Seller disclosure

Washington's Form 17 seller disclosure: what buyers and sellers need to know.

Form 17 is the seller disclosure statement used for most Washington residential resales. For buyers it is the first written picture of the home's history; for sellers it is the document most likely to prevent a dispute later. This hub explains the rules, the rescission window and how to handle a missing or unsigned disclosure.

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Buyer reading a seller disclosure statement on a clipboard in an empty living room

Quick answer

Under RCW 64.06, most sellers of residential property in Washington must give the buyer a completed seller disclosure statement — commonly NWMLS Form 17 — covering title, water, sewer or septic, structure, systems, environmental issues and more. After receiving it, the buyer generally has three business days to rescind the agreement by written notice, unless that right has been waived as the statute allows. If the seller does not deliver the statement, the buyer may generally rescind any time before closing. Certain transfers, such as some foreclosures and court-ordered sales, are exempt. A seller answers based on actual knowledge, and must update the form if new information makes an answer inaccurate before closing.

RCW 64.06

Washington statute requiring the seller disclosure statement

3 days

Buyer's general rescission window after receipt (business days)

Updates

Seller must amend if answers become inaccurate before closing

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Disclosure answers reviewed in both languages

Questions this hub answers

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How Form 17 fits into a transaction

01
1. Seller completes it before listing
Answer from actual knowledge, attach repair records and permits, and avoid guessing. 'Don't know' is acceptable when true.
02
2. Buyer receives it, often before writing
In competitive markets buyers review it with the listing package; otherwise it is delivered after mutual acceptance.
03
3. Buyer reviews within the rescission window
Read every 'yes' answer and explanation, compare with the inspection plan, and decide within the statutory window.
04
4. Handle a missing or unsigned form immediately
If the disclosure was not delivered or not signed, the buyer's broker should request a properly executed form in writing; the buyer's rescission rights continue until it is delivered.
05
5. Seller amends if facts change
New leaks, notices or repairs before closing should be disclosed in an amendment.

Form 17 sections at a glance

Section	What it asks about	Why buyers care	Follow-up
Title	Easements, encroachments, boundary issues	Use and resale limits	Title report review
Water and sewer/septic	Source, system type, known problems	Costly to repair	Septic or sewer scope
Structural	Roof, foundation, additions, permits	Major repair exposure	Inspection and permit history
Systems and environmental	Heating, electrical, oil tanks, flooding	Safety and insurance	Specialist inspections

Tabbed stack of property documents with reading glasses and a highlighter

Checklist

Disclosure review checklist

Form signed and dated by every seller.
Every 'yes' answer has an explanation and documents.
Permits match additions and remodels.
Septic, sewer and oil tank answers checked against records.
Rescission deadline on your calendar.
Amendments requested if anything changes before closing.

Frequently asked questions

What happens if the seller disclosure is unsigned?

An unsigned or incomplete disclosure may not count as delivered. The buyer's broker should request a properly completed form in writing, and the buyer's statutory rescission right generally continues until it is delivered.

How long does a buyer have to rescind after receiving Form 17?

Generally three business days after receipt, by written notice, unless the right was waived as allowed by statute.

Can a buyer waive the seller disclosure?

Washington law allows a buyer to waive receipt of the statement in certain cases, but generally not the environmental section. Review any waiver carefully with your broker.

Is a seller liable for something they didn't know?

The statement is based on the seller's actual knowledge. Knowingly hiding a known defect is what creates serious liability.