Kirkland Form 17 Disclosure: A Clear Guide for Sellers

Selling in Kirkland and staring at Form 17? You are not alone. The Seller Disclosure Statement can feel dense, and you want to be transparent without oversharing or guessing. This guide breaks down what Form 17 covers, how to read each section, and which documents to gather so you can move confidently from listing to closing. Let’s dive in.

What Form 17 Covers

Form 17 is Washington’s standard Seller Disclosure Statement for residential real estate. You complete it based on your actual knowledge about the property’s condition, history, and material facts that could affect value or habitability. It covers items like systems and structure, past problems, legal issues such as easements, and environmental concerns.

Form 17 sits alongside other requirements. For example, federal rules require a lead-based paint disclosure and pamphlet for homes built before 1978. Local issues in Kirkland, like shoreline or critical-areas rules near Lake Washington, do not appear on Form 17 unless you have specific knowledge. If you know about a condition, you disclose it and provide what you have.

Who Completes It and When

You, the seller, complete Form 17. Your listing agent can guide you on process and delivery. Most sellers in the Kirkland market fill out Form 17 before going live and make it available to buyers early, often through MLS disclosures. If anything material changes after you complete it, update the form.

How to Read Each Section

Before you start, keep the answer choices in mind:

• Yes: You know the condition exists. Add brief details.
• No: You are not aware of the condition.
• Unknown: You do not have the information. Many “Unknown” answers signal buyers to investigate further.

Basic property details

This section identifies the property and clarifies that your answers reflect your knowledge at the time you sign. If you learn something new later, plan to amend the form.

Ownership and occupancy

Form 17 asks who lives there and whether the home has tenants or business use. If you have rental agreements, deposits, or short-term rental history, make a note. Buyers will want clarity on timing, possession, and any ongoing obligations.

Systems and structure

You will see questions about the roof, foundation, plumbing, electrical, and heating or cooling. A “Yes” generally calls for short details, like the year of a roof leak and how it was repaired. Red flags that often prompt follow-up include recurrent leaks, significant settling, or work that was done without permits.

Water and drainage

With our Pacific Northwest rainfall, water management matters in King County. Disclose known leaks, drainage issues, standing water, sump pump use, or past remediation. A clear history of what happened and what you did to fix it helps buyers calibrate their inspections.

Pest and mold

If you have dealt with termites, carpenter ants, rodents, or visible mold, note what you observed and any treatment or remediation. Documentation is your friend. A prior treatment with receipts and clearance results is more reassuring than a vague description.

Additions and permits

Report what you know about remodels, additions, and permit status. Many Kirkland buyers review permit history. City of Kirkland and King County maintain public records, so gather what you can. If you know work was unpermitted, say so and share what you have.

Environmental and surroundings

This section covers topics like asbestos, lead-based paint in homes built before 1978, radon, underground oil tanks, contaminated soils, or noise sources. In Kirkland, proximity to Lake Washington can mean shoreline or critical-areas considerations, and some parcels sit within FEMA flood zones or near wetlands or steep slopes. Disclose conditions you know about and any related reports.

Easements and legal matters

If there are recorded easements, access rights, encroachments, boundary questions, or legal actions, disclose them. Examples include a shared driveway easement, a fence-line dispute, or an open code-enforcement case. Clear disclosure allows buyers to research early and write cleaner offers.

Utilities and sewer

Note whether you are on municipal sewer or a private septic, and whether a private well serves the property. Most of Kirkland is on sewer, but buyers care about service line issues, water quality, and separate meters. Provide any maintenance records or bills you have.

Appliances and included items

List included appliances and known defects. Mention any service contracts or warranties. Mark clearly what stays with the home so buyers can submit offers without confusion.

Repairs and insurance claims

Buyers look for major repairs such as roof replacement, foundation work, structural fixes, or sewer line repairs. If you made an insurance claim, note it. Keep invoices, warranties, permits, and inspection closeout records ready.

Signatures and “as-is” language

You will sign and date the form. Form 17 does not replace inspections or warranties. An “as-is” sale does not allow concealment of known defects. Your job is to disclose what you know, then let the buyer conduct independent inspections.

