Thinking about selling or buying a home in Northeast Seattle and feeling unsure about Washington’s Form 17? You are not alone. This seller disclosure form can feel technical, yet it plays a big role in smooth, low-stress closings. In this guide, you will learn what Form 17 is, what it actually asks, how it affects your next steps, and the local issues we see most often in NE Seattle homes. Let’s dive in.
What is Washington Form 17?
Form 17 is Washington’s Seller’s Real Property Disclosure Statement. It collects what a seller knows about a home’s condition so buyers can make informed decisions before closing. The requirement is grounded in state law. You can review the statute in RCW 64.06.
The core standard is simple: the form reflects information to the best of the seller’s knowledge. Sellers do not have to open walls or perform tests. They must answer honestly about known conditions and provide any relevant documentation. If a seller knowingly misstates a material fact or conceals a defect, there can be legal consequences under Washington law.
For homes built before 1978, there is also a separate federal requirement to provide a lead-based paint disclosure and the EPA pamphlet. You can read more in the EPA’s guide, Protect Your Family From Lead in Your Home.
Who must complete it and when
In most residential sales of one to four units, the seller completes Form 17 and delivers it to the buyer early in the process. In practice, sellers fill it out before listing or at listing, and it is shared with prospective buyers and attached to the purchase paperwork. Some transfers are exempt under statute, such as certain court-ordered or fiduciary sales. For exact exemptions and timing rules, check RCW 64.06 or consult an attorney.
Buyers should review the form as soon as it is available. Ambiguous answers, such as “I don’t know,” are a signal to follow up or order targeted inspections.
What Form 17 covers
Form 17 uses a series of checkboxes and short answers. It also provides space for added notes and attachments. Here are the sections you will see, in plain language.
Ownership and occupancy
Who lives at the property, and are there any rental agreements or leases in place? This helps buyers understand access, possession timing, and whether any third-party rights exist.
Structure and foundation
Any known issues with settling, cracks, or structural repairs should be disclosed. If additions or major work were done, sellers should note whether permits were obtained and inspections passed.
Roof and exterior
Age of roof, known leaks, repairs, and gutter or drainage concerns. In the Pacific Northwest, repeated leak history and moss maintenance are important details for buyers.
Mechanical systems
Heating, cooling, electrical, plumbing, and water heaters. Sellers should disclose known defects, past repairs, and whether upgrades were permitted. Older wiring or original panels should be identified if known.
Water supply and wastewater
Is the home on municipal sewer or a septic system? Septic homes require pump and maintenance history. If there is a private well, note well details and water quality knowledge.
Environmental hazards
Lead-based paint for pre-1978 homes, suspected or known asbestos in older materials, moisture or mold history, underground or above-ground oil tanks, and any known contamination events. Provide records for any remediation.
Moisture and drainage
Past water intrusion in basements or crawlspaces, sump pump use, French drains, foundation drainage systems, and any flood history. Note where and when issues occurred and what was done.
Pests and infestations
Wood-destroying organisms, termite or carpenter ant activity, and pest treatments. Attach inspection or treatment records if available.
Neighborhood and external factors
Recurring noise, odors, drainage from neighboring lots, shared driveways, access easements, or disputes that could affect use or enjoyment. Describe the context and any agreements.
Legal, zoning, and permits
Outstanding liens, code enforcement, unpermitted work, and any pending legal actions affecting the property. Include permit numbers and inspection outcomes when available.
Insurance and claims
Insurance cancellations or recurring claims can affect insurability and future premiums. Provide claim dates and summaries if you have them.
Other material facts
Form 17 includes open space for anything a reasonable buyer would want to know that is not captured elsewhere. Use this area to reduce surprises.
Timing, delivery, and buyer remedies
Best practice is to complete Form 17 before listing and share it with prospective buyers. Buyers then use the answers to plan inspections and frame questions. If a seller later learns new information, they should promptly update the disclosure.
If a buyer suffers a loss due to undisclosed material defects, Washington law may provide remedies. The outcome depends on specific facts and statute. For legal interpretation, review RCW 64.06 or consult a real estate attorney. Your broker can help you organize the information, but the seller signs Form 17 and is responsible for its accuracy.
NE Seattle patterns to watch
Northeast Seattle neighborhoods like Ravenna, Bryant, Wedgwood, Laurelhurst, and Windermere include early 20th-century homes, post-war cottages, and newer infill. Certain issues tend to appear on Form 17 in this area:
- Older wiring and panels in pre-war homes. Knob-and-tube or original fuse panels may remain in some houses.
- Unpermitted conversions. Attic and basement build-outs, ADUs, and decks sometimes lack permits. Always verify.
- Moisture and drainage near historic creek corridors. Homes near the Thornton Creek watershed often report past seepage, sump pumps, or foundation drains.
- Slope and retaining wall concerns. Some pocket neighborhoods sit on sloped sites that have retaining structures or older stabilization work.
- Roof maintenance. Moss growth and intermittent leaks are common in the damp climate.
- Aging plumbing and sewer laterals. Original galvanized plumbing or cast-iron sewer laterals can lead to low pressure or backups.
- Buried oil tanks. Less common than in some suburbs, but older homes may have decommissioned tanks or records of removal.
- Radon and indoor air quality. Levels vary by micro-area. Consider testing, especially in homes with basements or crawlspaces.
