Complaints

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• Initial Complaint

  Date:05/24/2023

  Type:Service or Repair Issues
  Status:

  UnansweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I hired ***************************** owner and operator of West Georgia Home Inspection LLC to inspect ********************************************** prior to purchase on 22Feb23 for the amount of $360 cash. The report reflected that the roof was in good condition in not obvious disrepair. In his report he does not note any damages or evidence of leaks. I purchased this property based on his report. ****************** was purchased with first time home buyer USDA loan on 27Mar23, and moved into the property 24Apr23 as I was an out of state buyer. I was in the property for a week when it first rained, and it has been an ongoing nightmare ever since. I have had several roofing contractors come and they have all suggested total replacement. The roof leaks throughout the entire house in different spots. As a professional with reasonable experience in the home inspection industry there were items that should have been pointed out in the report. I would have never purchased this house had I known of any issue with the roof. I have attached pictures of the damages and issues found by roofing companies that have been called out to the property in the past two weeks. My roof is partially tarped because that was all I could afford to do. Now with a new mortgage on my credit I cannot obtain refinancing to remediate any of the issues. Today a roofing contractor from WOW Services has found structure damage to the roof where the structural beam is rotted away and not connected to anything. This has put me and my children in great danger and the roof is not structurally sound. I can't afford to move ** into a hotel. I have requested via text that ****** at a minimum refund my money for the cost of the inspection, which he said he was not inclined to do so. I have filed a complaint with the Georgia ***************************** against my realtor, the seller's agent, and the home inspector. Neither party will respond to me after these issues arose.

  Business Response

  Date: 06/01/2023

  Thank you for contacting me and giving me an opportunity to address this issue.

  I performed a Home Inspection for this client on the 22nd of February 2023, per their request.  My inspection report was submitted to the client the same day.  My report detailed a number of issues with the home, which the client had the seller repair at the seller's cost.  This client left a 5-star review for me on ****** and thanked me in the review for detecting certain safety issues with the home.

  Several months later this client contacted me about some water issues with the roof.  I immediately requested an appointment to view the issue for myself, and likely would have offered a refund of her Home Inspection fee, and possibly even covered some of the repair costs if I could determine that this was in fact something that I should have seen during the inspection.  An appointment date and time was established, but the client contacted me the following day and said that her attorney told her not to let me look at the issues.  Apparently, she had already contacted and attorney before even notifying me that there was a concern.  

  There was no evidence of any water intrusion issues during my inspection.  No areas were repainted, no water stains, no evidence of repairs, nothing.  The attic on this home is split into two sections.  I was only able to access one of the sections which showed no evidence of any of the issues the client is reporting.  The client was with me the entire time and also did not report seeing anything that looked out of the ordinary. The seller of this home provided a disclosure statement as is required under Georgia Law, and no issues of any water leaking was disclosed.

  This client has now left a 1- star review for my company, but under a different person's name, not hers.  This is the only 1 Star review I have for my company in 16 years of business.  Out of 138 reviews, all are 5- star reviews except for this one.  She also left a negative review on my ******** ad, but under yet still another name.  Not sure why she needs to disguise her identity on these reviews.  This is also the only BBB complaint that I have received in 16 years of business and over **** Home Inspections.

  Without being allowed to actually view the areas of concern, I cannot comment specifically on what remedy would be appropriate.  I suspect that the roofing company is trying to scare her into doing more work than is actually needed in order to run up the bill.  This home was occupied by a family when she purchased it and it seemed to be fine for them, so I have some doubts about the extent of the work being claimed to be needed.  The extend of damage being reported just doesn't make sense.

