Long & Foster Richmond Region Corporate Office

Review: Hello My Name is [redacted]l and my husband name is [redacted] and I am forced to buy a house from Long and Foster. We went to mediation over the property and I understand I am stuck with it. What I don’t understand is why the selling agent did not do the repairs? He claimed he got a clear letter for termite and moisture letter when there is a leak in the roof and some evidence that they replaced a board. They never fixed the leak still water coming in and mold. What’s really funny is [redacted] approved the loan the first time around. How can you approve something when it wasn’t done right and there’s a moisture problem and wood boring beetles evidence? What I don’t understand is why the wood boring beetles boards were not replaced and how they were missed during the termite inspection and moisture inspection. The attic and garage wood has evidence of these borings in plain sight. The beams have exit holes and the whole right side of the garage is filled with exit holes and evidence of these borings. Who’s responsible for fixing this and why was it missed in the first place. This is very shady and I don’t appreciate the selling agent lying about the repairs done and going to get another clear termite letter. This needs to be investigated by someone. Maybe someone needs to check after the selling agent. I got the pictures that show all this too. I don’t think someone did their job properly. Who’s looking out for the buyer? I’m stuck with a house with possible structural damage. I hope you can help us at this point we don’t know who we can trust. We need help. I understand that I have to buy the house. I want the whole house treated for the wood boring beetles instead of certain rooms. At this point that’s what needs to be done. There were dead adult wood boring beetles evident in the garage area and wood boring holes in the den fireplace area. I also want for the repairs that have to be done to be checked by a home inspector to be sure the repairs are done properly. I don’t feel like I should have to pay for the treatment of the house or the home inspector. I’ve been through enough and have paid for enough stuff already wasted money on getting loan started with [redacted] and storage fees for my property. I’m tired of this and tired of people not doing their jobs. I don’t want anyone to lose their jobs but would just like for the people to do their jobs the right way without deceit and lack of integrity.

[redacted]s realtor [redacted]. Long and Foster selling agent

[redacted].

[redacted] signed a contract to purchase 3 [redacted] in [redacted]. In our contract we ask for specific repairs in the addendum. We were supposed to close on the house on August 30, 2013 and it was delayed to Sept. 3, 2013 because the repairs were not done.

2 weeks prior to closing we noticed these items were not complete. I ask [redacted] to look into it and she said they told her it would be done like we asked. On the day of closing [redacted] my husband went to the property to make sure these items where completed. They were not [redacted] was there and ask [redacted] Hause if he had done them he said he did not have to. [redacted] stated he did not have to. If we did not go to closing he threaten me he would take me in front of a judge. [redacted] and I both asked him about the items and he said he did all he had to do. After this, we had several letters from the seller’s lawyer to buy it or we would face more cost. My lawyer set up mediation and tried to get us out he was worried they were going to drag us through court and cost us more money. In mediation, we were able to explain that the items were not done. We said we want out of the contract but they would not go for that. [redacted] kept insisting the items were done. We show him and their lawyer evidence of them painting over rotten wood that we asked to be replaced. In the repair list there was an issue with the chimney. They covered a black piece of plywood with mold with a salt treated board. We ask for the sub floor in the bathroom to be replaced and again [redacted] said he didn’t have to do it.

Also [redacted] issued a clear letter for the mortgage company in September. We were in there with colonial again last week December 2013 and I had to show him that he missed exposed infested wood. [redacted] termite stated to us he was sorry he missed it and they would fix it now on December 27, 2013. If we did not stand our ground we would have purchase the house with these 2 major problems. We were told we had to purchase the home because there was a clear letter when in fact it was an unclear situation. Now they are still saying we have to purchase it. To add to this drama, our real estate agent [redacted] was told by [redacted] that I ([redacted]) had to be at the house or he was going to leave if my husband [redacted] was there without me. He told [redacted] that he and the contractor would leave the property. He insulted my realtor and me because he arrived very late to the property and didn’t get out of his truck to come inside to talk to us about the issues with the house. We have this on video if you all would like to see it. [redacted] realtor had to go sit in his truck and talk to [redacted]. I don’t appreciate my time being wasted at all. He is very unprofessional.

