The Washington Real Estate Process:
Frequently Asked Questions

Escrow is the neutral third party that holds your earnest money, coordinates paperwork between you, the seller, and your lenders, and makes sure everyone's conditions are met before the sale closes. In Washington, escrow is typically handled by an independent escrow company or title company escrow department, not an attorney.

Once you're under contract, your escrow officer becomes one of the main points of contact until closing.

Title insurance protects you against problems with a property's ownership history — things like unpaid liens, boundary disputes, or errors in public records that surface after you've already bought the home. There are two types: an owner's policy, which protects you, and a lender's policy, which protects your mortgage company.

In Washington it's customary for the seller to pay for the owner's policy, though this can be negotiated as part of the offer.

This is typically negotiated in the offer, and local custom varies by county. In many South King County transactions, the buyer's agent recommends escrow, but it's ultimately something both sides agree to in the purchase and sale agreement.

Form 17 is Washington's required Seller Disclosure Statement. Sellers use it to disclose known material facts about the property — things like past water damage, roofing age, known defects, or issues with systems like plumbing and electrical.

Buyers get a set number of days to review it and can back out of the transaction if something disclosed changes their decision to buy, depending on how your offer is written.

A general home inspection is standard for almost every purchase — it covers structure, systems, and major components. Depending on the property, I often also recommend a sewer scope (especially for older homes), and if the home is on a well or septic system, those get their own separate inspections.

If the general inspector flags something specific, like the roof or foundation, we may bring in a specialist for a closer look before you finalize your decision.

Yes, but what happens to your earnest money depends on why. If you back out within a contingency period you're entitled to under your contract — inspection, financing, or appraisal, for example — you typically get your earnest money back. If you back out outside of your contingency rights, the seller may be entitled to keep it.

You'll sign your final loan and transfer documents, either in person at the escrow office or remotely depending on your escrow company's process. Your lender funds the loan, escrow disburses funds to the seller and any other parties owed money, and the deed gets recorded with the county.

Once recording is confirmed — usually the same day or the next business day — the sale is officially final.

Typically once the sale is recorded with the county, which is usually the same day you sign or the following business day, unless your purchase and sale agreement includes a different possession date, such as a seller rent-back.

I confirm the exact key handoff plan with you before closing day so there's no confusion.