If you are selling a house in Washington, the law generally expects you to tell the buyer what you know about the property’s condition, in writing, on a standard form. That form is the Residential Real Property Seller Disclosure Statement, commonly called Form 17, and the rules come from Chapter 64.06 of the Revised Code of Washington (RCW).
Some transfers are exempt, and a buyer can waive the form. An “as-is” sale does not erase the duty to be honest about known problems. This guide explains who must complete the form, what it asks, when it is due, what the buyer can do with it, and what to do if your house has damage, repairs, or legal complications. This is general information, not legal advice.
Key Points
- Form 17 is the standard form. Washington sellers of improved residential property generally complete it.
- It reflects what you know. It is based on the seller’s actual knowledge, not an inspection.
- Delivery deadline. Unless agreed otherwise, within five business days after mutual acceptance.
- Buyer can rescind. Generally within three business days of delivery, unless agreed otherwise.
- Some sales are exempt. Examples include foreclosures, estate and bankruptcy trustee transfers, and buyer waivers. Verify the current list.
- “As-is” doesn’t erase disclosure. Known material defects should still be disclosed.
- Keep records. Attach invoices, permits, and reports, and update the form if conditions change.
What Is Form 17?
Form 17 is the standard seller disclosure statement for residential sales in Washington. The seller completes it, signs and dates each page and attachment, and gives it to the buyer. It records existing material facts or material defects based on the seller’s actual knowledge at the time the seller completes it.
Two points matter in practice:
- It is based on what you actually know. It is not an inspection, and you are not expected to discover hidden defects. You are expected to answer honestly about what you do know.
- It is the seller’s statement, not an agent’s. The form states that the disclosures are made by the seller and are not representations of any real estate licensee or other party.
Who Has to Complete a Seller Disclosure in Washington?
The statute applies to a sale of improved residential real property, meaning residential property with a structure on it. The seller must deliver a completed disclosure statement unless the buyer has expressly waived the right to receive it or the transfer is otherwise exempt.
If you are unsure whether your sale is covered, ask a Washington real estate attorney or licensed agent before you sign a contract. The answer depends on the type of property, the seller, and the transaction.
What Does the Form Ask About?
The form is organized into sections covering the property and its history. Topics include:
- Title and legal matters, such as your authority to sell, assessments, easements, and boundary or survey questions
- Water, sewer, and septic, including the type of system and known problems
- Structural conditions, such as foundation, roof, and walls
- Water intrusion, drainage, and flooding, including standing water and flood plain questions
- Systems and components, such as plumbing, electrical, heating, and appliances
- Environmental matters, including fill material and other hazards
- Manufactured or mobile home details, when the property includes one
Each question asks what you know. You answer yes, no, or don’t know, and add explanations where needed. The more specific you are about repairs, dates, and records, the better protected you are later.
What Can the Buyer Do After Receiving It?
After the seller or the seller’s agent delivers the statement, the buyer generally has three business days to rescind the agreement, unless the buyer and seller agree otherwise in writing. The buyer must deliver a separately signed written statement of rescission.
That means a late or incomplete disclosure can put your deal at risk after you thought it was secure. It is another reason to disclose early and accurately.
Which Sales Are Exempt?
Chapter 64.06 lists transfers that fall outside the disclosure requirement. In general, exemptions have included:
- A foreclosure or deed-in-lieu of foreclosure
- A transfer made by the personal representative of an estate or by a bankruptcy trustee
- Certain transfers between family members or between spouses, such as in a marital dissolution
- Certain new construction sales by registered builders
- A transaction in which the buyer has expressly waived the right to receive the statement
The exact list and conditions change over time, and the statute notes that an exempt seller can still choose to provide the form. Do not rely on a general list. Check the current text of RCW 64.06.010, or ask an attorney, before you decide a sale is exempt.
If you are selling an inherited property through an estate, see our guide to the steps to sell an inherited house in Washington and how to sell a house in probate in Washington. If you are in foreclosure, the foreclosure avoidance resources explain your options.
Does an “As-Is” Sale Change Your Disclosure Duties?
No, not automatically. An as-is sale usually means the buyer accepts the property in its current condition and the seller will not pay for repairs. It does not give a seller permission to hide a known defect.
