Complaints

This profile includes complaints for Hope Home Inspections, LLC's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

close

Find a Location

Hope Home Inspections, LLC has 4 locations, listed below.

*This company may be headquartered in or have additional locations in another country. Please click on the country abbreviation in the search box below to change to a different country location.

BBB accredited

Near

Country

USUnited States

Please enter a valid location.

Filter

• 

  Hope Home Inspections, LLC

  6497 Parkland Dr Unit J Sarasota, FL 34243-4097

• 

  Hope Home Inspections, LLC

  8374 Lakewood Main St #106 Lakewood Ranch, FL 34202

• 

  Hope Home Inspections, LLC

  2650 10th St N Saint Petersburg, FL 33704-2602

• 

  Hope Home Inspections, LLC

  1748 Independence Blvd STE E7 Sarasota, FL 34234-2152

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

• Initial Complaint

  Date:01/21/2025

  Type:Service or Repair Issues
  Status:

  AnsweredMore 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.

  In May of 2023 I hired hope home inspections to do an 4 point inspection of my home prior to purchasing. Hope homes inspected my home twice. On both occasions, they failed to inspect the crawl space of my elevated home or note ANYTHING regarding the crawl space on my inspection report. We purchased the house because ********** told us it was a great home. Within a few months of living in the home we started to notice cracks opening up in the ************** on the floor boards. We called a foundation inspector to come out this month & have been informed that we have a CRITICAL structural issue. We have a 3 slope to our flooring. The beams that hold the house up are sinking into the ground below & the wood supports for the house are now sitting on the ground, soaking up water. The foundation inspection company quoted us at $20,000 to repair the crawl space. We also paid $544 per inspection with hope ************ completed neglected to do a thorough inspection. Florida law states that a home inspection company is liable for 2 years after the inspection. We contacted them to try to reach a resolution & have stopped hearing back.

  Business Response

  Date: 01/21/2025

  We regret to hear about the challenges you are experiencing with your home and understand how stressful this situation must be. At Hope Home Inspections, our goal is to provide a thorough assessment of the accessible areas of a home and to document any visible issues at the time of the inspection.
  Given that nearly two years and four major hurricanes have passed since your inspection, it is difficult to determine what factors contributed to the current issues that were not present at the time of our assessment.
  In May 2023, we conducted your inspections and documented several concerns, including doors that did not latch properlypotential indicators of foundation issuesand noted the lack of access to the crawl space. As with any home, especially older ones, ongoing maintenance is essential, though we are unaware of what maintenance may have been performed since your purchase.
  Your concerns were brought to our attention nearly two years after the inspection, and within 48 hours of notification, we promptly returned to review the situation.
  Our inspection provides a snapshot of the homes condition at the time and includes recommendations for further evaluation by a qualified specialist when necessary. Unfortunately, these recommendations are not always followed, which can lead to situations like this.
  Future Conditions: The second paragraph of the inspection report states:
  "A home inspection does not include the prediction of future conditions. This report cannot and does not represent the operation or condition of any item after the date and time of this inspection. We do not provide opinions on the future life of any item."
  Florida law provides a two-year liability window for inspections, and we take this responsibility seriously. When you brought this matter to our attention, we promptly assessed the situation and responded to your concerns.
  Given the extreme weather events that have occurred in the time since your inspection, including four major hurricanes, we recommend reaching out to your home insurance provider. Significant ground saturation from heavy rains and hurricane-force winds can contribute to foundation movement and settlement. Additionally, we encourage you to carefully review any public complaints or claims you make, as insurance companies may take these into account when evaluating coverage decisions.
  We understand how unexpected repairs can be overwhelming and assure you that our intent has always been to provide clear, actionable information to help our clients make informed decisions.
  

