Washington guide

Washington Form 17 Seller Disclosure Statement: RCW 64.06 Requirements

If you're selling a home in Washington with one to four units, you'll almost always need to fill out a state form called Form 17 that tells the buyer what you know about the property's condition.

TL;DR

If you're selling a home in Washington with one to four units, you'll almost always need to fill out a state form called Form 17 that tells the buyer what you know about the property's condition. You hand it to the buyer before or right around when they sign the purchase contract, and they then get three business days to back out without losing their earnest money. It's not a warranty or a promise that everything is perfect — it's just an honest snapshot of what you know.

Before you start — 10 things to know

Form 17 is Washington's required seller disclosure for almost every home sale of one to four units, including single-family houses, duplexes, triplexes, and fourplexes.
You're disclosing what you actually know (or have good reason to know) about the home — its plumbing, electrical, roof, water source, environmental issues, legal stuff, and neighborhood conditions. You are not promising the home is problem-free.
Form 17 is not a warranty. If something breaks later that you didn't know about, you generally aren't on the hook for it — but hiding things you do know about can come back on you legally.
You must give the completed Form 17 to the buyer before or when they sign the purchase and sale agreement, or as soon after as you reasonably can.
Once the buyer receives your Form 17, they have three business days to cancel the deal in writing without penalty. Business days mean Monday through Friday, not counting state holidays.
A few sales are exempt from Form 17, including transfers between co-owners, sales to or from a government agency, foreclosure sales, and brand-new construction (where the builder handles a separate disclosure).
A buyer can waive Form 17 in writing, but only after talking with their own legal counsel. Don't treat the waiver as a casual opt-out — it's narrow and rarely used.
If you're selling an investment property with five or more units, Form 17 isn't required — but your listing broker still has a separate duty to disclose material facts they know about the property.
If you genuinely don't know something the form asks about, the form lets you check "Don't Know." That answer is far safer than guessing or leaving it blank.
If you learn about a new problem after delivering Form 17 but before closing, update the disclosure in writing and send it to the buyer right away.

The timeline — step by step

Get a blank Form 17 from your listing agent or the Washington Department of Licensing site, and start filling it out before or shortly after you list the home.
Answer every section honestly based on what you know. For anything you truly don't know, check "Don't Know" rather than guessing.
Sign and date the completed Form 17. You're certifying it's accurate as of that day.
Deliver the signed Form 17 to the buyer before or at the time they sign the purchase and sale agreement, or as soon after as is reasonably possible.
The buyer has three business days (Monday through Friday, not counting state holidays) from receiving the form to cancel the contract in writing without penalty.
If the buyer doesn't cancel in that window, the deal moves forward and the disclosure is locked in.
If you find out about a new defect after delivering the form but before closing, update Form 17 in writing and send the revised version to the buyer.
At closing, the final signed Form 17 becomes part of the transaction record.

Common questions

Do I really have to fill out Form 17?

Yes, in almost every Washington home sale of one to four units. There are a few narrow exceptions like sales between co-owners, foreclosure sales, transfers to or from a government agency, and brand-new construction, but most regular home sales require it.

What if I don't know the answer to a question on the form?

The form lets you check "Don't Know," and that's the right move when you genuinely don't have the answer. Guessing or leaving it blank can create legal trouble later — "Don't Know" is the safe, honest choice.

Can the buyer back out of the sale because of something I disclose?

Yes. After they receive your Form 17, the buyer has three business days to cancel the contract in writing without penalty. If they walk away in that window, they get their earnest money back.

Is Form 17 a warranty on the house?

No. Form 17 is only a snapshot of what you know about the property at the time you sign it. You're not promising the home is perfect or guaranteeing future repairs — you're just sharing what you know.

What happens if I discover a new problem after I've already given the buyer Form 17?

Update the form in writing and send the revised version to the buyer as soon as you can. Washington law treats your disclosure as ongoing until closing, so hiding a problem you learn about later can expose you to liability.

What if I lie on Form 17 or leave something out on purpose?

Knowingly hiding or misrepresenting something on Form 17 can lead to the buyer suing you for damages, and in some cases unwinding the sale. The protection the form gives you only works if you fill it out honestly.

I'm selling a small apartment building with six units — does Form 17 apply?

No. Form 17 only applies to residential sales of one to four units. Once you hit five units or more, it's treated as commercial-style investment property and Form 17 isn't required, although your listing broker still has to disclose material facts they know.

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