Documents to Gather in Kirkland

Preparing these items upfront makes Form 17 easier and helps buyers act with confidence:

• Ownership and tax
  • Deed, title policy, legal description, and recent property tax statements.
• Permits and inspections
  • City of Kirkland and King County permit records, inspection sign-offs, and certificates of occupancy if applicable. Include contractor records for major remodels or additions.
• Repair and maintenance
  • Receipts and invoices for roof, HVAC, plumbing, electrical, sewer, foundation, pest remediation, or water-intrusion work. Include contractor warranties and service contracts.
• Home and specialty reports
  • Past home inspections, pest reports, engineering or structural letters, roof or chimney reports, and HVAC service logs.
• Utilities and services
  • Recent gas, electric, and water bills, sewer bills or sewer availability confirmation, well or septic records, and water quality tests.
• Environmental and hazards
  • Radon test results if available, lead-based paint materials for pre-1978 homes, oil tank documentation, soil reports, and FEMA flood zone information. Include any flood insurance claim history.
• HOA or condo
  • CC&Rs, bylaws, budgets, reserve studies, meeting minutes, and resale certificates.
• Surveys and boundaries
  • Recent boundary survey, plot map, recorded easements, and legal descriptions.
• Miscellaneous
  • Appliance manuals, keys and codes inventory, transferable warranties, tenant leases, and any title exceptions or recorded encumbrances.

Why Clear Disclosure Helps

• Sets expectations early. Buyers who understand a home’s history write cleaner offers and plan realistic inspections.
• Reduces negotiation friction. When repairs and past issues are documented, you can agree upfront on credits or updates.
• Limits post-closing risk. Transparency reduces the chance of claims that something was concealed, although it does not remove all risk.
• Speeds escrow. Organized permits, invoices, and reports help inspectors, lenders, and title move faster.

Seller Prep Workflow

• Compile recent reports and records. A pre-listing inspection is optional but can be helpful.
• Check local portals for open or closed permits and confirm sewer vs. septic. Review FEMA flood zone status.
• Complete Form 17 honestly. Keep your documents nearby so details are accurate and consistent.
• Provide the federal lead-based paint pamphlet and disclosure for pre-1978 homes.
• Ask your listing agent and, if you choose, a real-estate attorney to review your disclosures for completeness.

Local Resources to Know

• Washington REALTORS for form guidance and common practices.
• Northwest MLS for local listing and disclosure timing norms.
• City of Kirkland for permit records, shoreline, and critical areas.
• King County for parcel, tax, and permit records, plus sewer and well information.
• EPA for the lead-based paint pamphlet and federal requirements.
• FEMA for flood maps and zone determinations.
• Washington State Department of Health and King County Public Health for well, septic, and radon information.

Quick Notes and Disclaimer

This guide is educational and procedural. It does not replace legal advice. For binding requirements and legal questions about your property, consult your listing broker and, when needed, an attorney.

Ready to Sell in Kirkland?

You deserve a smooth, well-prepared sale with fewer surprises. If you want help organizing documents, aligning your Form 17 with your records, and presenting your home to the Eastside market with confidence, connect with Steve & Johanna Craig. Our team’s process-focused approach and local expertise help you move forward with clarity.

FAQs

What is Washington Form 17 and why is it required?

• Form 17 is the state’s Seller Disclosure Statement that communicates your actual knowledge about the property’s condition, history, legal matters, and environmental issues so buyers can make informed decisions.

When should I deliver Form 17 to buyers in Kirkland?

• Most sellers complete it before listing and share it early through MLS disclosures so buyers can review it alongside marketing materials and plan inspections.

How should I handle “Unknown” answers on Form 17?

• Use “Unknown” only when you truly lack information, and expect buyers to investigate; frequent “Unknown” answers often lead to deeper inspections or requests for documentation.

Do I need to disclose past water intrusion or mold?

• Yes, disclose known leaks, water intrusion, visible or remediated mold, and any related repairs or remediation so buyers understand the history and can verify the fixes.

Does an “as-is” sale change my disclosure duties?

• No, an “as-is” sale does not allow concealment of known defects; you still disclose what you know and buyers still conduct independent inspections.

Which documents help buyers trust my Form 17?

• Permit histories, invoices, warranties, photos, inspection and remediation reports, utility information, and HOA or condo documents let buyers verify details and move faster.