  Customer Answer

  Date: 01/24/2025

   
  Complaint: 22831281
  
  I am rejecting this response because:

  While we acknowledge & appreciate the quick review done by Hope Homes this review "was not THOROUGH & arguably just for documentation purposes. The review done by **** at Hope homes consisted of coming to my home & providing lip service. Hope homes then immediately dismissed us in writing via email & refused any further contact. We were offered no resolution. We have hired a reputable foundation company (*****************, which is BBB ACCREDITED & specialized is crawl space repair) to inspect our home/crawl space. This expert has put in writing on our report that in his expert opinion, this issue was ongoing & existed at the time of inspection. We hired hope homes to provide us with a fair & equitable home buying experience. We are first time home buyers & we were cheated out of that by Hope Homes (& ***, the inspector who was fired by Hope Homes sometime after our inspection). He neglected to inspect our crawl space AT ALL nor did he disclose that he was unable for any reason to inspect the crawl space) We have lived in our home for 1 year & 6 months. We should not be facing a $20,000 crawl space repair especially when Florida law states that the inspector is liable for 2 years from the time of inspection. We hired hope homes for not one, but TWO inspections prior to closing & none of these issues were brought to our attention. We would never have willingly purchased a home with a severe crawl space issue. There is literally no mention of our crawl space on the inspection report at all.  Please see the additional attached documents. I have attached the full report done by **********. I have also attached the full report from our foundation inspector, ***** of *****************. The following is stated under the section labeled " Contractor agrees to" on the foundation inspection: 

  "The supports under the home look to have been settling into the ground for many years. This is not something that happens quickly, especially
  in a 100-year-old home. Also, due to the homeowners stating that the sloping is getting worse, the cracks are getting larger and the separation
  at the baseboard is getting more significant, this definitely appears to be an ongoing issue."

  In the response provided by Hope Homes above, they claim that there were no issues at the time of inspection in the first paragraph & then contradict themselves in the second paragraph... Stating that they noted issues that indicated a foundation issue at the time of inspection.

  I also dont appreciate the questionably threatening statement in which I have been told to be careful where i publicly review a company. My insurance coverage is none of ********** business. This further illustrates their unwillingness to reach an amicable resolution.

  
  Sincerely,
  
  ****** ******

  Business Response

  Date: 01/27/2025

  Dear *** ******,
  We understand that you are frustrated with your situation and regret that our services did not meet your expectations. Our goal has always been to provide thorough and professional inspections based on the visible and accessible conditions of the property at the time of inspection.
  Inspection Findings & Scope of Services
  Your inspections were conducted in May 2023, and our reports documented multiple concerns, including doors that did not latch properly, which can be indicative of structural movement. Additionally, our report noted that access to the crawl space was limited. Per Florida home inspection standards, inspectors are not required to enter areas deemed unsafe or inaccessible.
  A home inspection is a non-invasive, visual assessment designed to provide a snapshot of the propertys condition at the time of inspection. It does not predict future conditions nor replace a structural engineer or foundation specialists assessment. These limitations are clearly outlined in our inspection agreement, which was signed before the inspection.

  Post-Inspection Review & Florida Law
  These concerns were brought to our attention nearly two years after the inspection, and within 48 hours of notification, our service manager personally visited the property for further review. While we understand your concerns regarding the foundation companys statement, their assessment was conducted long after our inspections and cannot retroactively determine what was visible or accessible at the time of our inspections.
  Florida law does allow a two-year window for claims, but it does not impose strict liability on inspectors for future issuesespecially when conditions change over time due to factors such as maintenance, weather events, and the natural aging of a 100-year-old home. Given that four major hurricanes have impacted ******* since your inspection, it is difficult to determine how much of the current condition existed at the time of our assessment.

  Regarding Public Reviews & Insurance
  Our previous response was not intended as a threat but rather as a professional recommendation to explore all available avenues, including home insurance for potential coverage of repairs. Our mention of insurance was meant to be helpful, not intrusive. We respect your right to share your experience and appreciate all feedback, even when it is critical.

  Final Position
  We have made every reasonable effort to review and address your concerns. While we regret that you are facing costly repairs, our inspection was conducted according to industry standards, and we stand by our report and findings. However, given the significant time that has passed and external factors that may have influenced your homes condition, we respectfully disagree with the claim that these issues were entirely present and visible at the time of our inspections.
  We understand that this is not the resolution you were hoping for, but we remain committed to transparency and professionalism in all our client interactions.
  Sincerely,

  Customer Answer

  Date: 02/03/2025

   
  Complaint: 22831281
  
  I am rejecting this response because:

  Hope Homes is not providing any resolution. There is no statement regarding the crawl space on our report. Please attach a document showing where your inspector said they were unable to access the crawl space . It does not say that anywhere on the report, nor does it note any structural issues. 
  

  if it is noted on the report, as you claim, please attach a screen shot because I have attached the full report provided by Hope Homes & the crawl space is not mentioned anywhere on the report. 
  