Use these patterns to focus your questions. For example, a 1920s Craftsman with a finished attic should prompt a permit records check and an electrical evaluation. A home near a ravine or greenbelt may call for a moisture-focused inspection and a look at any past geotechnical reports.
Seller checklist before listing
- Complete Form 17 thoroughly. If you need more space, attach an extra page with clear headings.
- Gather permits and inspection records for additions, electrical, plumbing, structural, and deck work.
- Collect receipts and warranties for major repairs such as roof replacement, sewer lateral work, foundation repairs, HVAC, or remediation.
- Include contractor reports or remediation documents for water intrusion, mold, structural repairs, or tank removals.
- Provide insurance claim summaries if available. Note claim dates and the scope of repairs.
- If pre-1978, prepare the separate federal lead disclosure and provide the EPA pamphlet.
- If the property has rental space or an ADU, assemble lease agreements and any related city registrations.
A short packet of receipts and permits attached to Form 17 can reduce questions and help buyers feel confident.
Buyer checklist for review and inspections
- Read Form 17 fully. Compare answers with the listing remarks and your tour observations.
- Flag “I don’t know” or blank responses and ask for clarification in writing.
- Order targeted inspections based on disclosures. Examples: sewer scope for older laterals, moisture or mold assessment when past water intrusion is reported, electrical evaluation for older wiring, and roof inspection if leaks were noted.
- Verify permit history for additions or conversions. Request permit numbers and check the city records.
- When prior damage or remediation is disclosed, ask for reports, contractor invoices, and any transferable warranties.
Treat Form 17 as your roadmap. It will not replace inspections, but it will tell you where to look first.
Common mistakes and how to avoid them
- Sellers sometimes check “No” or “Unknown” for items where they actually have history or receipts. If you patched a leak, say so and include the invoice.
- Assuming old problems do not matter because they were fixed years ago. If you know about it, disclose it and provide documentation.
- Not attaching permits, inspection reports, or warranties. Attachments answer many buyer questions and reduce friction.
- Buyers assuming “no knowledge” means “no problem.” Follow up and inspect when important systems or areas are at issue.
- Skipping a sewer scope on older homes. In this region, that is a common and costly blind spot.
Local tools to verify information
- City permits and code history. Use the Seattle Department of Construction & Inspections to research permits, code enforcement, and environmentally critical areas.
- Parcel data and tax records. The King County Parcel Viewer shows property details, prior sales, and mapping layers.
- Lead-based paint resources. The EPA’s consumer guide, Protect Your Family From Lead in Your Home, outlines required disclosures for pre-1978 homes.
- Contaminated sites. Search the Washington Department of Ecology’s Cleanup Sites and Hazardous Spills database for known sites.
- Statute and exemptions. Review RCW 64.06 for official language on disclosures and statutory carve-outs.
One-minute summary
- Sellers: complete Form 17 honestly, attach permits, receipts, and warranties, disclose any water, foundation, electrical, or sewer issues, and provide lead-based paint disclosures for pre-1978 homes. Consider pre-listing inspections on older systems.
- Buyers: read the entire Form 17, follow up on “unknown” answers, order targeted inspections based on the disclosures, and verify major work through city permits and receipts.
When to call an expert
- Legal questions about timing, remedies, or exemptions. Review RCW 64.06 and consider consulting a real estate attorney.
- Condition questions affecting safety or structure. Bring in a licensed inspector, structural engineer, or geotechnical engineer when slopes, foundations, or retaining walls are involved.
- Environmental concerns. For oil tanks, moisture and mold, or potential contamination, consult specialists and request documentation.
If you want a calm, experienced plan for preparing your disclosure, organizing documentation, and prioritizing inspections, we are here to help. Reach out to Stephanie Stanford to Request a personalized market + renovation consultation.
FAQs
What is Washington Form 17 and why does it matter?
- It is the state’s seller disclosure statement that records what the seller knows about the property so buyers can make informed decisions before closing, as outlined in RCW 64.06.
Who must complete Form 17 and when do buyers get it?
- In most residential 1 to 4 unit sales, the seller completes Form 17 and delivers it early in the process; exemptions exist, so review RCW 64.06 or consult an attorney for specifics.
Does Form 17 require disclosing minor cosmetic issues?
- The form focuses on material facts a reasonable buyer would want to know, but sellers should still be transparent and use the additional comments section to clarify context.
What if a defect is discovered that the seller truly did not know about?
- Form 17 reflects the seller’s knowledge at the time, so unknown defects are not automatically a violation; buyers and sellers should review RCW 64.06 and consult counsel for remedies.
Are deaths, crimes, or other stigmatizing events required to be disclosed?
- Washington’s disclosure focuses on property condition and legal facts affecting title or use, not stigmatizing events; buyers can ask questions if such factors matter to them.
How should buyers treat “I don’t know” versus “No” answers on Form 17?
- “No” indicates the seller does not know of a problem, while “I don’t know” flags an information gap that you should follow up on or investigate with targeted inspections.
How do permits and unpermitted work affect a sale in Seattle?
- Unpermitted additions or conversions can affect value and insurance, so verify permit history through SDCI and request final inspection records or correction notices where applicable.
What documentation should a seller attach to reduce future disputes?
- Include permits, inspection reports, contractor invoices, remediation records, warranties, insurance claim summaries, and any lead-based paint disclosures for pre-1978 homes.
