Form 17: Washington's Seller Disclosure, Line by Line

What Form 17 covers

The form walks the seller through the property's title and ownership, water source and sewer/septic, structural items (roof, foundation, additions and permits), systems (electrical, plumbing, heating), environmental issues (flooding, soil problems, contamination, oil tanks), and HOA/common-interest details. Sellers answer yes / no / don't know, based on their actual knowledge.

Two crucial limits: it is a disclosure, not a warranty — and it only reflects what the seller actually knows. A seller who genuinely doesn't know about a failing side sewer can honestly answer 'don't know.' Form 17 supplements a professional inspection; it never replaces one.

Your 3-day rescission right

Once you receive the completed Form 17, you have three business days (unless your contract sets a different period) to rescind the purchase agreement based on it and recover your earnest money. In practice, listing agents often attach Form 17 to the listing so buyers review it before offering — in a competitive offer-review situation, read it before you write, because you may be asked to waive the rescission window.

Who doesn't have to provide one

Key exemptions include foreclosure and trustee sales, transfers between co-owners or spouses, gifts and inheritance transfers, and sales where the buyer explicitly waives receipt (with limits — the environmental section generally can't be waived). Buying an exempt property means you're relying almost entirely on your own inspection and title review — budget accordingly.

Red flags experienced agents scan for first

Treat 'don't know' answers on big-ticket items as homework, not comfort. Every 'yes' deserves a document: an invoice, a permit, a decommissioning report.

• Any 'yes' on water intrusion, drainage, or standing water — in the Puget Sound climate, water is the #1 enemy; follow up with a sewer scope and crawlspace look.
• Unpermitted additions or remodels — King County and Seattle permit records are searchable; unpermitted work can complicate lending, insurance, and resale.
• Underground oil tanks (common in pre-1970s Seattle homes) — decommissioning documentation matters; leaks can cost tens of thousands.
• Boundary or easement disputes — cross-check the title report; shared driveways and fences are frequent Seattle flashpoints.
• Septic systems in unincorporated King County — ask for pumping records and the county O&M report.

If the seller lied

Intentional misrepresentation on Form 17 can support legal claims after closing, but litigation is slow and expensive — the disclosure regime works best as a filter before you buy, not a remedy after. If an answer smells wrong, push for documentation or walk. Washington's rescission right exists precisely so you can leave cleanly.