  We were never advised of any structural issues at the time inspection, however now, you admit that there were signs of a structural issues. This was not disclosed to us verbally or in writing until now. 

  Sincerely,
  
  ****** ******

• Initial Complaint

  Date:05/09/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore 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.

  Inspection took place May 3, 2024. The inspector, *************************** attempted to open and close our living room and family room luminette blinds without preparing the veins by opening them. The rail and clips were totally destroyed due to the improper actions of the inspector. The cost of repairs was $1200.00.In contacting Hope **** Inspection I was referred to the service manager who denied any wrong doing and became belligerent towards me and my husband. We are requesting a refund of $1200,00 from Hope Home Inspections.

  Business Response

  Date: 05/15/2024

  We appreciate you bringing your concerns to our attention regarding the damage to the blinds at the property in question. We take such matters seriously as part of our commitment to ensuring a positive experience for all our clients. In this case, you were not our clients. We were inspecting your property for the prospective buyers of your property. We take such matters seriously as part of our commitment to ensuring a positive experience for all.
  Upon investigating the issue, we have gathered the following information:
  The difficulty in closing the blinds was initially brought to the attention of the two realtors in the room. The buyer's realtor and your realtor.
  Our inspector *************************** experienced difficulty closing the blinds and brought this to your realtor's attention, who suggested leaving the blinds open to avoid any potential damage.
  It is part of our company policy that any property damage be reported to us immediately by our inspectors and/or our clients, to allow for inspection and assessment before any repairs or replacements are made.
  The inspection of this property took place on Friday, May 3, 2024. You contacted our office on Tuesday, May 7, 2024, demanding reimbursement for the new blinds you had installed. Unfortunately, we were not given the opportunity to inspect the damage claim in this case, as the blinds were replaced without prior notification to us.
  There was no communication from either the prospective buyer's agent or your agent to us, notifying us of any damage caused by our inspector. 
  
  
  Furthermore, our Notice of Claims policy stipulates that any claim for failure of the Company to fulfill its obligations under the Agreement must be made in writing upon discovery. The Client also agrees to allow the Company ten (10) days to come to the Subject Property to inspect and evaluate any condition complained of before making any alterations, except in cases of emergency.
  Based on these facts and our policy guidelines, we regret to inform you that we are unable to approve your request for reimbursement for the new blinds installed. Our policy is designed to ensure a fair and thorough assessment of damage claims, and without the opportunity to inspect the issue firsthand within the specified timeframe, we are unable to validate the need for reimbursement.
  We understand your frustration and apologize for any inconvenience this may have caused.
  Thank you for your understanding.
  

  Customer Answer

  Date: 05/17/2024

   
  Complaint: 21687834
  
  I am rejecting this response because:
  
  Sincerely,
  
  **** And *******************************

• Initial Complaint

  Date:10/21/2022

  Type:Service or Repair Issues
  Status:

  AnsweredMore 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.

  Home Inspection Dispute with ************************* we've been trying to resolve this matter after learning post-closing of our condo unit on 10/7/2022, that several safety hazards were not identified within the home inspection report. The main safety hazard is replacing the electrical panel, which has been identified as a potential fire risk by two electricians. We coordinated quotes and shared one with the inspection company along with the cost to install two GFI outlets that were missed by their inspection. Total cost of these two repairs is approximately $2,800. Thus far, the inspection company admitted they missed the electrical panel requiring repair, but they disagree it requires replacement and requested they have their electrician review it. We coordinated that review on 10/18 and his quote remains pending. The home inspection also denied to reimburse us for the installed GFI outlets, claiming their inspection tested all accessible outlets - but per their inspection report, the two outlets in question were clearly accessible. The inspection company has offered to reimburse us our fee per the service agreement, but we had multiple inspections with the company and not sure what they are offering. I made multiple requests to clarify what their offer is, but they have failed to respond to my emails over the past few days and directed me not to call them. While we were hopeful of resolving this matter, the company has not been very transparent and have recently cut-off communications. I notified them I would be filing a BBB complaint and coordinating legal consultation as they left us no other choice. Please let us know if any documentation is required - contract, inspection reports, electrical panel quotes, GFI outlet installation invoice, email communications with inspection company - thanks

  Business Response

  Date: 10/24/2022

  In response to this complaint, the customer was contacted by our company immediately after he filed his complaint with the BBB. He notified us that he had just filed the complaint when we contacted him. The electrical panel was repaired at our companies expense and the issue in question has been resolved. 

