Form 17: Why You Don’t Need to Fill It Out in Probate Sales

Washington’s Seller Disclosure Law & Probate Exemptions

If you’re handling the sale of a probate property, you’ve probably heard about Form 17—Washington’s standard Seller Disclosure Statement. Normally, sellers are legally required to fill this out, answering questions about a home’s condition, repairs, and potential issues.

But here’s the good news: You don’t have to.

Why Probate Sellers Are Exempt from Form 17

Probate sales are exempt from the disclosure requirement because the executor (or personal representative) never lived in the house and can’t reasonably know its condition.

- You don’t have to disclose defects
- No risk of liability for hidden issues
- Buyers must do their own inspections

This is a huge advantage for probate sellers because it removes legal risk and reduces buyer negotiation leverage.

What You Should Do Instead

Even though you’re not required to disclose issues, you still want buyers to feel confident in the home. Consider:
- Getting a pre-listing inspection (this gives buyers confidence and avoids last-minute surprises)
- Selling “as-is” to a cash buyer (no inspections, repairs, or hassles)
- Offering a credit instead of making repairs

Want to know your best probate home selling strategy? Let’s figure it out together.

📞 Call me today for a free consultation.