We believe we were intentionally mislead by [redacted] we were very vocal in the items and still we are threaten to be sued if we didn’t buy the house. We feel the seller Teresa Newman was misled by [redacted] as well. My wife [redacted] would like to talk to someone about [redacted] Hause Jr. A real estate agent that works for Long and Foster. He represented the buyer of this property. He has caused us delays in buying the home and even threaten us if we did not sign the papers to close on the house he would bring us in front of a judge. The house addendum items were not done. We have proof of that. The house had bug damage which he stated was fixed. We tried to walk away from it and let them have the deposit buy they said they would sue us. [redacted] and I found more damage in the house after the clear letter was issued. The termite company now states they missed it after issuing a clear letter. The roof also was supposed to be fixed and is still leaking. We want to walk away after all this but we are worried about being sued. [redacted] Hause stated to me he did not have to fix the items in the contract and go to closing. He would not negotiate at all. He had knowledge of the issues 2 weeks before closing. He has caused us to rent 2 storage units and hire a lawyer. We can provide the contract and photos. I did call his boss Patty Richardson and made her aware of the situation.

We are being forced to buy a home after we were deceived of items to be fixed and damage from Powder Post Beetles. We had to point this out to the same company that missed it in the first place. He has put enormous emotional stress and displaced my family. On December 31, 2013, my wife and I went to [redacted] Mortgage Co. to sign for loan papers for the house. We still had to go through with it and they are aware of the damages to the house and I [redacted] is approved for the loan because my husband was told he had to give me the 20% for the loan. [redacted] said it was in the contract that he had to give me the money and that I had to go through [redacted]. I had to reapply for the loan again because it expired. All my stuff has been in storage since August 30th. I am paying for two storage units. The contract on this house has been going on since July 2013. This needs to be resolved. This experience has taught me to get a lawyer for any home purchase and to not trust people. Everyone cares about fattening up their pockets and not about the buyer or seller.

At mediation 12/18/13 toward the end we expressed our concerns that we wanted to reapply for the loan with another company due to the fact we did not trust [redacted] Mortgage Company. Everyone heard us talk about going to other companies to get a loan since I was told it had expired at mediation. So my husband and I decide to apply to [redacted] and were preapproved. Two days later, we get a call from [redacted] stating that [redacted] said we could not go through [redacted] for the loan. He said it had to be [redacted] Bank [redacted] because it was in the contract. So we had to cancel the loan paperwork. Right now, we are approved by [redacted]. and they have been aware of the pictures of the damage from the Powder Post Beetles. [redacted]. didn’t want to get involved with the loan again but proceeded. They dotted all their I’s and crossed their T’s. I don’t appreciate [redacted] harassing me about this house and inquiring about every little thing. As of Yesterday 12/31/13, [redacted] called my real estate agent and told her we could go to another lender but would have to do an addendum. I was so upset over this whole thing. We drove to [redacted]. and told them we had to proceed with the loan. My husband was told he had to give me the 20% of the money because it was in the contract. [redacted] told [redacted] this. This has been dragged out since July of 2013 and it needs to be resolved. [redacted] needs to quit hindering the situation and playing around with us. I don’t appreciate being bullied by him and forced into this situation. Thank you for your help in this matter. [redacted]Desired Settlement: The whole house to be treated for the wood boring powder post beetles not just certain parts

The whole house needs to be treated for the Powder Post Beetles

investigation into this matter with the house Long and Foster can contact [redacted] for more details about this ordeal and what we(buyers) have experienced from [redacted]

The home inspector [redacted] should be notified and spoken with in regards to [redacted] stating the home inspector approved of all repairs which was a lie pictures don't lie

Contact [redacted] from [redacted]. to verify why the delay of closing of house and how a clear letter was presented at time of closing

I'd like the leak in the roof to be verified from someone a home inspector that the repair was made and ceritified that it was done- it obivously wasn't done properly like the first time but there was a clear letter issued

[redacted] has all the contract documentation and can verify how [redacted] treated the buyers and in my opinion he didn't represent the seller properly either

This all could have been resolved if the repairs were done in the first place without deceit and misrepresentation by [redacted] of Long and Foster Real Estate

I don't want anyone to lose their jobs but I do want the truth to come out.

I'm a first time buyer of a house and no one should be treated like this by anyone. I feel like I'm forced into this bad situation and threat of being sued. A home buying experience shouldn't be like this. This so called house has cost me wasted time, money, and stress. Please investigate this matter, thank you

Business

Response:

Response

to customer's statement of the problem is somewhat difficult due to the

rambling and repetitive form in which it is submitted. Based upon our reading

of the customer's statement, we are able to identify five (5) areas of concern.

They are:

1. Wood borers;

2. Roof leak;

3. Moisture stains under the bathroom floor

4.Damage in window sill;

5. The customer does not want to purchase the property

I will attempt to discuss each of these separately.