  Customer Answer

  Date: 10/24/2022

   
  Complaint: 18252258
  
  I am rejecting this response because:

  First, I'd like to thank the owner of the company, ******, for contacting me after learning a BBB complaint was submitted.  While we agreed to disagree on the details, we did agree to have the company coordinate a review of the electrical panel by a licensed electrician.  
  
  
  ****** called and text me on the afternoon of 10/21 indicating he could be at our condo in about 20 mins with his friend, who is a licensed "journeyman" electrician.  We learned about an hour later the electrician replaced some parts on the electrical panel.  This was a surprise as it was our understanding the electrician was just looking at the panel to confirm the diagnosis - repair vs replacement - and we can then decide how best to proceed.
  
  
  ****** explained the panel was fully repaired for about $120 and we're all set.  I responded that I was not expecting a repair to be made today, but did appreciate the promptness of coordinating his electrician's review and consider that a big step forward in resolving the matter and would like to discuss a couple of remaining items.  ****** indicated he considered the matter closed and asked what I meant.  I started to respond with we still need to address the 2 GFI outlets.  ****** cut me off stating he was done with this matter, that it cost his company a lot of time, and he hung up.  
  
  
  ***** to ****** ending the conversation, I planned to discuss the following with him:
  1. we sincerely appreciate the panel review/repair and consider that a big step forward.  and, while we hope the repair he coordinated is all that's needed, we reserve the right to monitor the repair and coordinate another electrician review of the panel over the next several weeks to confirm the repair is sufficient, especially after two electricians indicated the panel should be replaced
  2. while we still feel we should be reimbursed for the 2 GFI outlets we paid $332 for and reimbursement of our inspection fee (which they offered for our un-satisfaction with their report), based on his calling us and cooperating by promptly coordinating his electrician's review, we would consider a reasonable compromise on these items to resolve all matters
  3. ask ****** to confirm what he meant during our initial phone discussion when he stated he posted my name onto an online "contractor group" to notify local contractors not to work with me - requesting details on this
  

  lastly, want to thank BBB for helping to resume communications between us and hopefully facilitating a full resolution so we can all move forward
  
  Sincerely,
  
  *********************

  Business Response

  Date: 10/25/2022

  The gentleman filing this complaint has been rude, cursed at our office staff and threatened us with legal action.  We could write paragraph after paragraph defending our position and actions taken to work with him.  We have addressed his complaint as best we can and no further actions will be taken regarding this matter.

  Customer Answer

  Date: 10/26/2022

   
  Complaint: 18252258
  
  I am rejecting this response because:

  First, I did not "curse at" any company staff.  During a phone call, after feeling I was being ignored, I asked the office staff to let them know I "could be a pain in the ass" and will seek legal counsel, if needed.  At no time, did I curse at the staff, nor would I.  Two, regarding "threatening" legal action, I advised the company multiple times the reality is if unable to reach a resolution, we'd be left with no choice but to seek legal consultation.  

  We were disappointed with their inspection report missing several items and only wanted to work it out in an amicable fashion. I tried my best to be transparent with the company, by coordinating multiple quotes and sharing online articles about average market repair costs when the company questioned a quote.   In an effort to better demonstrate our concerns and tone of communications, below is some of the email history on this matter.  As the email history shows, we emphasized the urgency on our part to address the electrical panel due to two electricians advising us of a potential fire risk.  We attempted to reach a compromise with an offer the company cover the panel replacement and GFI costs.  Unfortunately, the company eventually ended communications until they learned of the BBB complaint.  I had some optimism after the company's owner contacted me and quickly coordinated his electrician's panel review, which led to a repair.  But, he then ended communications again after declaring this matter is done.  Again, here is most of the email history (the pictures referenced below did not copy & paste over * please let me know if the pics would be helpful to have).