  This client also seems to have a misunderstanding of what a Home Inspection is and is not.  A Home Inspector can only evaluate what can be seen under the conditions that exist on the day and time of inspection.  We have no idea what will happen when it rains, gets hot or cold, when strong winds are blowing, after several months have passed, or when any other condition occurs that this did not exist at the time of inspection.  A Home Inspection is a "snap-shot" of the home and should be considered as such.  A Home Inspection is also not a warranty. A Home Inspection is also not the only item to be considered when buying a home.  This home was 40 years old when she purchased it.  While Home Inspectors do the best we can in 2-hour inspection, it is not reasonable to expect that every possible condition can be observed in this short period of time.  The home buyer assumes some risk when purchasing a home this old.  All of this is covered in the details included in my report.

  It should also be noted that this client used a **** home loan, which are 100% financing loans.  **** sends out their own inspector to the home, and the home must be in near "pristine" condition in order for them to take 100% of the risk.  No issues were reported by the **** inspector on this home.

  It should also be noted that the seller provided a disclosure statement for this home with no mention of any of these issues.  So, either the seller lied on the disclosure statement, which is a violation of Georgia Law, or these conditions occurred after this client purchased the home, which seems unlikely.  If the seller did in fact fail to disclose this issue, which was not accessible during the inspection, then this client should be pursuing them instead of the Home Inspector.  Home Seller's in Georgia are required to disclose any knowledge of adverse conditions that exist in the home.  That is the law.

   

   

  Customer Answer

  Date: 06/02/2023

  I will refer to the home inspector by his first name ****** throughout my rebuttal.
  Originally built **** and fully renovated in 2019 (Brand new flooring, roof, ****, counter tops, cabinets, and the works!)
  
  To explain the timing discrepancy:
  Inspection was performed on 22Feb23, and
  I closed on the home purchase 27Mar23, but since I was an out of state buyer, relocating from ** to **.
  I did not physically move into the residence until 24Apr23. After I closed on the home 27Mar23 I only stayed for one day as I had to fly back to ** next day. I have proof of this as well if needed, because I arrived at midnight and called my realtor because I was locked out of house and she had a copy of the key.
  
  Changes from 5 star review to 1 star review:
  
  *******************:
  "Out of 138 reviews, all are 5- star reviews except for this one.  She also left a negative review on my ******** ad, but under yet still another name."
  
  There is a reason why all of his reviews are 5 star which I just discovered. A week ago from today I discovered my 1 star detailed negative review that been hidden that was posted under my current name. I didnt know you could have ****** remove or hide negative reviews under a business. When signed into my gmail account on my computer when you look at the reviews my review can be seen by myself. But I looked at his reviews on ****** from my phone browser that is not signed into my gmail account, my review has been removed and not visible at all. I had my cousin *********************** whom he is referring at under another name verify the same thing she could not see my review either so she left one of her own. He did not have her review deleted but instead commented that she was not a customer of his. My initial review that he had removed had full details of what was found, my inspection reports, pictures of damages. Anyone looking to ****** would see my complaint was not that of an irrational person, but someone that had screwed over! I hired ****** based off his ****** reviews, because again like he states he has 138 positive 5 star reviews, any person looking for a home inspection with glowing internet reviews you wouldnt think that he could miss something as critical as this. Given that he some how managed to have my ****** review removed even after reposting only shows those reviews cant be trusted, who knows how many other people has experience this after hiring him.
  ********, the other name he is referring to is me its my maiden name. Once I noticed he deleted my ****** review I resorted to ******** which has always been under my maiden name, to make people aware about hiring him.
  
  
  Changes from 5 star review to 1 star review -  Full Story & Screen Shots Included:
  In ******* home inspection report, you will see that he documented 4 GFI outlets were not working. 1 in each bathroom and 1 on the front porch and back porch. It was requested before I close that these be replaced before I close on the home. At the time my realtor was present when the homeowners had the 4 GFI replaced by a certified electrician as I was in **, she witnessed the repair. After we closed 27Mar23 I went to residence and found the same GFI outlets were not working. My realtor was present and called the electrician that did the repairs back to the house and he found the larger issue, which could have resulted in a fire if we hadnt called him back to fix. I reached out to ****** by text 29Mar23, which is included as a screen shot. Telling him what the electrician found and thanking him for finding those outlets. I was so grateful because had he not found those outlets not working my home could have burned down. He asked me to leave him a ****** review so I happily obliged.
  
