Washington Home Offer Forms
Once you decided to move forward and make an offer you will be using Washington home offer forms. The forms listed below are provided by the Northwest Multiple Listing Service (NWMLS) who owns the copyright. The forms are constantly being updated. Using an outdated form may invalidate an offer or delay its acceptance until the current version of a form is substituted.
The Washington Seller Disclosure Statement is not part of any offer, but it is listed here because its use is mandatory for almost all transactions.
Likewise, the pre-approval letter from a lender is not a form but it is mentioned below because sellers expect it as part of an offer.
What is part of the offer is the legal description of the property. It is provided by a title company and must be included in the offer. (An address is not a legal description.) However, the legal description is not listed as an addendum on page 1 of the Purchase and Sale Agreement.
Residential Purchase and Sale Agreement (Form 21, 5 pages)
This is the longest and most important of the Washington home offer forms. The first page states the offer price and all the details of the offer. The subsequent four pages, referred to sometimes as “boilerplate” are anything but that. While not every paragraph is applicable to a particular offer, many of the definitions of the terms of the contract are worth reading.
- date of offer (appears on all original and subsequent documents)
- buyer and seller names
- tax/parcel number
- items included in transaction (dishwasher, stove, )
- purchase price
- amount of earnest money
- title and escrow companies
- dates: closing, possession, offer expiration
- list of addenda (never includes seller disclosure and legal description)
- buyer contact information (address, phone, email)
- agent/broker and company information
Standard Addenda – Conditions and Contingencies
Listed below are the addenda most frequently used with an offer.
- 22-A Financing (kind of loan, down payment, seller contributions to closing costs)
- 22-D Optional clause (miscellaneous such as square footage no guaranteed)
- 22-E FRPTA certification (Foreign Investment in Real Property Tax Act) – initiated by the seller.
- 22-K List of utilities (water, electric, garbage)
- 22-T Title insurance (buyer’s right of review)
- 35 Inspection (include even if waived)
Additional and Subsequent Addenda
Listed below are some other commonly used additional addenda. There are many more.
- 22-J Lead paint disclosure (required for homes built prior to 1979)
- 22-S Septic tank
- 34 Blank addendum
- 35-E Escalation clause (multiple offer scenario)
- 35-P Pre-inspection agreement
- 35-R Inspection reply
- 36 Counteroffer
- 41-D inspector disclosure
- RSVP Real Estate 22-SA Supplemental disclosure
- Legal description (not an addendum)
- Pre-approval letter (not an addendum)
- Form 17 – Seller Disclosure Statement
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