1. Wood

Borers.

The issue

if insect infestation is dealt with in Section 12.B.1 of the contract which

reads as follows:

“Inspection/reports;

seller shall obtain and authorize delivery at Sellers expense, an approved Wood Destroying Insect Infestation

Report shall show whether the

Property’s principal dwelling, garage…are free of visible wood destroying insect infestation with no visible

unrepaired damage from said infestation.’

The wood borer problem in the garage was noticed well before

closing and, in fact, treatment was applied on our before August 29th,

the date of [redacted] clear letter and bill. He very minor issue in the attic

has also been replaced with new lumber even thought no the structural integrity

of the beam was not in issue.

Unfortunately,

it appears that [redacted] did not replace all of the wood that was affected by

the wood borers. The wood that was not replaced did not impair the structural

integrity of the building. However, the purchasers wished it to be replaced and

it was replaced by [redacted] prior to the time that the complaint to the Revdex.com was

made. Therefore, it is our position that the seller, through its agent at Long

& Foster, has followed through with all of the purchaser’s issues in this

regard and has ensured that this matter was dealt with in accordance with the terms

of the contract.

The contact

is explicit in the requirement that the insect infestation inspection is to be

conducted by licensed contractors. These people have special expertise and

experience in detecting the existence and treatment of these problems. Reliance on both part of the seller and the

buyer in a real estate transaction is placed upon the licensed inspector. It is

not the real estate agent’s duty nor within his competence to detect and

eliminate the existence of current or pervious insect infestation. Mr. [redacted]

has properly relied upon [redacted] for that purpose.

2. Roof Leak

the issue of an alleged roof leak was brought our attention well after the

closing date which was extended to September 3, 2013. We have never received

nor are we ware of any suck leak. Any work that was supposed to have been done

to the roof was done. The work that was proscribed by the purchaser’s home

inspector was successfully accomplished. If there is an existing issue with the

roof, the purchaser has agreed that will be her responsibility.

3. Moisture Stains Under the Bathroom Floor

the purchaser has presented a picture showing plywood which contain stains.

This has been the subject of a moisture inspection, as well as a home

inspection, both of which were conducted by licensed inspectors. Neither of

these inspectors have found that the situation presented any danger of mold or

any structural defect. It is not unusual on a house that is 40 years old to

have had some type of leak which created a stain underneath a bathroom. There

is no indication of work in the past has been done improperly nor is there any

indication that the present situation underneath the bathroom presents any

problem that the contract requires the seller to remedy. Against, the purchaser

has agreed to undertake any remedy which she believes is in her best interest

at her own expense.

4.Damage to a Window Sill

It is evident that there was damage to one window sill which

was not required at closing. The inspector’s report required to 2 windows sills

and evidently only one was effected. The seller has agreed to remedy this at

her expense, however, the purchaser has now agreed that she should undertake

that repair at her own expense.

5.Customer does not want to Purchase the property

The purchaser has, in early August, 2013, expressed her

desire to withdraw from the contract. The agent properly informed the purchaser

that would be up to the inspector to determine. The purchaser has not

communicated with [redacted] their Settlement Agent, nor has she

communicated with [redacted], their settlement agent, nor has she

communicated with the seller. In late August when this was to close, she

decided not to attend the walk through inspection nor did she appear at the

closing. All of the seller’s documents had been fully executed and delivered.

It was not until suit was instituted for specific

performance of the contract that we received a response. It is obvious that the

purchaser just had what is commonly called “Buyers Remorse” and has retreated

from her obligations under the contract.

Mediation

The response from the purchasers after the seller’s lawsuit

was filed was a demand to proceed with mediation. Section 18 of the standard

REIN contract provides that both parties agree to submit any disputes to

mediation. The purchaser’s attorney requested that prior to being required to

answer the lawsuit, the meditation occur. The seller immediately agree to these

terms and made arrangements for both the mediation and the place of the

mediation which was the local Real Estate Board Office, a neutral site.

Mediation was conducted using the services of [redacted] of [redacted] of [redacted] on December 18, 2013. The purchaser

appeared in person and with counsel, and a representative from [redacted],

the selling firm. The seller was linked in from [redacted] by telephone, present

at the hearing were her attorney, as well as her real estate agent from Long

and Foster Realtors, [redacted]. Mediation proceeded and at the end of

medition, the parties agreed to enter into an Amendment/addendum to Purchase

Agreement which is also signed by the parties.

