ERA Woody Hogg and Associates

Mr [redacted] called me the beginning part of December to tell me about the issues he had with the house and with my agent RonnieOn that phone call he told me that Ronnie told him that everything over $ [redacted] on the home inspection was suppose to be fixed and not everything was fixedI asked him if he had a home inspection addendum and he told me no that Ronnie told him that he was taking care of everything and not to worryI asked him what needed to be fixed and he told the the seller was suppose to replace the windows and repair the heating systemBefore I got off the phone I asked him what he was looking for to be done and he said he wanted those things to be taken care ofAs soon as I got off the phone with him I contacted my agent Ronnie and asked him if he had an inspection report and he said yesIn the inspection report they had asked the seller to replace the windows and repair the heating systemBecause the appraisal got cut they renegotiated the contract for a lower price and agreed that the seller was not going to replace the windowsMr [redacted] initialed the change on the inspection report agreeing to the windows not being replacedSee attached home inspection addendum()I called Mr [redacted] back after getting this information from Ronnie and asked Mr [redacted] about the inspection addendum and windows and he changed his story to he just wanted recommendations on who can replace the windows but still wanted the heating system fixedMr [redacted] also mentions to me and in his complaint that Ronnie set the walk through up minutes before closingI've attached a text(2) between Ronnie and Mr [redacted] showing that Ronnie tried to set it up the day before and Mr [redacted] asked if he could the day of closingAfter this initial conversation with Mr [redacted] it was hard for me to believe anything he said after catching him in several liesI felt like he was just trying to squeeze as much out of us as he couldIn regards to the heating system Ronnie put on the inspection addendum exactly what the home inspector recommendedSee attached home inspection addendum.(1) The seller agreed and had HVAC company came out to fix the issuesThey said in their report that they fixed some wiring and they fired up the furnace as called for at the thermostatHe noted that it showed a healthy blue flameAt the end of his report he noted that he checked for loose ducts and found all connections tight but the biggest issue with the duct system is balancing airflow due to pie box designSee attached report.(3) After closing Mr [redacted] contacted Ronnie to tell him that he was having trouble with the heating system and their was no airflowRonnie called the owner of the home inspection company Mr [redacted] to have him go back out to make sure they didn't over look somethingMr [redacted] did and sent a letter back with his findings which I've attached.(4) He said that there was air coming out of all ducts upstairs and downstairs and that is all we check during the inspectionHe also mentioned that his inspector noted that "you may notice warmer temps on the second floor due to single zone heating and cooling system (not uncommon)"Mr [redacted] noted that this is a common set up for two story homes, one system doing two levelsI have the same system in my house and it does get warmer upstairs especially on really cold daysMr [redacted] also gave recommendations to control air flow and also noted that the heating system was passed by the local inspection division of [redacted] Mr [redacted] said in his statement that the sellers were told what needed to be done and that info was withheld from him and they were quoted $ [redacted] to fix itIf that is true Ronnie had had no knowledge of it but the report by the HVAC company that did the quote is dated October 28th which is when they came back out after closingI haven't seen any documents from the HVAC company that was dated before closing with their recommendation to improve the duct workI understand his system is not the most efficient because I have the same system in my house but its not considered a defect per the purchase agreement and to my knowledge they are still installing them in houses todaySee defect definition belowIf he thinks the seller held information from him he needs to be going after the sellerRonnie did everything he he could for Mr [redacted] and even gave him a $ [redacted] credit toward his closing cost so Mr [redacted] would have his closing cost coveredIf I thought my agent was at fault for something, we would had corrected the situation but I don't see any fault from my agentIt seems to me Mr [redacted] is looking for someone to pay to upgrade his systemBradley B***, Managing Broker ERA Woody Hogg & Associates How the purchase agreement defines defect in the home inspection paragraph: The term "defect" as used in this paragraph shall mean (i) a condition which impairs the stability, safety or use of any improvements (buildings) on the property, or (ii) damage to any part of the improvement s, but shall exclude any cosmetic flaws, antiquated systems or grandfathered components that are in working order but would not comply with current building code if constructed or installed today

