The Washington Home-Selling Process: Your Step-by-Step Checklist

When a buyer submits an offer, your agent will present it to you in writing. Most Washington transactions use NWMLS Form 21, the standard Residential Real Estate Purchase and Sale Agreement. Review each offer carefully — price is important, but also look at the earnest money amount, financing contingency, inspection contingency, and proposed closing date. Your agent can help you compare multiple offers side by side if you receive more than one.

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You can accept an offer as written, reject it outright, or issue a counteroffer changing specific terms. Counteroffers are common — buyers and sellers often go back and forth on price, closing date, or contingencies. Each counteroffer restarts the clock, and there is no binding contract until both parties have signed the same document and that signed copy has been communicated back to the other party. Your agent will guide you through the negotiation process.

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Mutual acceptance is the moment when both you and the buyer have signed the same purchase and sale agreement and the signed copy has been communicated to both parties. This is a critical date in Washington transactions because all contingency timelines — inspection, financing, appraisal — begin running from the mutual acceptance date. Make sure you and your agent know the exact date and time mutual acceptance is reached, and keep a copy of the signed agreement.

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Under RCW 64.06, you must deliver the completed Form 17 Seller Disclosure Statement to the buyer before or at the time the purchase and sale agreement is signed, or as soon as practicable after signing. Once the buyer receives Form 17, they have three business days to rescind the purchase agreement if they are not satisfied with the disclosures. Make sure you deliver the form promptly and keep proof of delivery — your agent will typically handle this step.

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Washington is not an attorney state — closings are handled by licensed escrow agents and title companies regulated under RCW 18.44. Your agent will typically identify an escrow company, or the parties may have agreed to one in the purchase and sale agreement. The escrow officer is a neutral third party who holds funds, prepares closing documents, and records the deed with the county. You will need to provide the escrow officer with your contact information and any required documents.

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The buyer is required to deliver their earnest money deposit, which your agent's brokerage must deposit into a trust account within one banking day of receipt under WAC 308-124E-030 and RCW 18.85.285. Weekends and federal holidays do not count as banking days. The earnest money is held in trust and applied toward the buyer's costs at closing. If the buyer backs out without a valid contingency, you may be entitled to keep the earnest money — your purchase agreement spells out the rules.

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The escrow or title company will search public records to confirm you have clear ownership of the property and to identify any liens, encumbrances, or title defects that need to be resolved before closing. Common issues include unpaid property taxes, contractor liens, or unresolved permits. If any title problems are found, you will need to address them before the sale can close. This process also produces a preliminary title report that the buyer's lender will review.

Cost: $150-400 typical

If your property is currently rented, Washington's Residential Landlord-Tenant Act under RCW 59.18 governs the rights of your tenants during the sale process. Tenants generally have the right to remain in the property through the end of their lease unless negotiated otherwise. You must give proper written notice before showing the property to buyers and cannot lock out or harass tenants. Work with your agent and, if needed, an attorney to handle this step correctly.

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The buyer will hire a licensed home inspector to examine the condition of the property. Most purchase agreements give the buyer a set number of days — typically 5-10 — to complete inspections. You are generally required to provide reasonable access to the property for the inspection. The inspector will examine the structure, roof, plumbing, electrical, heating, and other systems. You do not need to attend, but you should make sure the home is accessible and utilities are on.

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After the inspection, the buyer may send a written request asking you to make repairs, provide a price reduction, or offer a credit at closing. You are not legally required to fix anything — you can agree to some requests, reject others, or offer a combination. Be strategic: some repair requests are reasonable and worth accepting to keep the deal moving; others may be overreaching. Your agent will help you craft a written response within the timeframe set in the purchase agreement.

Cost: varies

Washington does not require a wood-destroying organism (WDO) inspection for every sale, but VA-guaranteed loans require one for all Washington properties. If the buyer is using VA financing, a state-licensed pest inspector must inspect the property. If active infestation or structural damage from wood-destroying organisms is found, the condition must be remediated before the VA loan can close. This is a hard underwriting requirement, not optional. Your agent will let you know if this applies to your transaction.

Cost: $75-200 typical

If you become aware of a new material defect after the purchase agreement is signed — for example, during a pre-listing inspection or after the buyer's inspector flags something you did not know about — you may need to update your Form 17 Seller Disclosure Statement. Washington law requires disclosure of material facts you know or should know. Failing to disclose known defects can expose you to legal liability even after closing. Talk to your agent immediately if anything new comes to light.

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The buyer's lender will hire a licensed appraiser to assess the fair market value of your home. You need to provide access for the appraiser — typically a 30-60 minute walkthrough. Make sure the home is in showing-ready condition during the appraisal visit. The appraiser will compare your home to recent comparable sales in the area and submit a report to the lender. You will not receive a copy of the appraisal directly, but your agent may be informed of the outcome.

