Selling in Shoreline and hearing a lot about “Form 17”? You are not alone. Many sellers worry about what to disclose, when to deliver it, and how detailed to be. Done right, your disclosure protects you, builds buyer confidence, and helps your sale stay on track.
In this guide, you will learn what Washington’s Form 17 covers, how it fits into Shoreline transactions, common local issues to watch for, and practical checklists for both sellers and buyers. You will also get tips to avoid costly mistakes and keep your deal smooth. Let’s dive in.
What Form 17 is in Washington
Form 17 is Washington State’s standard Seller Disclosure Statement used in most residential sales. You complete it based on your knowledge of the property. It asks about condition, systems, environmental issues, title matters, and neighborhood or HOA items that could affect value or a buyer’s decision.
Form 17 is part of the transaction record. Sellers answer honestly and provide any helpful documents. Buyers still order inspections, but Form 17 sets the baseline for what you, as the seller, know and have disclosed.
Why Form 17 matters
Form 17 protects buyers by sharing material facts you know about the home. It also protects you by documenting those facts and reducing the chance of later claims of concealment, as long as you answer truthfully and completely. It is not a warranty or a replacement for inspections. Most buyers still conduct independent inspections during their contingency period.
When to deliver it in Shoreline
Timing is guided by your purchase and sale contract. In practice, Shoreline sellers usually complete Form 17 at or before listing. Many listing agents attach it to the MLS so buyers can review it before writing an offer. At a minimum, buyers should receive it before they become contractually bound, and related review periods are often tied to inspection timelines in the contract.
What you must disclose
Form 17 is structured by topic. Expect to answer questions and attach documents where you can.
Ownership and title
- Known liens, mortgages, assessments, or tax delinquencies.
- Recorded easements or restrictions that affect use.
- Documents to consider: recent title report, easement records, notice letters.
Structure and building systems
- Roof age and condition, past or current leaks.
- Foundation settlement, cracks, repairs, or engineering reports.
- Interior components with known damage.
- Documents to consider: permits, contractor invoices, structural reports.
Major mechanical systems
- HVAC age, service history, and known issues.
- Water heater age and function.
- Plumbing leaks or sewer backups.
- Documents to consider: service records, warranties, permits.
Electrical and safety
- Electrical capacity and known wiring issues.
- Presence of older wiring types or recent upgrades.
- Smoke and CO detectors and other safety items.
Water and sewage
- Connection to public water and sewer, or use of septic or a private well.
- For septic: maintenance records, last pumping date, permits, and any failures.
- For wells: well log, treatment systems, and any water test results.
- Local note: Much of Shoreline has municipal water and sewer. Some older or more peripheral properties may have septic or wells. Verify and disclose what you have.
Environmental and health
- Any known asbestos, lead-based paint on pre-1978 homes, radon issues or mitigation systems, mold, or hazardous materials.
- Any prior remediation work or ongoing cleanup.
- Federal lead disclosures apply for pre-1978 homes, along with distribution of the EPA/HUD lead pamphlet.
Drainage, soil, and geologic risk
- Known drainage problems, past flooding, standing water, slope instability, or landslides.
- Flood insurance claims and proximity to mapped flood zones, if known.
Zoning, permits, and code
- Unpermitted additions or work, open code violations, or missing permits.
- Pending enforcement actions.
- Documents to consider: building permits, final inspections, certificates of occupancy.
Improvements, repairs, and claims
- Dates and details of recent improvements and any ongoing repairs.
- Insurance claims, pest history, and related repair records.
HOA, condo, and neighborhood
- HOA or condo status, CC&Rs, bylaws, and pending special assessments.
- Known nuisances or conditions that materially affect use of the property.
- Documents to consider: resale packet, financials, meeting minutes.
Shoreline and King County watchouts
Shoreline’s geography and housing stock create a few common disclosure themes.
Critical areas and shoreline rules
Proximity to Puget Sound and sensitive areas can add regulation and permitting needs. If your property sits in or near a mapped critical area or shoreline zone, disclose what you know and provide any permits or studies.
Drainage and flooding
Low-lying parcels and homes near streams can experience drainage challenges. Disclose any history of standing water, gutter or downspout issues, sump pump use, or flood insurance claims.
Steep slopes and landslides
Parts of King County are prone to slope instability. If you know of slope movement, retaining wall failures, or geotechnical reports, disclose and attach the records.
Older building components
Many older homes may include lead-based paint or asbestos-containing materials. If you have reports, remediation receipts, or prior testing results, include them. For pre-1978 homes, provide the federal lead-based paint disclosures and pamphlet.