  10May23 I contacted ****** to make him aware serious leaks only discovered by me after it rained for the first time while physically living in the house. While I was sitting on the back porch it began to rain and it started pouring through the back porch ceiling, I called a handy man to come look at it first, hoping it was something minor. He went into the attic, and said I needed to call a roofer I got a big problem. Roofing company came out and took one look at the roof from the ground and said your flashing is wrong and unsealed that why water is funneling into the ceiling and siding like you saw. The roofer told me I needed a totally new roof. As this point I have been in the house only a week, I didnt want to believe it and roofing company after roofing company came and said the same thing. I was devastated. I had no money for a new roof, as I am a single mom it cost everything I had to pay off debt to be eligible for the **** loan and relocation cost, the Georgia TAVT tax just to register my car here was $800.The month of April I was double paying bills because the utilities was turned on in Georgia while still living in **. My lease ended on my apartment in ** in Apr30 and my first mortgage payment was due 01May2023. I was financial tapped out and had no savings, which I knew I would be. I didnt purchase a fixer upper I knew I was going for home only in need of minor repairs, paint and make it pretty, no major issues! I was told by the sellers the roof had been put on 2019, the **** and water heater was 2019 as well, ****** informed me that the foundation was in good standing. When the house passed inspection I had no reason not to buy as all the major issues were relatively new.
  
  I practically begged ****** by text since 11May23 and 24May23 to at least refund me the cost of the inspection. He refused to do so stating that since I have gotten lawyer.When I reached out to ****** 10May23 he did offer to come by and take a look at it and see what he could do in which I initially agreed. The next day 11May23 I texted ****** to tell him not to come as my legal counsel advised me not to let him touch anything. My legal counsel I was referring to in that text was a colleague from work in the law department that had helped me with closing documents because I couldnt afford a lawyer represent me in the closing. She was doing this for me as a personal favor for a trusted friend outside of the company. At this point my realtor and sellers realtor would not respond to me, everyone had left me out to dry once I told them the roof was leaking. I even got desperate and contacted the sellers directly to ask if they had any information on who installed the roof, the seller wouldnt give me any information and said contact my realtor with any questions I have. My realtor was dodging my phone calls so I couldnt rely on her for help. I am single mom in a new state Ive never been on the biggest purchased of my life just finding out I need 16K to replace a roof. I followed my lawyer friend advise and declined him access to the property, and provided him images of the defective flashing around the chimney that resulted in massive leak over the back porch.
  
  Oddly enough ****** mentions in his BBB complaint rebuttal that he
  
  Evidence of Water Intrusion:
  As ****** states in BBB complaint rebuttal, he is 16 years of business and over **** Home Inspections. During the inspection I made ****** aware that this was my first home and I knew nothing so I am relying on him to lead me in the right direction. He asked me why was I moving to Georgia, and I told him for a better life for me and my children. He was so kind he walked me through all of the systems of the house showing me where my filters where and how to change them. Showed me where my hot water heater was located and my furnace, and how to change the filters on that as well.
  Not included in inspection report:
  
  Back Porch Ceiling:
  I was present for the inspection when ****** pointed out to me that the wood on the ceiling of the back porch. All he said to me was that it just needs a fresh coat of paint nothing to worry about. Mind you he is the professional I had no reason to second guess him. I have included an image of the back porch ceiling, it looked exactly like that when I saw it for the inspection and when I physically moved in the time stamp data in available of the photo. It wasnt until it rained and I had roofing companies come out they told it was water damage and which was why it was pouring through the ceiling. The roofers also said there was no way this just happened and this had been going on for a long time.  My insurance company also denied my claim for the roof and water damages because they deemed it preexisting.
  
