Everything your agent should explain before you sign anything.
Required disclosures, how commissions actually work, what the process looks like start to finish, and tools to run real numbers. All in one place.
The paperwork, explained.
Every client receives these documents before we do anything. Here is what each one is, why it exists, and what to actually do with it.
Real Estate Brokerage in Washington
This is a state-required pamphlet that explains how agency works in Washington real estate. It covers who your agent actually represents, what duties they owe you, and how that changes depending on the type of relationship you've agreed to. Washington is an agency disclosure state, which means agents are required to give you this before any substantive conversation about buying or selling. Most people skim it. You shouldn't. It tells you exactly what your agent is and isn't obligated to do on your behalf, and it's the foundation for every other agreement you'll sign.
Common Questions
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It means they owe you specific legal duties: loyalty, disclosure, confidentiality, obedience, reasonable care, and accounting. In Washington, those duties depend on the agency relationship you've agreed to in writing. A buyer's or seller's agent owes everything to you. A dual agent owes duties to both sides, which creates real limitations. The pamphlet spells this out. Understanding it before you sign anything tells you exactly what you're entitled to expect.
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A seller's agent represents the seller's interests. A buyer's agent represents yours. A dual agent represents both parties in the same transaction, with written consent from each. In Washington, there's also designated agency, where two agents from the same brokerage represent each side separately. The distinction matters because it determines who your agent is legally obligated to protect. Ask before you assume.
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Yes. Washington requires a written agency agreement before an agent can represent you in a transaction. For buyers, that's a buyer representation agreement. For sellers, it's a listing agreement. These aren't formalities. They define the scope of the relationship, the duration, and the compensation. Read them before you sign. If your agent can't explain every line, that's worth knowing early.
Mold and Moisture
Washington requires sellers to disclose known mold and moisture issues, and agents are required to give buyers this pamphlet so you understand what you're looking for and why it matters. Mold in the Pacific Northwest isn't rare. Our climate is wet, our existing housing ranges from brand new to a hundred years old, and moisture problems have a way of hiding behind drywall and under flooring. This pamphlet explains what conditions create mold risk, what your rights are as a buyer, and what sellers are legally required to tell you. Read it before you tour homes, not after.
Download Pamphlet (PDF)Common Questions
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Sellers must disclose known material defects, and mold qualifies. If a seller is aware of mold, past moisture intrusion, or conditions that caused water damage, they're required to disclose it on the seller disclosure statement. The key word is known. Sellers aren't required to go looking for problems they don't know about. That's what inspections are for. In the Pacific Northwest, a thorough moisture inspection isn't optional. It's basic due diligence.
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Usually yes, depending on how your offer is written. In Washington, a standard inspection contingency gives you the right to request repairs, negotiate a price adjustment, or terminate the contract if inspection results are unsatisfactory. Mold findings, especially active or extensive ones, are legitimate grounds to renegotiate or walk. How that plays out depends on your specific contract terms and how your agent handles the conversation.
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Serious enough to check every time. The region's climate creates conditions where moisture problems develop quietly over years, especially in crawl spaces, attics, and around windows. Older construction in areas like Edmonds, Shoreline, and Seattle's established neighborhoods can have moisture issues that were never properly addressed. A general home inspection is a start. In many cases, a dedicated moisture or mold inspection is money well spent before you waive contingencies.
Lead-Based Paint
Federal law requires this disclosure for any home built before 1978. Lead-based paint was common in residential construction until it was banned for that use in 1978, and it's still present in a significant portion of the existing housing across Greater Seattle. The pamphlet explains the health risks, what sellers must disclose, and what buyers can do, including requesting an inspection. If you're buying an older home in Edmonds, Kirkland, or Seattle's established neighborhoods, this one is worth reading carefully. The risk isn't just the paint itself. It's deteriorating paint, renovations, and dust.
Download Pamphlet (PDF)Common Questions
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No. It means the home was built before 1978, and federal law requires the disclosure for all pre-1978 homes regardless of whether lead paint is known to be present. Sellers must share any records or reports they have and disclose known lead-based paint or hazards. If they don't have any, they say so. The disclosure is a starting point, not a finding. A lead inspection or risk assessment gives you actual information.
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It depends on your plans for the home. If you're buying as-is with no renovation plans, intact lead paint generally poses low risk. If you plan to renovate, disturbing lead paint creates real exposure, and you'll want to know what you're dealing with before you start. Contractors working on pre-1978 homes are required to follow EPA lead-safe renovation practices. Knowing the scope upfront lets you budget and plan accurately.
