The Sammamish seller disclosure statement, known in Washington as Form 17, is the one document in your sale that only you can fill out. Your agent can explain it, and an attorney can review it, but the answers are yours, and they are based on what you actually know about the house.

This guide walks through how the form works from the seller's side: when it is due, what the buyer can do after reading it, which sections tend to take Sammamish sellers the longest, and what happens if something changes before closing. We checked every rule below against Washington's disclosure law, chapter 64.06 RCW, on October 1, 2026. This is a process overview, not legal advice. A real estate attorney can review your answers before you sign.

What the Sammamish Seller Disclosure Is, and When It Is Due

Washington requires a seller of a home with one to four units to give the buyer a completed seller disclosure statement. The statute, RCW 64.06.020, sets out the minimum questions word for word, and the version agents use is NWMLS Form 17.

Under RCW 64.06.030, you must deliver it completed, signed and dated no later than five business days after mutual acceptance, unless the contract sets a different time. In practice, most sellers fill it out before the house is listed so it can be shared with buyers up front. That way, there is no five-day scramble after an offer is accepted.

The form's instructions are specific. Do not leave any space blank. Write "NA" only if a question clearly does not apply. Explain every "Yes" to a question marked with an asterisk on an attached sheet, and date and sign each page and each attachment.

What the Buyer Can Do After Reading Your Disclosure

Once the buyer receives your statement, they have three business days, or whatever time the parties agree to, to do one of two things. They can approve and accept it, or they can rescind the sale "in the buyer's sole discretion." They do not need a reason.

If the buyer rescinds by written notice inside that window, they are entitled to the immediate return of their deposits, less any agreed disbursements, and the purchase agreement is void. If they send nothing, the statute treats the disclosure as approved and accepted.

This is why timing matters. A disclosure delivered before the offer is written lets the buyer read it first. The rescission right still exists on paper, but a buyer who has already seen your answers has fewer surprises to react to.

Sections That Take Sammamish Sellers the Longest

Form 17 has nine sections: title, water, sewer and septic, structural, systems and fixtures, homeowners' association, environmental, manufactured homes, and a final catch-all for any other material defects. On the Sammamish Plateau, a few of them call for more homework than the rest.

• Private roads and easements. The title section asks whether there is a private road or easement agreement for access, whether easements or access limits affect your use, and whether there are written joint maintenance agreements. Several older Plateau neighborhoods sit on private roads. Our guide to buying a Sammamish home on a private road explains how those arrangements work and where to find the recorded documents.
• Remodels and permits. The structural section asks whether there have been conversions, additions or remodeling, whether all building permits were obtained, and whether all final inspections were obtained. See the next section for how to check.
• Septic systems. Homes not on sewer answer a detailed set of questions about the permit, the last pumping, the last inspection, and how many bedrooms the system was approved for. Our guide to Sammamish homes with a septic system or well covers where King County keeps those records.
• Slopes, drainage and critical areas. The form asks about settling, slippage or sliding, about flooding, standing water or drainage problems, and whether there are shorelines, wetlands, floodplains or critical areas on the property. Our overview of home insurance and natural hazards in Sammamish lists the city's mapped hazard areas.
• Wood stoves and fireplaces. The form asks which wood burning appliances are present and whether woodstoves and inserts are certified by the U.S. Environmental Protection Agency as clean burning.

The homeowners' association section asks who can provide the association's financials, the regular dues, any pending special assessments and any shared common areas. If your community is an HOA, our guide to selling a Sammamish home with an HOA and the resale certificate covers those questions alongside the separate certificate the association prepares.

Checking Permit History for Your Sammamish Seller Disclosure

Many sellers did not do every remodel themselves, so the permit questions can be hard to answer from memory. Sammamish incorporated in 1999, which means the permit trail lives in two places. According to the City of Sammamish public records FAQ, permits issued since incorporation can be searched on MyBuildingPermit.com by selecting Sammamish and entering the address or parcel number. For work before 1999, the city directs you to submit a public records request to King County.

Pull the record before you answer, not after. If you find a gap, such as a finished basement or a deck with no permit on file, talk with your agent and an attorney about how to describe it. Our guide to buying a 1980s or 1990s home in Sammamish covers what buyers look for in homes of that age, which is a useful preview of what your buyer will ask.

"Don't Know," Actual Knowledge and the Limits of a Seller Disclosure

Each question offers Yes, No or Don't know. The form's opening notice says the disclosures are based on "SELLER'S ACTUAL KNOWLEDGE OF THE PROPERTY AT THE TIME SELLER COMPLETES THIS DISCLOSURE STATEMENT." Under RCW 64.06.050, a seller is not liable for an error the seller had no actual knowledge of, or for information that came from a public agency or a licensed professional such as a surveyor, inspector, engineer or contractor, unless the seller knew it was wrong.

Two more limits are worth knowing. The statute says the disclosure is not part of the purchase agreement and is not a warranty of any kind by the seller or any real estate licensee. It also says, in RCW 64.06.070, that the chapter does not take away a buyer's other rights under common law, statute or contract. How those rules apply to a specific answer is a question for a real estate attorney, not a form.

When You Must Amend Your Sammamish Seller Disclosure

The form is a snapshot. Under RCW 64.06.040, if you learn something new, or something changes, that makes an answer inaccurate, you must amend the statement and deliver the amendment to the buyer. A winter storm that damages the roof after you signed is a common example.

There are three details in that rule.

1. The source matters. The duty applies to information you learn from a source other than the buyer or someone acting for the buyer, such as their inspector.
2. A fix can replace the amendment. No amendment is required if you correct the problem at least three business days before closing.
3. An amendment restarts a short clock. If you amend and have not corrected the issue, the buyer gets three business days to accept or rescind. If closing falls inside that window, closing is extended to the end of it.

After closing, the duty ends. Anything that comes to light later does not require an amendment, and the buyer's right to rescind under the disclosure law is over.

Sales That Do Not Use the Standard Seller Disclosure

RCW 64.06.010 exempts certain transfers. They include foreclosures, gifts to close family members, transfers between spouses in a divorce, sales by the personal representative of an estate or a bankruptcy trustee, and sales to a buyer who held an ownership or leasehold interest in the home within the past two years, such as a tenant.

A buyer can also waive the statement in writing. There is one exception: if any answer in the environmental section would be "Yes," the buyer cannot waive that section. If your sale might fit an exemption, confirm it with an attorney before you skip the form.

The Form 17 Change on January 1, 2027

The legislature amended the improved-property form in 2026. The current text is marked "Effective until January 1, 2027," and the new version adds one question to the title section, item 1.L: "Does the property include a family burial ground, mausoleum, or columbarium?" The rest of the form is unchanged. If you are listing this fall and closing in the new year, ask your agent and attorney which version your sale should use.

For the full timeline of getting a home ready to list, see our 90-day timeline for getting a Sammamish home ready to list. For the dollar side of a sale, see what it costs to sell a home in Sammamish.

Frequently Asked Questions About the Sammamish Seller Disclosure