How to Review the Seller Disclosure & Preliminary Title Report Before Writing an Offer

Writing an offer is one of the most exciting parts of the home buying process, but it’s also where things can start to feel fast and overwhelming. Before we move toward mutual acceptance, there are two documents I always want my buyers to slow down with and feel confident reviewing:

• The Seller Disclosure (Form 17)

• The Preliminary Title Report

These documents are designed to give you more insight into the home beyond what you see at a showing. They help us understand the property’s condition based on what the seller knows, confirm legal ownership, and flag anything that could impact how the home is used or transferred.

If you’ve ever opened these forms and thought, “I have no idea what I’m supposed to be looking for,” you’re not alone. This post is meant to walk you through the most important sections, explain what matters (and what usually doesn’t), and show you how I help clients evaluate risk so they can move forward with clarity and confidence.

The Seller Disclosure (Form 17): What the Seller Knows About the Home

The Seller Disclosure, often called Form 17 here in Washington, is a questionnaire the seller completes based on their knowledge of the property. It’s not a warranty or guarantee, but it is a legally required disclosure.

Here’s where I recommend paying attention:

Section 1: Title & Legal Information

This section covers things like:

• Easements

• Boundary disputes

• Shared driveways or road access agreements

Anything noted here could affect how the property is used or accessed, so it’s worth paying attention to.

Section 3: Sewer or Septic

This confirms whether the home is connected to public sewer or has a septic system.
If it’s septic, we’ll want to know:

• The type of system

• When it was last inspected or pumped

• Whether there are any known issues

Sections 4 & 5: Structure & Systems

These sections often tell the most important story. Pay attention to:

• Past water intrusion or leaks

• Roof, plumbing, electrical, or foundation repairs

• Work that was done without permits

Unpermitted work doesn’t automatically mean something is wrong, but it does mean we need context.

Section 7: Environmental

This covers potential environmental concerns like:

• Flooding

• Soil or groundwater contamination

• Lead-based paint or asbestos, especially in older homes

Asterisks Matter

If you see a “Yes” marked with an asterisk (*), there should be an explanation attached. This is where nuance matters most and where I step in to help you understand whether something is normal, resolved, or worth further investigation.

The Preliminary Title Report: The Legal Side of the Property

The Preliminary Title Report can look intimidating at first glance. Lots of pages and legal language, but only a few parts truly matter for buyers. Here’s what we focus on:

Who Owns the Property

We confirm that the person or entity selling the home is the legal owner and has the right to sell it.

Easements & Restrictions

This may include:

• Utility easements

• Shared access roads

• Recorded covenants or CC&Rs

These can impact things like future additions, fences, or how the property is used.

Loans or Liens

Most mortgages will be paid off at closing, but we review this to ensure:

• There are no unexpected liens

• Nothing unusual could delay closing

Property Taxes

We confirm taxes are current and note how they’ll be prorated at closing.

HOA or Community Rules

Even if there’s no formal HOA, there may still be recorded community restrictions. This is especially common in newer developments.

Feeling Overwhelmed? That’s Normal.

These documents are detailed by design. You’re not expected to interpret them alone or catch every nuance. That’s my job.

I’ll flag anything unusual, explain what’s standard versus what deserves attention, and help you decide: what’s informational, what’s worth negotiating, and what should be further inspected or clarified. 

My Goal Before You Write an Offer

Before we move forward, I want you to feel clear on what you’re buying and confident in the risks and non-risks. It is important to me that you feel empowered and supported, not rushed into a decsion. 

If you ever want to review these documents together, I’m always happy to hop on a quick call or Zoom. This part of the process matters, and you deserve to feel fully informed before taking the next step.