   

  From: **** <*******************>
  Sent: Thursday, October 20, 2022 1:07 PM
  To: ************************* <*****************************************************************;
  Subject: Re: URGENT * FINAL REQUEST * Inspection at ****************************************** 34210

  FYI * BBB complaint has been submitted.   Initial legal consultation to review documentation being *********************************************************************************************************** October 20, 2022 7:56 AM
  
  Good morning * just an fyi * with no response to our recent emails or clarification on what your offer is, we are proceeding with scheduling legal consultation with a real estate litigation firm we know and plan to file a BBB complaint.  Again, no hard feelings, but you're leaving us with no choice.
  
  Hi again * at a minimum, would appreciate confirming what your offer is * the fee or 2x the fee?
  
  
  Thanks 
  
  
  From: ********************************
  
  Good morning **** * while it is becoming clear where this is headed, thought I'd make a final attempt * I reiterated our offer in my prior email and would appreciate your response by noon today.  Still holding on to a bit of hope we can resolve this matter, but if we don't hear back, we will proceed accordingly * with no hard feelings.
  
  
  **** * we proceeded with your electrician's panel review despite not hearing back from you.   again, if there is a charge for his time, we will direct him to your attention.
  
  
  
  
  
  **** * based on your response, please confirm asap whether we should cancel your electrician's review scheduled this morning as it seems to be a waste of time.
  
  
  
  
  
  
  Thanks 
  
  
  ****
  
  ****,
  Please refrain from calling me.
  I am on my way to a meeting and will not be available.
  Moving forward, our communication must continue through email.
  
  
  Regards
  ****
  *********;********
  Services Director
  Hope Home Inspections
  *********************************
  ************
  
  On Tue, Oct 18, 2022 at 8:34 AM **** <*******************> wrote:
  
  Just tried calling you  * I will try again within 10 minutes as based on your response, seems you are wasting my and your electrician's time today
  
  
  From: ************************* <*****************************************************************;
  
  ****,
  As mentioned in my previous email, we will not pay for the items you have brought forward.
  We have offered to compensate you for the inspection fee and nothing else.
  You continue to bring up these "issues" that you have determined we are responsible for.
  Please read your contract.
  Also, we are not code inspectors. We only verify if the property has or doesn't have smoke alarms. We do not test smoke alarms for functionality.
  
  
  
  Thank you
  
  *********;********
  Services Director
  Hope Home Inspections
  *********************************
  ************
  
  On Tue, Oct 18, 2022 at 6:53 AM **** <*******************> wrote:
  
  Good morning **** * following*up on prior emails to confirm a couple items before the scheduled appointment this morning by your electrician
  Confirm you will pay for your electrician's time, if there is a charge today for his panel review
  Confirm whether you already decided against reimbursement for panel replacement along with the other items noted below
  If we don't hear back from you by 9:30am, we will proceed with your electrician's review under the assumption you will pay for his time, if there's a charge.   Based on your electrician suggesting on the phone the panel will likely need to be replaced, combined with two electricians indicating the panel requires replacement, we are assuming your electrician will agree and we can discuss three quotes to replace then proceed today with scheduling the panel replacement.  Here's what we have thus far:
  Cool Today (Energy Today) * needs replacement * quoted $2,533.50 * shared quote with you that includes explanation for replacement
  R.E. ******* Electrical * reviewed panel on 10/14 * needs replacement * quote pending * will follow*up today for status
  Jeec Electrical (yours) * indicted on phone replacement likely & his cost would be between $3*4k depending on what's needed * review scheduled this morning
  
  
  We also need to follow*up on the other hazard items your inspections missed, which are noted below.   Are you available this morning to discuss?
  
  
  Lastly, would appreciate your thoughts on the following smoke alarm requirement the condo association receive via letter from the ************* Fire Rescue * does our unit comply with this requirement?
  
  
  Thanks 
  
  
  ****
  
  Sent: Monday, October 17, 2022 5:14 PM
  
  again, would appreciate your response to the prior email.
  
  
  Also * would appreciate your thoughts on the following smoke alarm requirements
  
  
  From: ********************************
  Sent: Monday, October 17, 2022 4:16 PM
  
  Jeec Electric * per your request.  Please confirm back whether you will pay for his time, if there is a charge.  And, whether you already decided against paying for a panel replacement despite having 2 electricians stating replacement is needed.
  