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You have ten days to conduct a lead inspection or risk assessment before you're bound to proceed, unless you waive that right in writing. You can use that window to bring in a certified inspector, review any existing reports the seller provides, and decide whether to move forward, negotiate, or walk. Don't waive that contingency without understanding what you're giving up.
Wire Fraud Alert and Advisory
Wire fraud is the fastest-growing crime in real estate, and Washington takes it seriously enough to require this disclosure. The way it typically works: someone intercepts your email communication, impersonates your agent, title company, or escrow officer, and sends you fraudulent wiring instructions. You wire your down payment or closing funds to an account you'll never recover them from. It happens to careful, sophisticated buyers. The advisory explains how to protect yourself, and the most important line in it is this: always verify wiring instructions by phone using a number you looked up yourself, never one from an email.
Common Questions
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Criminals monitor email threads involving real estate transactions and wait for the right moment, usually just before closing when large wire transfers are expected. They send an email that looks like it's from your agent, title company, or escrow officer with updated wiring instructions. The email looks real. The urgency feels normal. And the account you wire to belongs to someone you'll never find. By the time the fraud is discovered, the funds are usually gone.
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Call to verify. Before you wire any money, call your escrow officer or title company directly using a phone number you looked up independently, not one from an email. Confirm the account number and routing number verbally. This one step stops most wire fraud attempts cold. No legitimate closing professional will ever be annoyed that you called to verify. If someone pressures you to skip this step, stop and call me.
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Act immediately. Contact your bank the moment you suspect something is wrong. Banks have a narrow window to attempt a recall, and speed matters. File a complaint with the FBI's Internet Crime Complaint Center at ic3.gov and notify local law enforcement. Recovery is not guaranteed, and in many cases funds are not recovered. That's why prevention is the only reliable strategy. Read the advisory. Follow the verification steps. Every time.
Keller Williams Affiliated Businesses Disclosure
Keller Williams has business relationships with certain service providers, including mortgage and title companies. Washington law requires that I disclose these relationships to you before you use or consider using any affiliated service. This document lays out what those relationships are, whether any referral fees are involved, and confirms that you are never required to use an affiliated provider. You can shop freely. This disclosure exists so you can make an informed decision, not a pressured one.
Download Disclosure (PDF)Common Questions
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Keller Williams has referral relationships with certain mortgage, title, and settlement service providers. The specific affiliates and the nature of those relationships are detailed in the disclosure document I'm required to give you. Washington law requires that I hand you this disclosure before you use or consider using any of those services. What it doesn't do is obligate you to use any of them. It's information, not a sales pitch.
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No. You are free to shop for your own lender, title company, and any other service provider involved in your transaction. The affiliated businesses disclosure exists specifically to make sure you know about these relationships so you can make your own informed choice. My job is to help you get to closing with the best possible outcome, not to steer you toward any particular vendor.
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The disclosure document answers this specifically for each affiliated relationship, which is exactly why it exists. Washington's disclosure requirements are designed to give you full transparency before any decision is made. Read the document, ask me any questions you have about it, and then decide what's right for you. Nothing in our relationship depends on which providers you choose.
What agents charge.
What you actually need to know.
The rules changed in August, 2024. Here is what that means for buyers and sellers in Washington, without the spin.
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Before August 2024, sellers routinely paid both agents as part of the deal. That's no longer the default. The NAR settlement decoupled buyer and seller compensation, meaning buyers are now expected to negotiate their agent's fee directly. In practice, sellers in Washington still often offer buyer-agent compensation to attract stronger offers. But it's a negotiation now, not an assumption.
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Traditionally, the seller paid both agents out of proceeds. That's changed. Today, sellers pay their own listing agent. Buyers negotiate their agent's fee separately, though sellers can and often do offer to cover it. Washington also has an excise tax on the seller side (rate varies by sale price) and buyers typically cover lender fees, title insurance, and escrow costs. Budget 2% to 3% of the purchase price for buyer closing costs.
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Yes. They always were, but the post-settlement environment makes this conversation more explicit. A lower commission doesn't automatically mean worse service, but it can. The right question isn't what's the lowest fee. It's what am I getting for this fee and what happens if the deal gets complicated. That's where the difference between agents shows up.
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Here's the part most agents skip. When a seller offers little or no buyer-agent compensation, some buyers' agents steer their clients elsewhere. Not always consciously, but it happens. On the flip side, a seller who offers competitive compensation often gets more showings and stronger offers. Commission structure is a marketing decision, not just a cost. Your listing agent should be having this conversation with you before you sign the listing agreement.
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Maybe. If your home is in a neighborhood that sells itself, priced right, and the market is hot, a lower-fee option might cost you nothing in outcome. But if your transaction gets complicated, and they get real complicated sometimes, inspection issues, financing hiccups, low appraisals, the difference in experience matters more than the fee savings. In Washington, where purchase and sale agreements have real teeth, having someone who knows the contract fine print is worth every percentage penny.
