Do I have to disclose problems with my house if I sell it as-is in Washington?
Yes. In Washington, selling as-is does not remove the seller disclosure requirement. Most residential sellers must complete the Form 17 disclosure statement, and known material defects should be disclosed even to a cash buyer. With Horizon Home Buyers this works in your favor: we price the repairs into the offer, so disclosing a problem does not trigger the price cuts or cancelled deals it can with a retail buyer.
Sellers sometimes assume “as-is” means “no questions asked.” In Washington it means the buyer accepts the condition; it does not mean the seller can hide what they know.
The Washington rule in plain terms
The seller disclosure statement (commonly called Form 17) asks about title, water, sewer, structure, systems, environmental issues and more. A buyer can waive receiving it in some cases, but the seller’s duty not to conceal known material defects stays. Misrepresenting a known problem can come back as a claim after closing.
Why disclosure costs you nothing with us
A retail buyer plans on a move-in-ready house, so a disclosed roof leak becomes a renegotiation. We plan on repairs from the start. Telling us about the leak helps us price the job accurately and keeps the offer from changing later. We would rather hear about the basement seepage on day one than find it at the walkthrough.
Practical advice
Answer the disclosure form truthfully to the best of your knowledge. If you inherited the house and genuinely do not know its history, say so; the form allows for that. This is general information, not legal advice; a Washington real estate attorney can advise on your specific situation. More detail is in our article on seller disclosure versus selling as-is.