Mr *** called me the beginning part of December to tell me about the issues he had with the house and with my agent RonnieOn that phone call he told me that Ronnie told him that everything over $*** on the home inspection was suppose to be fixed and not everything was fixedI asked him if
he had a home inspection addendum and he told me no that Ronnie told him that he was taking care of everything and not to worryI asked him what needed to be fixed and he told the the seller was suppose to replace the windows and repair the heating systemBefore I got off the phone I asked him what he was looking for to be done and he said he wanted those things to be taken care ofAs soon as I got off the phone with him I contacted my agent Ronnie and asked him if he had an inspection report and he said yesIn the inspection report they had asked the seller to replace the windows and repair the heating systemBecause the appraisal got cut they renegotiated the contract for a lower price and agreed that the seller was not going to replace the windowsMr*** initialed the change on the inspection report agreeing to the windows not being replacedSee attached home inspection addendum()I called Mr *** back after getting this information from Ronnie and asked Mr *** about the inspection addendum and windows and he changed his story to he just wanted recommendations on who can replace the windows but still wanted the heating system fixedMr*** also mentions to me and in his complaint that Ronnie set the walk through up minutes before closingI've attached a text(2) between Ronnie and Mr *** showing that Ronnie tried to set it up the day before and Mr *** asked if he could the day of closingAfter this initial conversation with Mr *** it was hard for me to believe anything he said after catching him in several liesI felt like he was just trying to squeeze as much out of us as he could. In regards to the heating system Ronnie put on the inspection addendum exactly what the home inspector recommendedSee attached home inspection addendum.(1) The seller agreed and had HVAC company came out to fix the issuesThey said in their report that they fixed some wiring and they fired up the furnace as called for at the thermostatHe noted that it showed a healthy blue flameAt the end of his report he noted that he checked for loose ducts and found all connections tight but the biggest issue with the duct system is balancing airflow due to pie box designSee attached report.(3) After closing Mr *** contacted Ronnie to tell him that he was having trouble with the heating system and their was no airflowRonnie called the owner of the home inspection company Mr *** to have him go back out to make sure they didn't over look somethingMr *** did and sent a letter back with his findings which I've attached.(4) He said that there was air coming out of all ducts upstairs and downstairs and that is all we check during the inspectionHe also mentioned that his inspector noted that "you may notice warmer temps on the second floor due to single zone heating and cooling system (not uncommon)"Mr *** noted that this is a common set up for two story homes, one system doing two levelsI have the same system in my house and it does get warmer upstairs especially on really cold daysMr *** also gave recommendations to control air flow and also noted that the heating system was passed by the local inspection division of ***
Mr *** said in his statement that the sellers were told what needed to be done and that info was withheld from him and they were quoted $*** to fix itIf that is true Ronnie had had no knowledge of it but the report by the HVAC company that did the quote is dated October 28th which is when they came back out after closingI haven't seen any documents from the HVAC company that was dated before closing with their recommendation to improve the duct work.
I understand his system is not the most efficient because I have the same system in my house but its not considered a defect per the purchase agreement and to my knowledge they are still installing them in houses todaySee defect definition belowIf he thinks the seller held information from him he needs to be going after the sellerRonnie did everything he he could for Mr *** and even gave him a $*** credit toward his closing cost so Mr *** would have his closing cost coveredIf I thought my agent was at fault for something, we would had corrected the situation but I don't see any fault from my agentIt seems to me Mr *** is looking for someone to pay to upgrade his system.
Bradley B***, Managing Broker ERA Woody Hogg & Associates
How the purchase agreement defines defect in the home inspection paragraph: The term "defect" as used in this paragraph shall mean (i) a condition which impairs the stability, safety or use of any improvements (buildings) on the property, or (ii) damage to any part of the improvement s, but shall exclude any cosmetic flaws, antiquated systems or grandfathered components that are in working order but would not comply with current building code if constructed or installed today

Mr [redacted] called me the beginning part of December to tell me about the issues he had with the house and with my agent Ronnie. On that phone call he told me that Ronnie told him that everything over $[redacted] on the home inspection was suppose to be fixed and not everything was fixed. I asked him if he...

