Selling a House with Unpermitted Work in Washington

Under RCW 64.06.020, a Washington seller of residential property delivers a seller disclosure statement, commonly called Form 17. Its structural section asks three questions that unpermitted work cannot answer cleanly: have there been any conversions, additions or remodeling; if yes, were all building permits obtained; and were all final inspections obtained.

How the disclosure works

• Delivery: the seller delivers the completed statement no later than five business days after mutual acceptance of a written purchase contract, unless the parties agree otherwise or the buyer has waived it.

• Rescission: the buyer has three business days after delivery to rescind the agreement with a separately signed written statement, unless that right is waived or the parties agree otherwise.

• Other questions that matter: the form also asks about zoning violations, nonconforming uses and any notice that would adversely affect the property.

Where unpermitted work shows up

• The buyer's inspector notes a converted garage, a basement bedroom or an addition that is not in the permit history.

• The appraiser excludes unpermitted square footage from the value.

• The lender or insurer asks for permit records on the work.

• The county record and the permit record do not match.

Your options before listing

1. Confirm the record. Pull the permit history from the city or county. Some work that looks unpermitted was permitted and simply never finaled.

2. Final an open permit. If a permit exists but was never finaled, reactivating or renewing it is usually the fastest fix.

3. Legalize the work. Apply for the permits the work needed, with drawings of what was built and any changes needed to meet code.

4. Disclose and price it. If time is short, disclose accurately and give the buyer a documented scope and path to a permit.

Why documentation helps even if you do not legalize

A buyer reacts to uncertainty. An existing conditions record and a written permit path turn an unknown into a defined scope, which keeps negotiations about the work rather than about risk.

Common questions

Do I have to disclose unpermitted work when selling in Washington?

The seller disclosure statement asks whether all building permits and all final inspections were obtained for conversions, additions and remodeling. Answer it accurately. For legal advice on disclosure, talk to a real estate attorney.

Can the buyer back out after seeing the disclosure?

The buyer has three business days after delivery to rescind, unless that right was waived or the parties agreed otherwise.

Is it faster to permit the work or disclose it?

It depends on the scope. Finaling an open permit can be quick. Legalizing an addition takes a full review. A Site Snapshot and permit history check tells you which you are facing.

Does unpermitted space count in the appraisal?

Appraisers often exclude it, which is one reason legalizing before listing can pay for itself.

How SASHKOV handles it

• Pulls the permit history and checks it against what was built.

• Prepares an existing conditions record of the unpermitted work.

• Scopes and runs the legalization permit, or a written permit path for the buyer.

• Coordinates structural and other licensed consultants under one SASHKOV contract.

Where a building requires a licensed architect or engineer of record, SASHKOV brings them into the contract.

Not sure what the record shows? Start with a Site Snapshot, delivered within 24 hours on business days. For full legalization, see Corrections and Permit Recovery.

Listing soon? Send the address and a list of the work, and SASHKOV will tell you which path fits your timeline in business days.