  
  From: ************************* <*****************************************************************;
  Sent: Monday, October 17, 2022 4:10 PM
  
  Which  company is coming tomorrow and what time?
  On Mon, Oct 17, 2022, 3:45 PM **** <*******************> wrote:
  
  Just left you another voicemail * need to clarify whether you will pay for your electrician's time tomorrow, if there's a charge for his time.  And, whether you are already disagreeing the pay for the panel replacement, which two licensed electricians state requires replacement.  Please respond back prior to tomorrow morning's schedule appointment with your electrician
  
  
  Thanks 
  Sent: Monday, October 17, 2022 3:08 PM
  
  Thanks * we have your electrician coming to review the panel, not replace a wire.  As noted, we also have multiple electricians agreeing the panel needs to be replaced.  Are you already disagreeing with panel replacement?  We also need to discuss your response on the other items.
  
  Sent: Monday, October 17, 2022 3:05 PM
  To: ********************************
  
  Out of the office today 
  Please send me estimate from electrician  to repair wire tomorrow 
  Thankyou 
  On Mon, Oct 17, 2022, 3:02 PM ******************************** wrote:
  
  Just left you a voicemail requesting a return call
  
  
  From: **** <*******************>
  Sent: Monday, October 17, 2022 1:25 PM
  
  Hi **** * following*up on prior email
  
  
  Thanks 
  
  
  From: **** <*******************>
  Sent: Saturday, October 15, 2022 8:06 AM
  
  Good morning **** & thanks for your response 
  
  
  What's a good time for a discussion?
  
  
  On the electrical panel, as you know, we have Cool Today electricians indicating the panel is a fire risk and needs to be replaced.   We had another electrician, recommended by the ************ take a look at the panel yesterday evening and he also indicated the panel needs to be replaced.  He will provide us with a quote hopefully by Monday, which we will share with you.   Your electrician is scheduled to come out on Tuesday morning.  I forgot to ask your electrician if there's a charge for his time * if there is, please confirm back you will pay him.
  
  
  We now have two electricians agreeing the panel needs to be replaced and your electrician suggesting on the phone the panel will likely need to be replaced.  We requested your commitment to reimburse us so we can immediately proceed on Tuesday with scheduling the work and avoid further delay.   
  
  
  Will you be prepared to commit to reimbursement no later than Tuesday?   We would appreciate that as the panel hazard is the priority repair for us.  
  
  
  Thanks 
  
  
  ****
  
  
  From: ************************* <*****************************************************************;
  Sent: Friday, October 14, 2022 4:29 PM
  Subject: Response To Your Email
  
  Good afternoon ****,
  In response to your email.
  We will not reimburse you for the **** outlets you replaced.
  We are responsible for checking a representative number of electrical outlets. All accessible outlets were checked. A deficient outlet was highlighted in your report. 
  Outlets in the enclosed patio were obstructed by furniture. All accessible outlets were checked. 
  We do not move sellers' personal belongings for inspection.
  Any recommendation to replace your dining room outlet is considered a safety upgrade today and not required when the property was built. 
  The disconnect at the water heater, again, is considered a safety upgrade and not required. The panel is close enough to be disconnected. 
  Other issues with your water heater were identified in your report. 
  The missing panel in the enclosed patio area was not identified in your report as there was furniture in that room. We do not move sellers' personal belongings.
  
  
  Please notify us of the electrician's findings at the electrical panel. 
  
  
  Regards
  ****
  
  From: ********************************
  Sent: Friday, October 14, 2022 10:55 AM
  
  Good morning **** * following*up to see if you have a decision on reimbursing us for the two GFI outlets * $332.  As the articles I shared with you indicate, the Cool Today rate is in line with average costs.
  
  
  Also, regarding scheduling a 2nd opinion on the electrical panel * one of your recommended electricians is too busy to schedule a visit for weeks, so he turned down the job.  the other said he can come out on Tuesday, so will keep you posted.  He indicated with singed wire(s) and other potential damage,  it will likely need to be replaced.   He also wants to confirm whether the panel is out of date.  I asked what the estimated cost would be if a new panel is needed * he indicated in the $3*4k range, depending on what's needed.  Based on that, the Cool Today quote of $2,533 seems to be reasonable.  Also, found these sites stating the average cost to replace a 125 amp panel is in the $1,500*$2,700 range, depending location & circumstance.  Think it's safe to assume, the ********* area may be on the higher end of the range right now post storm, as your electrician's range suggests.
  
