Spokane WA FSBO: Washington Form 17 Disclosure Guide (2026)

Washington's Form 17 is the comprehensive seller disclosure document for Spokane FSBO transactions. Eastern Washington's distinct environment — wildfire interface areas, extreme temperature climate, rural wells and septic, and Fairchild AFB proximity — creates specific Form 17 considerations different from Western Washington.

Washington Form 17 Framework

RCW 64.06 requires sellers to complete Form 17 and deliver it to buyers. Buyers have 3 business days after receipt of a signed Form 17 to rescind the purchase and sale agreement without penalty. After 3 days, the rescission right lapses.

Form 17 covers:

Well and Septic Disclosure in Eastern Washington

Significant portions of Spokane County outside city limits (and some areas within) use private wells and on-site septic systems. Form 17 has detailed sections for both:

Well disclosure: Type of well (drilled, dug), depth, age, pump age and condition, recent test results, gallons-per-minute flow rate. Washington requires water quality testing for FHA and VA loans; conventional lenders may also require it for rural properties.

Septic disclosure: Tank size, age, last pump-out date, drain field condition, any repairs, any system failures. A septic inspection ($300–$600 from a licensed inspector) is increasingly expected by buyers in Spokane County. Tank pump-out cost ($250–$450) may be requested if not recently done.

Wildfire Interface Disclosure

Eastern Washington has experienced significant wildfires in recent years. The WUI (Wildland-Urban Interface) covers portions of Spokane County, particularly in the valleys and hills east and south of the city. Key fires affecting the region:

• 2020 Babb Road Fire: Destroyed structures in Medical Lake area
• 2020 Cold Springs Fire: Okanogan/Ferry County, smoke impact on Spokane
• Various rangeland and pine forest fires in the Selkirk foothills

If your property is in a designated WUI area or has experienced nearby fire activity, note it on Form 17. Washington's disclosure form asks about proximity to wildfire hazard areas.

Washington State DNR maintains maps of WUI zones at dnr.wa.gov. Check your property's designation.

Fairchild AFB Aircraft Noise

Fairchild Air Force Base operates B-52 Stratofortresses and KC-135 Stratotankers from runways southwest of Spokane. These large aircraft create significant noise that affects Airway Heights, portions of Cheney, and areas in southwest Spokane County under flight paths.

Form 17 asks about airport and military installation noise. If your property is in a noise-affected zone, mark "Yes" and describe the condition. Military families understand this (and many Fairchild employees actively seek nearby housing), but civilian buyers may not expect it.

The AICUZ (Air Installation Compatible Use Zone) document for Fairchild AFB maps noise contours and accident potential zones. Available through the base's public affairs office.

Climate-Related HVAC Disclosure

Spokane's climate is continental extreme — temperatures regularly reach -10 to -20°F in winter and 95-105°F in summer. Functional, properly sized HVAC is not optional.

Disclose on Form 17:

An HVAC system more than 15 years old will generate buyer negotiation. Consider a pre-listing HVAC inspection ($100–$200) and have documentation available.

Washington Real Estate Excise Tax

REET on a $350,000 Spokane sale: $350,000 × 1.10% = $3,850. Seller's cost. Paid through escrow/title company at closing.

No Income Tax in Washington

Washington has no state income tax — a significant selling point for buyers coming from Oregon (9.9% marginal income tax), Idaho, or California. Include this in your listing narrative.