25 Jul [WA] Seller agreed to make repairs, is now saying repairs are not needed.
Hey there… I hope I'm not breaking rules or anything… feel free to remove/berate/mock if I missed something. Any help or input is welcome, just looking for more brains.
My wife and I are under contract for a home. We've gone through this before a couple times (this is our third purchase, but only second in Washington State). This is a property we intend to live in, not a rental/flip/etc. It's an older home (built in 1940), maintained well and while it needs a few things here and there, it's generally in pretty good shape. Our finances are in order, no problems there. Earnest money was delivered on-time, down payment is in the bank waiting to be moved on closing day.
We jumped on the property really fast because the market is pretty quick right now. We came in with an offer 5k over list, it was accepted, and after doing the inspection (lots of little things, 3-4 medium things) we asked the seller to repair 2 things: one related to the roof, one related to the foundation. These are not huge repairs, but I believe (not knowing a ton about building) would be more time consuming than anything. The inspector is a licensed home inspector in this state. We don't know him or anything, but have no reason to think there's anything weird going on there. The seller agreed to repair these two items. This was three weeks ago.
Our proposed closing date is July 31st (just a few days away now!) and the repairs are supposed to be completed by the 26th. We have reached out a couple times in the past month to ask about progress, but not really gotten anything good but never really pressured anyone about anything. We simply figured everyone is busy doing what they should be doing.
We're now two days away from when the repairs are supposed to complete and the sellers (or rather the sellers contractor) has sent us a letter saying that the repairs requested are not needed.
Our agent, if we're being real honest, doesn't really seem interested in helping us as much as we think they should. They've never done anything "wrong", but we just don't mesh super well on a personal level I don't think. The sellers agent and our agent are part of the same real estate group, but don't work together or anything like that. This was all disclosed and we have no reason to believe there's anything weird going on there either.
At any rate there were repairs made that we didn't ask for. We brushed it off thinking maybe they had already bought materials or something, no big deal. We were under the impression that once under contract no changes/repairs/etc were supposed to happen unless everyone knew and agreed about them. What exactly is the situation there?
Our plan is to simply push back, we have a signed contract saying the repairs will be made referencing a licensed inspection report. But my question is what happens if they just don't do it? Would our only recourse be court? What kind of lawyer should we be looking for?
We are also thinking that walking away is an option, but obviously we'd like to have the repairs made as agreed and move forward. We just haven't been in this situation before and are looking for input and/or ideas. Feel free to ask for more info if it's needed. Our inspector is apparently out of town until Monday, so we're kind of out of luck getting anything from him until then.