  
  https://pennaelectric.com/cost*to*replace*electrical*panel*factors*prices/
  
  https://getjerry.com/home*insurance/cost*to*replace*electrical*panel
  
  To reiterate, considering the fire risk, we want to proceed with repairs asap.  Would appreciate your commitment today related to paying for any repairs to the electrical panel so we can proceed with coordinating the repair next week post second opinion.  Seems electricians and supplies are in high demand post storm, so we need to schedule asap to avoid further delays.  If your electrician feels he can repair vs replace, I will request a detailed quote from him and run this by Cool Today, then decide how to proceed.  For now, would appreciate your commitment you'll pay for repairs or panel replacement, if deemed warranted.  
  
  
  Thanks, and would appreciate your response today.
  
  
  ****
  
  From: ********************************
  Sent: Thursday, October 13, 2022 2:59 PM
  
  **** * thanks again for contacting me.  To confirm, we agree we will coordinate a second opinion on the electrical panel with one of your recommended electricians (assuming it can be completed within a reasonable time frame).
  
  
  Also, you agreed to think over reimbursing us the $332 already paid to install the two GFI outlets.  You indicated you thought the price paid to Cool Today was excessive, so I did a little online research and found the following three articles which support Cool Today's price is within the typical range * hope this helps.
  
  
  https://www.****.com/articles/how*much*should*it*cost*electrician*replace*combination*gfci*switch*and*receptacle.htm
  How Much Does a **** Outlet Cost to Install? * ****
  Highlights. Expect to pay an average of $210 to install a **** outlet.. The typical range is between $130 and $300.. A **** outlet costs between $7 and $25 each.. The number of outlets needed is the biggest factor in the total price.
  www.****.com
  https://www.homewyse.com/services/cost_to_install_gfci_outlet.html
  Cost to Install **** Outlet * 2022 Cost Calculator (Customizable) * Homewyse
  Unit Costs: How Pros Price. Unlike other websites that publish pricing from unrelated jobs in the past, Homewyse creates up*to*date estimates from current Unit Costs.The Unit Cost method delivers high accuracy by using location, details and options for the unique requirements of each job. Contracting, trade, design and maintenance businesses rely on the Unit Cost method for transparency ...
  www.homewyse.com
  https://www.forbes.com/home*improvement/electrical/outlet*installation*cost/
  
  Cost To Install An Electrical Outlet: ****, 220v, 240v Forbes Home * Forbes Advisor
  Outlet Prices By Type. Depending on what type of outlet you are hoping to install or replace, the cost for the outlet itself can be as low as $3 for a standard 120V outlet to $50 or more for smart ...
  www.forbes.com
  
  From: ********************************
  Sent: Thursday, October 13, 2022 9:28 AM
  
  Good morning Gentlemen * want to start by reiterating, we have not retained counsel and only suggested we may need one.  While we both hope to resolve this matter with you, as last resort, reality is retaining counsel may be needed to pursue claims against the company * me as the co*owner who signed the home inspection agreement and my co*owner, who did not.
  
  
  To recap, several safety hazards were identified by licensed electricians that were missed by your inspections.  The urgent one being replacement of the electrical panel, which was flagged as a fire risk by the electricians.  ******* acknowledged in our call that his review confirmed this hazard was missed and suggested we coordinate a quote.  We coordinated a quote from Cool Today and  shared the panel replacement quote in the amount of $2,533.50, which also includes the electrician's opinion on why replacement is needed.  In case you have not had a chance to review the electrician's opinion, here it is:  New panel is necessary as the existing phase two main feeder wire has been overheated to the point of meltedinsulation intruding up to 1.5 inches of exposed energized wire. The damaged section has to be cut out & the main lug intowhich it is connected has been also overheated to the point the lug cannot be loosened or used again. Without remediation, this condition will only get progressively worse with the potential risk of fire
  
  
  We have communicated the urgency on this repair multiple times and offered for you to coordinate a second opinion.  We requested a response by yesterday morning, then extended to noon yesterday, then extended to the end of the day yesterday, but did not hear back. 
  