If you know about a problem, whether it is a leak, a cracked foundation, or an open city notice, the safe approach is to disclose it on the form and provide supporting records. Concealing a known material defect can expose a seller to claims after closing, in an as-is sale and in a cash sale alike. Our guide to the pros and cons of selling your home as-is and how as-is home buying works explain what an as-is sale does and does not cover.
What Should You Disclose for Common Problem Properties?
The questions below come up most often. For each topic, we have a dedicated guide, but the rule is the same: disclose what you know.
Water damage, leaks, and drainage. The form asks about water intrusion, standing water, and drainage problems. Past leaks that were repaired are still part of the property’s history. See selling a house with water damage and selling a house with mold issues.
Structural problems. Known foundation movement, framing damage, or past structural repairs belong on the form. See selling a home with structural issues.
Fire damage. Insurance claims and repairs are part of the history buyers expect to see. See selling a fire-damaged house in Washington.
Hazardous materials. If you know of asbestos or other hazards, disclose them with any test results. See selling a house with asbestos.
Unpermitted work and code issues. Work done without permits and city notices are the kind of information buyers and lenders look for. See selling a house with unpermitted work and navigating code enforcement violations in Washington.
Title issues and liens. Legal authority to sell, assessments, and title problems affect closing. See selling a house with title issues and how to sell property with delinquent taxes.
Tenants and rentals. Landlords should understand occupancy and lease issues before they list. See selling a house with tenants in Washington.
What If Something Changes After You Complete the Form?
Conditions can change between the time you complete the form and closing, such as a new leak or a failed system. Chapter 64.06 addresses amendments and notices when new information makes an earlier answer inaccurate. Tell the buyer promptly and ask your agent or attorney how to document the update. Do not wait for the buyer to find it.
How Do You Complete the Form Accurately?
Good habits protect you and speed up the sale:
- Gather records first. Collect repair invoices, permits, inspection reports, insurance claims, and warranties.
- Answer from knowledge, not guesses. If you do not know, say so rather than assuming.
- Explain, don’t minimize. Add dates, who did the repair, and whether it is complete.
- Attach the paperwork. Reports and invoices show good faith.
- Sign and date every page and attachment. The form requires it.
- Keep a copy and the proof of delivery.
Our sellers checklist helps you gather the documents you will need.
Do Cash Buyers Change the Disclosure Process?
A cash sale can be faster because there is no lender, but the disclosure duties still depend on the type of transaction and the contract, not on how the buyer pays. Some cash buyers ask to waive receipt of the statement, but a waiver is the buyer’s choice, and it does not authorize a seller to misstate what they know. Ask an attorney before you rely on a waiver.
If you are comparing offers, learn what makes a good cash offer and how to choose a reputable cash buyer.
Frequently Asked Questions
What is Form 17 in Washington?
It is the standard seller disclosure statement for residential sales, completed by the seller based on actual knowledge of the property.
Is a seller disclosure required in Washington?
Generally yes, for the sale of improved residential property, unless the transfer is exempt or the buyer has expressly waived receipt of the statement.
When must the seller give the buyer the form?
Unless the parties agree otherwise, within five business days after mutual acceptance of the purchase contract.
Can the buyer cancel after getting the form?
Generally, the buyer has three business days after delivery to rescind in writing, unless both sides agree otherwise.
Do I still have to disclose in an as-is sale?
An as-is sale does not automatically remove disclosure duties. Disclose known material problems.
What if I don’t know about a problem?
The form is based on your actual knowledge. You are not required to find hidden defects, but you should not ignore obvious signs.
What if I forgot to disclose something?
Contact your agent or attorney promptly. Updating the disclosure sooner is better than a dispute after closing.
Are estate and foreclosure sales exempt?
Often, but exemptions have conditions. Confirm the current rules before relying on one.
Conclusion
Washington’s seller disclosure law is built on one idea: tell the buyer what you know, in writing, on time. Complete Form 17 carefully, keep your records, and update it if conditions change. If your house has damage, repairs, or legal complications, accurate disclosure protects you whether you list traditionally or sell as-is. If you would like to see what a direct offer looks like for your home, you can request a no-obligation cash offer and review all terms with an attorney or agent, or learn more about how we buy houses.