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Yes. Washington requires written agency disclosure early in the relationship. Your agent must explain who they represent and how they're being compensated before you get into substantive negotiations. The forms exist for a reason. Read them. If something's unclear, ask before you sign. Washington's disclosure requirements are among the more consumer-protective in the country.
From first conversation
to keys in hand.
What the process actually looks like, step by step. Choose your track.
- 1Get Pre-Approved
Before you look at a single house, talk to a lender. Not to find out the maximum you can borrow. To find out what payment you're actually comfortable with and what that translates to in purchase price. Pre-approval also tells sellers you're real. In Greater Seattle, an offer without it doesn't get taken seriously.
- 2Define Your Search
We sit down and get specific. Neighborhoods, commute tolerances, must-haves versus nice-to-haves, deal breakers. This isn't a form you fill out. It's a conversation. The clearer we are here, the less time you spend touring homes that were never right for you.
- 3Tour Homes
You'll sign a buyer representation agreement before we tour. That's the law in Washington now, and it's also how you know exactly what I'm obligated to do for you. We tour with purpose. I'm not just opening doors. I'm telling you what I see, what concerns me, and what I think it's worth.
- 4Write an Offer
When you find the right home, we move. I'll pull recent sales, assess the competition, and help you structure an offer that's strong without being reckless. In Washington, the purchase and sale agreement is a serious legal document. I walk you through every line before you sign.
- 5Negotiate
Offers get countered. Inspections surface issues. Appraisals come in low sometimes. This is where having someone who knows the contract and stays calm makes a real difference. My job is to keep the deal moving toward your best outcome, not just toward closing.
- 6Inspection and Due Diligence
You'll hire a licensed home inspector. I'll recommend ones I trust. We review the report together and decide what to ask for, what to let go, and what would make us walk. In the Pacific Northwest, pay particular attention to the moisture and roof sections.
- 7Appraisal and Financing
Your lender orders the appraisal. If it comes in at or above purchase price, you're in good shape. If it comes in low, we have options: negotiate the price, make up the difference, or in some cases walk. I'll tell you what I've seen work in similar situations.
- 8Final Walk-Through
We do this within a few days of closing. You're confirming the home is in the same condition as when you made your offer, agreed repairs were completed, and nothing has changed. It's not a second inspection. It's a final check before you sign.
- 9Closing
You'll sign at the title company or with a mobile notary. Washington is an escrow state, so a title and escrow company handles the transfer of funds and documents. Bring your ID. Closing funds need to be wired in advance. Review your closing disclosure carefully before you get to the table.
- 10Keys
Once the deed records with the county, the home is yours. In Washington, that usually happens the same day as signing but can sometimes be the following business day. We'll confirm before you make moving plans.
- 1Pricing Conversation
We start with a comparative market analysis, not a Zestimate. I pull actual sold data, assess your home's condition honestly, and give you a number I can defend. Pricing right the first time matters more than almost anything else in this process.
- 2Prep and Presentation
We walk the home together and I tell you what moves the needle and what doesn't. Fresh paint and clean lines almost always help. A full kitchen renovation two weeks before listing almost never pays off. I'll connect you with the vendors I trust if you need them.
- 3Listing and Marketing
Professional photography is non-negotiable. From there, your home goes on the MLS and syndicates across every major platform. I'll tell you exactly where it's going, how it's being presented, and what the first week of activity looks like.
- 4Showings
We'll set showing instructions that work for your life. I'll give you feedback after showings and keep you updated on traffic and interest. If the first week is quiet, we talk about why and what to adjust. Silence is data.
- 5Offers
I present every offer to you in plain English. Not just the price but the terms, the contingencies, the financing, the timeline. Sometimes the highest offer isn't the best offer. I'll help you understand the difference.
- 6Negotiate
Counteroffers, inspection requests, appraisal gaps. This is where the transaction either holds together or falls apart. My job is to protect your position while keeping the deal alive when it makes sense to do so.
- 7Inspection
The buyer hires the inspector. You're not present. After the inspection, the buyer may submit a repair addendum. We review it together and decide what's reasonable to agree to, what to counter, and what to push back on.
- 8Appraisal
If the buyer is financing, the lender orders an appraisal. If your home appraises at or above the purchase price, you're clear. If it comes in low, we have options. I'll walk you through each one based on your priorities.
- 9Closing Prep
You'll complete any agreed repairs, gather documents your escrow officer requests, and confirm moving logistics. Washington's excise tax is calculated and paid at closing. I'll make sure you know your net proceeds number before you get to the table, not after.