had a home inspection addendum and he told me no that Ronnie told him that he was taking care of everything and not to worry. I asked him what needed to be fixed and he told the the seller was suppose to replace the windows and repair the heating system. Before I got off the phone I asked him what he was looking for to be done and he said he wanted those 2 things to be taken care of. As soon as I got off the phone with him I contacted my agent Ronnie and asked him if he had an inspection report and he said yes. In the inspection report they had asked the seller to replace the windows and repair the heating system. Because the appraisal got cut they renegotiated the contract for a lower price and agreed that the seller was not going to replace the windows. Mr. [redacted] initialed the change on the inspection report agreeing to the windows not being replaced. See attached home inspection addendum(1 ). I called Mr [redacted] back after getting this information from Ronnie and asked Mr [redacted] about the inspection addendum and windows and he changed his story to he just wanted recommendations on who can replace the windows but still wanted the heating system fixed. Mr. [redacted] also mentions to me and in his complaint that Ronnie set the walk through up 30 minutes before closing. I've attached a text(2) between Ronnie and Mr [redacted] showing that Ronnie tried to set it up the day before and Mr [redacted] asked if he could the day of closing. After this initial conversation with Mr [redacted] it was hard for me to believe anything he said after catching him in several lies. I felt like he was just trying to squeeze as much out of us as he could. In regards to the heating system Ronnie put on the inspection addendum exactly what the home inspector recommended. See attached home inspection addendum.(1) The seller agreed and had HVAC company came out to fix the issues. They said in their report that they fixed some wiring and they fired up the furnace as called for at the thermostat. He noted that it showed a healthy blue flame. At the end of his report he noted that he checked for loose ducts and found all connections tight but the biggest issue with the duct system is balancing airflow due to pie box design. See attached report.(3) After closing Mr [redacted] contacted Ronnie to tell him that he was having trouble with the heating system and their was no airflow. Ronnie called the owner of the home inspection company Mr [redacted] to have him go back out to make sure they didn't over look something. Mr [redacted] did and sent a letter back with his findings which I've attached.(4) He said that there was air coming out of all ducts upstairs and downstairs and that is all we check during the inspection. He also mentioned that his inspector noted that "you may notice warmer temps on the second floor due to single zone heating and cooling system (not uncommon)". Mr [redacted] noted that this is a common set up for two story homes, one system doing two levels. I have the same system in my house and it does get warmer upstairs especially on really cold days. Mr [redacted] also gave recommendations to control air flow and also noted that the heating system was passed by the local inspection division of [redacted] Mr [redacted] said in his statement that the sellers were told what needed to be done and that info was withheld from him and they were quoted $[redacted] to fix it. If that is true Ronnie had had no knowledge of it but the report by the HVAC company that did the quote is dated October 28th which is when they came back out after closing. I haven't seen any documents from the HVAC company that was dated before closing with their recommendation to improve the duct work. I understand his system is not the most efficient because I have the same system in my house but its not considered a defect per the purchase agreement and to my knowledge they are still installing them in houses today. See defect definition below. If he thinks the seller held information from him he needs to be going after the seller. Ronnie did everything he he could for Mr [redacted] and even gave him a $[redacted] credit toward his closing cost so Mr [redacted] would have his closing cost covered. If I thought my agent was at fault for something, we would had corrected the situation but I don't see any fault from my agent. It seems to me Mr [redacted] is looking for someone to pay to upgrade his system. Bradley B[redacted], Managing Broker ERA Woody Hogg & Associates How the purchase agreement defines defect in the home inspection paragraph: The term "defect" as used in this paragraph shall mean (i) a condition which impairs the normal stability, safety or use of any improvements (buildings) on the property, or (ii) damage to any part of the improvement s, but shall exclude any cosmetic flaws, antiquated systems or grandfathered components that are in working order but would not comply with current building code if constructed or installed today.