Speaking from the seller’s point of view, she was convinced

that the purchaser would not be satisfied with any repairs since she had

prematurely and consistently evidenced her desire to pull out of the contract

completely. Upon suggestion of the purchaser’s attorney, the parties agreed to

the terms contained in Amendment/Addendum which included a $4,000.00 reduction

in the sales price, a closing in a little over one month and acceptance of the

property “as is” with the exection that the seller would provide an update

termite/moisture report for purposes of the purchaser’s loan. In other words,

the purchasers agreed to buy the property in its current condition and, in consideration

of the $4,000.00 reduction in price, take care of all existing issues which she

may have.

These are the same issues upon which she now bases her

complaint. She also complaints that she was forced into this agreement. Please

note that she was represented by competent counsel and that the mediation settlement

was to resolved all of her concerns. It is interesting to note that in the

complaint filed by her, she stated that the purchased price for the property is

[redacted] but now complains that all of the repairs that she believes exist and

has forgotten about the part of the settlement by which she agrees to accept

the property “as is”. It is our opinion that [redacted] acted honestly and

properly within the scope of his representation of the seller of the property,

he has done everything possible to address the concerns of the complainant and

that all matters involved in tis transaction have been resolved by mediation.

Consumer

Response:

I have reviewed the offer made by the business in reference to complaint ID [redacted], and have determined that this proposed action would not resolve my complaint. For your reference, details of the offer I reviewed appear below.

[Provide details of why you are not satisfied with this resolution.]

Regards,

1/19/14

If the seller had done the repairs as stated

in the addendum in the first place then we could’ve closed on August 3oth. Who wants to have all their belongings in

storage since August? The closing date was supposed to be August 30th and got

pushed back to September 2 because the repairs were not done period as stated

in the addendum. I accept the fact the

house is as is except for the bug damage. We get that.

I don’t agree with their 1st and 2nd

termite moisture letter. This was a concern at the walk through. I [redacted]

was told by [redacted] he didn’t have to tell me about the bug issues. He only

had to prove it was repaired. On the second termite inspection, I [redacted]

with no bug experience had to show the same inspector ceiling joists and top

plate clearly visible that he had missed. I even asked him what kind of bugs

where on the floor of the garage and he replied he did not know. He went out to

his truck and came back inside and stated they are post boring beetles and he

could not believe he missed all the damage we pointed out to him. He said this in

front of me, my wife, and our realtor. They said they would fix it.

As for the statement that we

requested them out there is not true.

They had to come out again because of another termite moisture letter

had to be issued after mediation. The seller got the same company to come out again

and we were told that [redacted] had to be there or they were going to leave

if [redacted] was there 1/2/14. After receiving

the 2nd clear letter, there is still more damage to the top plate

and ceiling joists which is visible damage and exit holes in exposed wood

throughout the attic and garage witnessed by me and my realtor. After repeated attempts

through my realtor to address it, we were told nothing could be done about it. We have video and photos of the damage after

the second letter. As for the termite

and moisture letters, the first one had inactive and the second letter says

active. How many letters does it take

and why are clear letters being issued when is still visible evidence.

I get [redacted] makes his

company all millions of dollars. If he just addressed our concerns on the

first walk through we could have closed. As for buyer’s remorse well I’d say we don’t

trust anyone concerned with this matter with this house. No one seems to care about the issues going

on and we do appreciate corporate calling us back about this. We know there is nothing more to say about the

matter and our situation is not a concern.

Everyone wants their money. I

never want to ever buy another house after this experience. I know what happened and I know the truth and

so does GOD.

As for my writing, well I do have a learning

disability and was very distressed writing the complaint and upset. This has been a very good learning experience

for my family. You can’t trust people

and they don’t care. All I want is for

people to be honest and do what is right.

We are not disputing mediation

but disputing what lead up to mediation and the events afterward. All the clear letters and why they are being

issued? Why isn’t anyone checking behind

these companies to make sure everyone is honest. How come no one cares?

The whole house should have been

treated for the wood boring beetles not spot treated. If the whole house had been treated then the

damage wouldn’t have spread to the attic, and room behind the fireplace. Now, they’re could be damage throughout the

whole house.

We want to know the rate ratio of

the mixture to treat the house.

We also want all the damaged

noted and fixed and notes if it can’t fixed.

We did request our own termite

moisture inspection after the 2nd clear letter but was denied by

home owner. (We are trying to protect

ourselves and don’t trust [redacted]) I

know no one cares.

When we close on the house, it is

going to be inspected by a certified termite company.

[redacted] Family