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If the appraised value is lower than your agreed sale price, the buyer's lender will only loan against the appraised value. This creates a gap the buyer must cover out of pocket — or the deal needs to be renegotiated. Your options include lowering the price to the appraised value, splitting the difference with the buyer, holding firm and letting the buyer walk if they have an appraisal contingency, or contesting the appraisal with your agent's help using comparable sales data. Each option has trade-offs.

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If the purchase agreement includes a financing contingency, the buyer must secure loan approval by a specific date. If the buyer cannot get approved, they can typically cancel the contract and get their earnest money back. As the seller, you want to stay in close contact with your agent during this period. If the deadline passes without the buyer formally removing the contingency or canceling, ask your agent about your options — you may have the ability to issue a notice to perform.

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The escrow company will prepare a seller's closing statement showing all credits and debits, including the sale price, your outstanding mortgage payoff, real estate commissions, escrow fees, and the Real Estate Excise Tax (REET) you owe. Review this document carefully with your agent before closing day. Make sure the numbers match what you agreed to and that any credits or repairs you negotiated are reflected correctly. Ask the escrow officer to explain any line item you do not understand.

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Washington sellers pay the Real Estate Excise Tax (REET) at closing, calculated on the total sale price under RCW 82.45. The tax is graduated: 1.1% on the portion up to $525,000; 1.28% on the portion between $525,001 and $1,525,000; 2.75% on the portion between $1,525,001 and $3,025,000; and 3.0% on anything above $3,025,000. The escrow company calculates and pays this on your behalf from your sale proceeds. There is no state income tax in Washington, so no additional state withholding applies to most sellers.

Cost: varies by sale price

If you are not a U.S. citizen or permanent resident, federal FIRPTA rules under 26 U.S.C. 1445 require the buyer to withhold a portion of the sale proceeds and send it to the IRS. The withholding is typically 15% of the gross sale price. Washington has no additional state withholding requirement for foreign sellers. If FIRPTA applies to you, work with a tax professional or attorney before closing to understand your obligations and any available exemptions or reduced withholding certificates.

Cost: varies

Most purchase agreements give the buyer the right to do a final walkthrough shortly before closing to confirm the property is in the agreed condition — that agreed repairs have been made and no new damage has occurred. Make sure you have completed any repairs you committed to and that the home is in the same condition as when the offer was accepted. Remove all personal belongings unless they were included in the sale, and leave all keys, garage door openers, and appliance manuals.

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Washington requires that your broker's compensation be disclosed in writing to all parties before the purchase and sale agreement is signed. Under WAC 308-124, this disclosure must be part of the transaction record. Post-[NAR] settlement rules also changed how buyer broker compensation is handled — offers of compensation can no longer be made through [MLS] systems. Make sure your agent has documented that all compensation disclosures were provided properly and that any buyer's broker compensation arrangements are reflected in the purchase agreement or a separate agreement.

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You will meet with the escrow officer — or sign remotely if arranged in advance — to sign the deed, transfer documents, and other closing paperwork. Washington closings are handled by licensed escrow agents regulated under RCW 18.44, not attorneys. Bring a government-issued photo ID. The escrow officer will walk you through each document. Do not rush — ask questions if anything is unclear before you sign.

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After both parties have signed and all funds are in place, the escrow company sends the deed to the county recorder's office for recording. This is the moment ownership officially transfers to the buyer. In Washington, 'closing' and 'recording' typically happen on the same day. Once the deed is recorded, the escrow officer will disburse all funds — including your net proceeds — to the appropriate parties. You can expect to receive your proceeds by wire transfer or check within a day of recording.

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The escrow company pays the Real Estate Excise Tax (REET) on your behalf directly from your sale proceeds before disbursing the remainder to you. Under RCW 82.45, this tax is the seller's obligation. The excrow officer submits the REET affidavit to the county along with the deed for recording. You do not need to take any separate action — just confirm the amount on your closing statement matches what was estimated.

Cost: varies by sale price

Once the deed is recorded, possession of the property transfers to the buyer according to the terms of your purchase agreement — typically on the day of recording. Gather all keys, garage door openers, mailbox keys, gate codes, alarm codes, and any manuals for appliances and home systems. Leave the home in broom-clean condition unless your contract specifies otherwise. If you agreed to a rent-back arrangement, the terms and timeline should already be spelled out in a separate addendum.

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Hold onto your final closing statement, the deed, any repair receipts, disclosure documents, and the purchase and sale agreement. You will need the closing statement when you file your federal taxes — it shows your adjusted basis and net proceeds, which are used to calculate any capital gain. Washington has no state income tax, so there is no state return to worry about. However, if your gain exceeds the federal exclusion ($250,000 for single filers, $500,000 for married couples filing jointly), you may owe federal capital gains tax.

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