Trees and vegetation
Large trees near structures can pose maintenance needs or risk during storms. If you have had arborist evaluations, insurance claims from tree damage, or permits related to tree work, disclose those details.
Utilities: sewer, septic, and wells
Most Shoreline homes connect to city water and sewer, but not all. If you have septic or a well, gather maintenance logs, pumping records, well logs, and any test results. Buyers will expect them.
Seller checklist for Shoreline
- Complete Form 17 honestly and thoroughly. When in doubt, disclose what you know.
- Gather supporting records: permits, receipts, inspection reports, warranties, HOA documents, septic or well logs, and any title or easement documents.
- Pull permit and recorded document history from local and county offices if you are unsure about past work or encumbrances.
- Consider pre-listing inspections for roof, sewer, structural items, or moisture issues so you can answer accurately and plan repairs.
- For pre-1978 homes, give buyers the required federal lead disclosures and pamphlet.
- Update Form 17 if you complete repairs after initial disclosure. Include receipts and permits.
- If in an HOA or condo, assemble the full resale packet with governing documents and financials.
Handling unknowns the right way
Form 17 lets you answer yes, no, or unknown where appropriate. Do not guess. If you truly do not know, select unknown and explain your efforts to verify, such as a lack of records or limited ownership history. If you obtain inspections or contractor reports that identify issues, include those or summarize the corrective work.
Condo, HOA, and special cases
Most residential sales require a completed Form 17. Common exemptions may include court-ordered transfers, certain fiduciary transfers, some foreclosures or trustee sales, and transfers between co-owners or family members. If you are selling a condo, manufactured home, or a property in an HOA, you typically provide both Form 17 and the association’s disclosures, including CC&Rs, bylaws, financials, and reserve studies when available.
Buyer checklist for Shoreline
- Read Form 17 closely and ask follow-up questions on anything important or unclear.
- Use your inspection window. Order a general inspection, sewer scope, septic and well testing if applicable, and specialty tests for moisture, mold, or radon when indicated.
- Verify permit history with the city or county if Form 17 mentions unpermitted work or if additions appear undocumented.
- Review HOA or condo documents, including financials and meeting minutes, for special assessments and rules.
- Confirm title items such as recorded easements and liens during your title review.
If issues surface after closing
If you discover a material defect that the seller knew or should have known and did not disclose, contract terms and state law guide your options. Remedies can include repairs, price adjustments, or potential claims for misrepresentation. Your path depends on your agreement and the facts, so keep your records organized and consult the professionals supporting your transaction.
Common mistakes to avoid
- Leaving out documents that support your answers, such as permits or receipts.
- Under-disclosing prior water intrusion, foundation movement, or mold, or not updating after repairs.
- Assuming “no knowledge” solves everything when a reasonable inquiry would have revealed the issue.
- Skipping the federal lead-based paint pamphlet for pre-1978 homes.
- Missing the full HOA or condo resale packet when required.
How the Six Degrees Team helps
Selling is easier when your disclosure, prep, and marketing work together. Our team pairs design-led staging with disciplined systems, so you can present a clear, credible home story to buyers. We help you assemble records, coordinate pre-listing inspections when needed, and plan targeted repairs. For work that boosts value, our interest-free concierge program can front approved pre-sale updates and staging while we manage contractors.
You move forward with a polished listing, transparent disclosures, and a smoother path to closing. Ready to sell with confidence in Shoreline? Schedule a free consultation with the Six Degrees Team.
FAQs
What is Washington’s Form 17 in plain terms?
- It is a seller-completed disclosure form that shares your knowledge about the property’s condition, systems, title matters, environmental issues, and community or HOA items.
When should a Shoreline seller give buyers Form 17?
- In practice, you provide it at or before listing or before buyers become contractually bound, with exact timing guided by the purchase and sale contract.
Does Form 17 replace a home inspection for buyers?
- No, buyers still conduct independent inspections and specialty tests during their contingency period based on the form and the home’s condition.
What if my Shoreline home has septic or a private well?
- Disclose the system type and provide maintenance logs, pumping records, well logs, permits, and any test results so buyers can evaluate condition.
How should I answer if I do not know something on Form 17?
- Select unknown when you are genuinely uncertain, and add context about any efforts to verify; do not guess or assume.
What extra disclosures apply to condos or HOAs in Shoreline?
- You typically provide Form 17 plus association documents such as CC&Rs, bylaws, financials, meeting minutes, and any pending special assessments.
What if a buyer discovers an undisclosed issue after closing?
- Remedies depend on the contract and applicable law, and may include repairs, financial adjustments, or potential claims for misrepresentation based on the facts.