- 10Closing and Funding
You'll sign at the title company or with a mobile notary. Once the deed records and funds are released, the sale is complete. In Washington, that's typically the same day as signing. Then it's done.
Know your numbers
before you sign anything.
Real estimates for buyers and sellers in Greater Seattle. Adjust the slider and see the math update in real time.
Estimates are for planning purposes only. Actual costs vary by lender, transaction, and closing date.
Property tax prepaid assumes 1% annual rate prorated for 2 months.
Talk to Aaron for a precise buyer's net sheet tailored to your offer.
Washington REET tiers effective through 12/31/2026. Tax calculated incrementally across tiers. Current rates at WA DOR
Local jurisdiction excise tax (often 0.25% or 0.50%) may apply. This estimate uses the state rate only.
Exceptions: A flat rate of 1.28% applies to agricultural land and timberland. Talk to Aaron for a precise seller's net sheet.
What your mortgage payment
actually depends on.
The number you see on Zillow is incomplete. Principal and interest is just the start. Making decisions based on an estimated monthly payment without understanding all the moving parts is how buyers end up surprised at closing.
Ask your lender these four questions.
- What rate are you quoting and what assumptions does it carry?
- What will my actual monthly payment be including taxes, insurance, and mortgage insurance?
- What does my debt-to-income ratio look like at this payment?
- What happens to my payment if rates move before I lock?
Lenders who work the way I do.
I work with a short list of lenders I trust. Not because of referral arrangements, but because they operate the way every professional in this process should.
They explain things clearly. They tell you what you can actually afford, not just what you can technically borrow. And they treat you like someone who deserves to understand every number before you sign anything.
Still have questions
about commissions and fees?
The full list. Everything that didn't fit above.
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It's a contract that defines what your agent will do for you and what they'll be paid. As of August 2024, you're required to sign one before touring homes with an agent. Washington State already had strong disclosure requirements, so this wasn't a huge shift here. Read it before you sign. The fee, the term, and the scope should all be clearly spelled out. If an agent won't explain it, that's information.
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Yes. Nothing in the settlement prohibits it. Sellers in competitive Washington markets still do this regularly because it broadens their buyer pool. It just can't be listed in the MLS the way it used to be. The conversation happens off-MLS, through the offer process, or by negotiation. Your agent should know how to surface this and factor it into your strategy.
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You can attend open houses without one. But if an agent is taking you on scheduled tours, a signed agreement is now required before that first showing. Some buyers push back on this. The complete answer is that it protects both sides. You get a written commitment on what your agent will do. They get confirmation you're working with them. Don't sign anything open-ended. A short-term or one-property agreement is a reasonable starting point.
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There's no set rate. Commissions are negotiated, not mandated. Listing agents in the Greater Seattle area charge somewhere between 1% and 6% of the sale price, though I've never met an agent working for free and 6% is the highest I've personally seen. Buyer's agent fees vary and are increasingly negotiated case by case. On a $900,000 home, that math gets real fast. Know what you're agreeing to before you sign anything.
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The listing fee is what you pay your agent to market and sell your home. The buyer's agent fee is what compensates the agent representing the buyer. They used to be bundled together and paid by the seller. Now they're separate line items. As a seller, you control what you offer toward the buyer's side. As a buyer, you negotiate your agent's fee directly. Both matter to your bottom line.
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In a slower market, the negotiating leverage shifts to buyers. That makes your agent's skill more valuable, not less. A good listing agent knows how to price defensively, manage a longer timeline, and keep a deal alive when buyers push back hard. The agents who cut corners on marketing when the market cools are the ones who cost you money. Fee compression at the wrong moment is a bad trade.
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This is called dual agency or designated agency, depending on how it's structured. In Washington, it's legal but requires written disclosure and consent from both parties. The risk is real: one brokerage now has a financial interest in both sides closing. That doesn't mean anyone's acting in bad faith, but it does mean the incentives are complicated. Ask directly. Get the answer in writing.
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Dual agency means one agent represents both buyer and seller in the same transaction. It's legal in Washington with written consent from both parties. The problem isn't legality, it's math. One agent can't fully advocate for two people whose financial interests are opposite. Designated agency, where two agents from the same brokerage split the sides, is a softer version of the same issue. Know what you're agreeing to.
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If you're buying an FSBO, your agent's fee is typically your responsibility since there's no listing agent splitting a commission. Some FSBO sellers will negotiate a buyer-agent fee into the deal, but don't count on it. If you're selling FSBO, you save the listing fee but take on the marketing, negotiation, and paperwork yourself. In Washington, that includes a detailed seller disclosure statement, escrow coordination, and a purchase and sale agreement with real legal weight.