  1st Attic above the second floor:
  After ****** finished inspecting the attic above the second floor with the drop down steps.It wasnt until after the leak was noticed on the back porch and I called a roofer to look that the 2nd attic was discovered, which was located in the bed room closet which was accessible. The sellers had clothes in hangers in the closet at the time of the inspection. Mind you the 2nd attic was not pointed out to me during the inspection or notated on the report so I was completely clueless about. Kind of odd in his BBB rebuttal he knew of its existence of this 2nd attic but didnt point it out to me or notate it in his report.
  
  ****** called me to come up the ladder to look at the attic (only one I knew of at the time)and he pointed out to me about water staining on the boards that can be seen from the entrance of the attic. As soon as you climb up the latter its the board of the roof right in your face. ****** did not put this in his report either,he pointed it out to me and stated that it looks like there was a previous leak,but it looks old and shouldnt be an issue since the roof was replaced only 4 year ago. He assured me it wasnt an active leak and that it was likely addressed when the roof was redone. Given that it was metal roof that had long metal sheeting I had no reason not to believe him when he said it wasnt a current/new issue.
  
  02Jun23 Total Roof Replacement
  My roof is being totally replaced today. 24May23 I sent ****** pictures of obvious water intrusion and defective roofing that he should have caught since he has boosted he has 16 years in the business. In my initial BBB complaint I included pictures of water damage and roof condition. I wish this was exaggeration as ****** states in rebuttal, this is a nightmare for me. The roofer discovered in the second attic that there was a structural beam that rotted and not supporting the right side of the roof. Not only do I not have the money or credit available to fix the roof but its more urgent now because it structurally unsafe to be in the house. That put a huge rush on trying to get this fixed. I even got to the point where I contacted the bank and wanted to deed house back to bank because of amount of money it would cost to fix it.
  
  I turned to social media and put my story out there of what had happened to me. One company took pitty on me and offered to redo my roof without payment to begin the work and allow me to do a payment plan with him with running my credit for financing because I could not get approved. After purchasing the home my credit dropped by 80 points because of the massive change to debt to income ratio.
  
  **** Home Loan:
  What ****** has said about **** home loans in completely false.
  
  **** requires that the seller have the home inspected by the buyer at my own cost and that house passes inspection. **** does not independently send out their own inspector to confirm or deny the details of the inspection. I WISH they would have done that, it would save me all the issues Im going through now. If this man ****** had done his job I wouldnt have purchased this home.
  **** home loans are NOT 100% financing loans, they are 0% down loans, you the buyer are still responsible for closing cost which mine were $17,000 DOLLARS, Inspection(s) cost $360, Appraisal cost $585, and miscellaneous fees that go into purchasing a home.
  **** does require an appraisal in which they send out their own appraiser to ensure the house price is in line with the value, at cost to the buyer. The appraisal report is very high level and would not tell if your roof is leaking. The seller nor I is allowed to be present for the appraisal. Any issues with the home should be caught by the home inspector not the appraiser.
  
  Seller Disclosure:
  The seller did not disclose that there was any leaking with the roof in the disclosure nor in person, had they I would have never brought the property. At 250k and my financial state I knew I want a home that required no repairs outside of minor cosmetics things, like repaint.
  
  Unfortunately,I do not have a lawyer and I can not afford legal representation. The friend I referred to as my legal counsel cannot represent me because she is located in ** and real estate law is not her wheel house.  I have called 30 different law firms that practice real estate law and I was told by all of them that they cant represent me because they dont litigate, only house closings inheritance, and smaller matters. One lawyer reviewed all the documents and images and screenshots and he said I had a solid case but since Georgia is a Buyer Beware State I would take me a long time to see any monetary damages from the seller if any. He then said the cost and time it would take to hire a lawyer on this issue would just drain me further than what I already am.
  
  I have taken every possible step short of calling a new stations to get my story out there. At a minimum I should be refunded for the cost of the inspection.