with an itemized written statement. The Premises must be professionally deep cleaned upon move-out. If not completed, a $250 cleaning fee will be deducted from the deposit. Tenant must provide a forwarding address for deposit return. Written notice of where the deposit is held will be provided as required by Washington law. UTILITIES AND SHARED SPACES Utilities are paid by Landlord and shared proportionately with Tenant(s), not to exceed $300 per month total (cap applies for up to three occupants): Utility receipts will be provided upon request. LAUNDRY: Laundry is located in the downstairs bathroom. Tenant may use laundry at any time, except when in use by Landlord on an agreed-upon schedule with reasonable notice. Landlord will clean the laundry area after personal use. GARAGE, PARKING, AND OUTDOOR AREAS: Garage entry includes shared lockable storage for Landlord and Tenant. Tenant may park in the driveway near the Tenant entrance provided access is not blocked. Backyard and BBQ may be used by Tenant. BBQ must be cleaned after each use. OCCUPANCY AND GUESTS Maximum occupancy is three (3) persons. Any additional occupant requires prior written agreement and will incur an additional $500 per month per person. Guests are permitted for up to seven (7) consecutive days within any sixty (60) day period. Subletting or short-term rentals are prohibited without written permission. PET POLICY Up to two (2) cats are permitted. A refundable pet deposit of $200 per cat is required. Tenant is responsible for all pet-related damage beyond normal wear and tear. MAINTENANCE AND REPAIRS TENANT RESPONSIBILITIES: Tenant shall keep the Premises clean and sanitary, report maintenance issues promptly, and avoid damage. LANDLORD RESPONSIBILITIES: Landlord shall maintain the Premises in a habitable condition and perform major repairs. REPAIR REQUESTS: Repair requests must be submitted via SMS or email. EMERGENCY REPAIRS INCLUDE: - No heat during winter conditions - Active water leaks - Gas smell (light gas odor from open fireplace is normal; ventilation required) - Electrical hazards - Sewage backups (no garbage disposals; food waste must not enter sinks) - Fire hazards (fire extinguishers provided in each kitchen) RESPONSE TIMES: Emergency repairs: As soon as possible, same day when feasible Non-emergency repairs: Within forty-eight (48) to seventy-two (72) hours RENTER'S INSURANCE Tenant must maintain renter's insurance with minimum liability coverage of $100,000 and provide proof prior to move-in and upon renewal. ENTRY AND PRIVACY Landlord retains copies of all keys. Landlord may conduct inspections every two (2) months with Tenant present. Landlord shall provide at least twenty-four (24) hours' written notice before entry, except in emergencies. Entry may occur for repairs, inspections, showings, or emergencies. Lost keys will incur a $75 replacement fee per key, plus locksmith costs if applicable. Landlord will have access to the shared hallway to access their portion of the garage. HOUSE RULES Quiet hours: Weekdays and Sunday: After 10:00 PM Friday and Saturday: After 11:00 PM (occasional late-night parties are allowed with prior agreement) Smoking is permitted outside only. Vaping or burning strong incense inside the Premises is prohibited. A $250 remediation fee may be charged if smoke or odor removal is required. Parking is permitted as long as access is not blocked. ALTERATIONS AND USE No painting, drilling, or alterations without prior written approval. Small picture hanging is permitted. Holes larger than one-quarter (1/4) inch must be repaired by Tenant. The Premises is for residential use only. No illegal activity or storage use is permitted. MOVE-IN AND MOVE-OUT INSPECTIONS A written move-in inspection report with photographs will be completed and signed by both parties. A move-out inspection will compare the condition of the Premises to the move-in report. All keys must be returned at move-out. TERMINATION AND MOVE-OUT Either party may terminate this Agreement with thirty (30) days' written notice. Tenant must provide a forwarding address for deposit return. Final utility reconciliation will occur within fourteen (14) days (for significant overages only) RENT AND UTILITY ADJUSTMENTS From time to time, Landlord may adjust the monthly rent to reflect changes in market conditions, property costs, or operating expenses. Any rent increase will be provided in writing at least sixty (60) days in advance and will take effect at the beginning of a new rental period. No rent increase will take effect during the first three (3) rental months of tenancy. Utility caps or allocation methods may be adjusted with at least sixty (60) days' written notice. Any adjustments will be reasonable, documented, and apply only to future billing periods. LEGAL DISCLOSURES AND GOVERNING LAW The property was built in 1979. Landlord discloses no known lead-based paint hazards. This Agreement is governed by Washington State law, including RCW 59.18. Tenant rights and remedies are subject to Washington State landlord-tenant regulations.
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