WA Form 17 Seller Disclosure: A Simple, Complete Guide for Washington Sellers
1. What Is WA Form 17 — and Why It Matters
If you’re selling a home in Washington, Form 17 is one of the most important documents you’ll complete — and one of the most misunderstood.
Form 17 is the Seller Disclosure Statement. It’s required in most residential real estate transactions and is designed to give buyers a clearer picture of the property’s condition based on what the seller knows.
This isn’t a home inspection.
It’s not a warranty.
And it’s definitely not a “guess.”
It’s a legal disclosure form that protects both buyers and sellers when completed correctly.
2. When Is Form 17 Required in Washington?
Form 17 is required for most sales of residential property in Washington, including:
Single-family homes
Condos and townhomes
Duplexes, triplexes, and fourplexes
There are exemptions, including:
Some estate or probate sales
Court-ordered sales
Certain trustee or foreclosure sales
However, exemptions don’t always mean “no disclosures at all.” This is where sellers often get tripped up — especially in estate situations.
If you’re selling after a death, this becomes even more important (we’ll cover that later in this series).
3. What Form 17 Is — and What It Is Not
Let’s clear this up plainly.
Form 17 IS:
Based on the seller’s actual knowledge
A snapshot in time (as of the date signed)
A legal document relied on by buyers
Form 17 IS NOT:
A professional inspection
A guarantee of condition
A replacement for buyer due diligence
You are not expected to be an expert — but you are expected to be honest.
4. What Sellers Must Disclose on Form 17
Form 17 walks through multiple categories, including:
Structural & Systems
Roof leaks or past repairs
Foundation movement or cracks
Electrical, plumbing, heating, and cooling issues
Water & Moisture
Past flooding
Drainage issues
Standing water or moisture intrusion
Environmental & Land Use
Wetlands
Septic or sewer systems
Shared wells or water rights
Alterations & Repairs
Major remodels
Additions
Repairs made without permits (this matters more than most sellers realize)
If you know about it — it belongs on the form.
5. What Happens If a Seller “Doesn’t Know”?
Form 17 allows sellers to answer “Don’t Know.”
That option is legitimate — when it’s true.
Where sellers get into trouble is using “Don’t Know” as a shield when:
They lived in the home for years
Repairs were previously discussed
Issues were disclosed in prior transactions
Washington is a buyer-friendly disclosure state, and misrepresentation — even accidental — can create serious post-closing problems.
6. Can You Update Form 17 After It’s Delivered?
Yes — and sometimes you should.
If something changes before closing (for example, a new leak or system failure), sellers are required to update the disclosure.
This doesn’t automatically kill the deal, but transparency protects you far more than hoping something goes unnoticed.
7. How Form 17 Affects Buyer Contingencies
Once buyers receive Form 17, they typically have the right to:
Review it
Ask questions
Proceed with inspections
Potentially rescind within specific timelines
This ties directly into how buyers structure offers and contingencies — especially in competitive situations.
If you want to understand how sellers evaluate buyers beyond just price, this guide explains it clearly:
WA Sellers: How to Pick the Best Buyer in a Multiple Offer Situation (2025 Guide)
8. Common Mistakes Sellers Make on Form 17
I see these all the time:
Rushing through the form
Guessing instead of clarifying
Omitting old issues that were “fixed”
Forgetting about past water events
Assuming buyers “won’t care”
Buyers care — and inspectors will usually find things anyway.
Form 17 isn’t about perfection. It’s about credibility.
9. Form 17 vs Buyer Inspections
Even with a thorough Form 17, buyers should still inspect.
Why?
Sellers disclose known issues
Inspectors uncover unknown issues
When disclosures and inspections align, deals go smoother.
When they don’t — that’s when renegotiations, stress, or failed contracts happen.
Weather, soil conditions, and regional factors also matter in Washington, which is why inspections here aren’t one-size-fits-all:
How Weather Affects Home Buying & Selling in Washington (2025 Guide)
10. Special Situations: Estate & Inherited Properties
If you’re selling a home you inherited or never lived in:
Your disclosures may be limited
“Don’t Know” may apply more often
Buyers will rely more heavily on inspections
This doesn’t mean you’re unprotected — but it does mean strategy matters.
Estate sales require careful handling to avoid unnecessary liability or delays.
11. How Form 17 Fits Into the Bigger Selling Timeline
Form 17 is typically completed before listing or immediately after accepting an offer, depending on strategy.
It connects directly to:
Buyer review periods
Inspection timelines
Negotiation leverage
If you’re selling and buying at the same time, disclosures become even more critical to keeping everything aligned:
The Step-by-Step Move-Up Buyer Plan: How to Sell Your Current Home & Buy Your Next One Smoothly in Washington (2025 Guide)
12. The Bottom Line for Washington Sellers
Form 17 isn’t something to fear — but it does deserve care and guidance.
When completed thoughtfully:
It builds buyer trust
Reduces surprises
Protects you legally
Keeps deals together
Every property — and every seller — is different. That’s why having someone walk through disclosures with you before listing can make all the difference.
Thinking about selling in Washington and want to make sure your disclosures are done right from day one?
If you're planning a move in Washington, I’d love to help you create a plan that actually makes sense for your timeline and your situation — without unnecessary stress or surprises.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence