Washington Real Estate Law and Rules (RCW 18.85 / WAC 308-124)
License structure under RCW 18.85
Washington licenses individuals as brokers and managing brokers, and licenses the brokerage itself as a firm. Every active broker must affiliate with a managing broker, who is responsible for supervision, review of transactions, and control of trust funds. Unlicensed assistants may do clerical work, bookkeeping, and document delivery, but may not show property, quote or negotiate price and terms, or give advice about real estate. Advertising must include the firm name.
Agency law and the pamphlet
RCW 18.86 governs agency. The pamphlet "The Law of Real Estate Agency" must be delivered at or before the first substantive business contact, and in any event no later than the time the party signs an agency agreement. Statutory duties include undivided loyalty, obedience to lawful instructions, disclosure of material facts, reasonable care and skill, accounting for money, and confidentiality. Limited dual agency requires the written consent of both parties, and a dual agent may not advocate for one side against the other.
Trust accounts and records
WAC 308-124 prohibits commingling, requires a dedicated trust account, and requires reconciliation. Transaction and trust records must be retained for at least three years.
Taxes and disclosures
Washington's seller pays real estate excise tax, reported on an excise tax affidavit at closing. Residential resale requires the seller's Form 17 disclosure statement. Renewals run on a two-year cycle with continuing education including a required core component - confirm the current hour split in the WAC before relying on a number.
Worked example: a buyer's uncle phones the assistant and asks whether the seller will take $20,000 under list. The assistant may relay the message to the broker but must not discuss price or terms.