Seattle Real Estate News

Introduction: Do You Have to Tell Buyers Your Home Is Haunted?

Every October, questions resurface about whether sellers must disclose “haunted” houses to buyers.
In Washington state, the short answer is no — ghost stories don’t make it onto the disclosure form.
While tales of spirits or past tragedies may give a home local lore, Washington law only requires sellers to disclose material defects that affect the property’s structure, safety, or value — not the supernatural.

The Law Behind Washington’s Seller Disclosures

Sellers of most residential properties must complete a Real Property Transfer Disclosure Statement, also known as Form 17, under RCW 64.06.

Key rules include:

• RCW 64.06.020 – Sellers must disclose known material defects and provide a completed Form 17 to the buyer.
• RCW 64.06.030 – The buyer has three business days after receiving the disclosure to rescind the contract if something concerning appears.
• RCW 64.06.040 – Sellers must update the disclosure if new adverse facts are discovered before closing.
• RCW 64.06.050 – Sellers and agents aren’t liable for honest mistakes unless they had actual knowledge of a problem.

These disclosures focus strictly on the physical condition of the property — things like leaks, foundation issues, wiring, pest infestations, and zoning violations.

What Sellers Must Disclose in Washington

Under RCW 64.06.020(1) and the Form 17 checklist, sellers must address:

• Roof leaks or water damage within the past five years
• Foundation or structural movement
• Drainage, flooding, or settling issues
• Electrical, plumbing, or heating defects
• Past or present pest infestations
• Environmental contamination (oil tanks, asbestos, meth, etc.)
• Easements, encroachments, or boundary disputes
• Homeowners’ association fees or restrictions

Buyers use this information to make an informed decision — and lenders rely on it for risk assessment.

What Sellers Do Not Have to Disclose

Washington does not consider a property’s history or reputation a “material defect.”
That means sellers are not required to disclose:

• Deaths, murders, or suicides on the property
• Alleged hauntings, paranormal activity, or folklore
• Nearby sex offenders (buyers are directed to law enforcement databases per Form 17)
• Unverified rumors or neighborhood gossip

In short, you don’t need to say your home is haunted.
But if you choose to share that information voluntarily, it’s perfectly legal — and some buyers might even find it charming!

Want to Read the Law Yourself?

Here are direct links to Washington’s disclosure statutes and references:

• RCW 64.06 – Real Property Transfers—Sellers’ Disclosures
• RCW 64.06.020 – Disclosure Required
• RCW 64.06.030 – Buyer’s Right to Rescind
• Washington REALTORS® Form 17 Sample
• Consumer Guide: Home Buying and Disclosures (WA DFI)

Closing Thoughts: When in Doubt, Disclose the Facts — Not the Folklore

For homeowners and agents alike, the guiding principle is simple:
If it’s physical and provable, disclose it. If it’s paranormal, leave it to the ghost tours.

Transparency builds trust, but Washington law keeps disclosure limited to real, measurable defects — not myths or mysteries.

Source Attribution

• “Haunted house? You don’t have to tell buyers, state law says” — The Seattle Times, October 2025
• Washington State Legislature, RCW 64.06
• Washington REALTORS® Form 17
• Washington Department of Financial Institutions — Homeownership Resources