Washington Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Washington transactions, plus a plain-English summary of what Washington law expects in a residential purchase contract. Free PDF, no signup required.
Washington Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Washington Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Washington residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Seller Disclosure Statement (Form 17) Verbatim language required
RCW 64.06.020 (improved residential; statutory form set out verbatim in statute); RCW 64.06.015 (unimproved land); RCW 64.06.030 (delivery and rescission)
Seller must deliver the completed statutory-form disclosure within 5 business days of mutual acceptance (unless otherwise agreed); buyer may rescind in buyer's sole discretion within 3 business days of receipt by written notice with return of all deposits; buyer may expressly waive receipt (RCW 64.06.010) EXCEPT the buyer may not waive the 'Environmental' section if any answer in it would be 'yes'.
Applies to: improved residential real property including 1-4 unit, condos, mobile/manufactured homes (Form 17); unimproved land uses the 64.06.015 variant; statutory exemptions include foreclosure, fiduciary, gift, and co-owner transfers
Real Estate Excise Tax Affidavit
RCW 82.45; WAC 458-61A
A REET affidavit signed by both parties must accompany every conveyance for recording; not a disclosure to the buyer but a mandatory contract-adjacent closing instrument.
Applies to: all conveyances of Washington real property
Distressed Property Conveyances Act compliance
RCW 61.34
Investor purchases from homeowners in foreclosure/default can make the buyer a 'distressed home consultant' with fiduciary duties and contract-content requirements; equity-skimming transactions (e.g., sale-leaseback with repurchase promises) carry criminal and civil liability - investor contract templates need a distressed-property screen.
Applies to: purchases of 'distressed homes' (owner in default, foreclosure, or tax delinquency)
Lead-Based Paint Disclosure (federal) Verbatim language required
42 U.S.C. 4852d; 24 CFR Part 35 / 40 CFR Part 745
Federal lead disclosure, pamphlet, and 10-day inspection opportunity rider for pre-1978 housing.
Applies to: pre-1978 residential
Washington Closing Practice at a Glance
| Deed convention | Statutory warranty deed (RCW 64.04.030); bargain and sale deed (RCW 64.04.040) common for REO/fiduciary sellers; quitclaim (RCW 64.04.050) for non-arm's-length |
| Transfer tax | Real Estate Excise Tax (REET) - graduated state rates 1.1% / 1.28% / 2.75% / 3.0% by price tier (RCW 82.45.060; thresholds adjust periodically), plus local REET typically 0.25%-0.50%; flat 1.28% for timberland/agricultural land |
| Customary payer | seller (tax is the seller's obligation under RCW 82.45.080; buyer is jointly liable if unpaid and the tax is a lien on the property) |
| Attorney closing | Attorney not required for a typical closing. Escrow state - closings handled by escrow companies/title companies with Limited Practice Officers (LPOs) authorized to prepare closing documents; attorneys not customary for standard residential closings. |
| Witness and notary | Deeds must be in writing, signed by the grantor, and acknowledged before a notary (RCW 64.04.020) to be recorded; no witnesses required. REET affidavit must accompany the deed at recording. |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Washington attorney before use. Read the full disclaimer.
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