  
  Regarding the electrician recommendation to install GFI outlets in the master bathroom and kitchen peninsula * in response to your request to confirm there was not GFI protection via "streaming", we coordinated a second visit by the electrician and he confirmed the two outlets in question did not have GFI "streaming" or any GFI protection.  Since we confirmed your request, we did not expect any issue and requested the electrician install the two GFI outlets at a cost of $332.  We shared this invoice and credit card alert indicating I paid for this invoice.  
  
  
  Regarding the two outlets in the lanai and the hot water heater disconnect, these have been identified as safety hazards, so we will confirm repair cost estimates.  
  
  
  Regarding the missed water marks in the lanai room, not sure how two inspections missed this as it is clear to the naked eye.  We coordinated a review by the ***************** maintenance crew and they confirmed a water issue with the outside lanai wall and that it is within the owner's responsibility.  They suggested we move the plantings and mulch outside the wall and digging a drainage trench.  We need to coordinate a quote on this.  
  
  
  Forgot to mention, there is a "panel" section of the interior side of the back lanai wall missing, which was not identified.  While not considered a safety hazard, we're baffled how this was missed as it is in plain view.  We need to coordinate a repair quote on this.
  
  
  While we appreciate your acknowledgement the inspection missed the electrical panel hazard along with your offer to refund the inspection fee, we don't feel that is fair to us.  So, in the spirit of compromise to fully resolve all claims, we are willing to accept $2,865.50 (sum of quote on electrical panel replacement and cost to install two GFI outlets).  This would leave the cost of the other repairs to us.  While not ideal, we believe this is a fair compromise.
  
  
  This will be our last attempt to resolve this matter with you directly.  Considering the urgency of repairing the electrical panel, if we don't hear back by end of the day we will assume our offer is rejected and will proceed with addressing repairs.   
  
  
  
  Thanks 
  
  
  ****
  
  
  From: **** <*******************>
  
  Sent: Wednesday, October 12, 2022 12:18 PM
  
  
  **** * was hoping to hear from you as we need to proceed with repairs, especially the electrical panel which has been flagged as a fire hazard by the electrician.  if we don't hear back by the end of the day, we will need to proceed.  again, i have not retained counsel yet and only suggested i may need one
  
  
  
  
  **** * i requested a call by noon to discuss how we will be addressing each of the missed hazards and other concerns.  i added, that i felt i was being "jerked" around a bit as we have a potential fire risk that needs to be addressed asap, so if I don't hear back by noon i will assume I need an atty and added that i could be a "pain in the ass" if needed.  that was the jist of the conversation.  if you feel we can work this out, feel free to contact me now.  otherwise, i'll assume you feel it's not worth discussing directly.
  
  
  thanks  
  
  
  From: ************************* <*****************************************************************;
  Subject: Inspection
  
  Mr. *******,
  Thank you for your call to our office.
  I was made aware of the conversation you had with our receptionist, Alley.
  Our inspector has been trying to work with you on your issues in good faith for a resolution.
  
  
  Mr. *******, our office will not tolerate anyone using profanity toward any of our employees.
  
  
  Now that you are seeking legal counsel, under the advisement of our council, we can no longer communicate with you.
  
  
  Please have your attorney communicate directly with our attorney.
  
  
  Regards
  
  
  Vito ********
  Services Director
  Hope Home Inspections
  *****************************
  ************
  
  
  From: **** <*******************>
  
  You only SUGGESTED I coordinate quotes on the electrical panel after acknowledging your inspection missed the hazard but provided no instructions on completing work.  On the 2 completed GFI quotes * you requested we confirm there was no GFI protection via "streaming".  So, we asked the electrician to return and he confirm there was no GFI protection and the outlets should be GFI.  We then asked him to complete that yesterday.  We will hold off on additional work until we hear back from your supervisor * assuming he/she calls by noon today as the electrical panel has been flagged as a potential fire risk (as summarized in the invoice I shared with you yesterday)
  
  
  thanks
  
  
  From: *********************** <**************************************************************************;
  
  ********** specifically told you not to have any work completed without getting multiple quotes on the issues present and work needed.. there is now no way for us to verify there was a legitimate issue with the **** outlets now.
  
  
  DO NOT HAVE ANY FURTHER WORK COMPLETED. 
  
  
  My supervisor will contact you
  On Wed, Oct 12, 2022, 10:02 AM **** <*******************> wrote:
  
  just left a message with your office that we are looking for a response by noon today.  We have a potential fire hazard risk with the electrical panel (per the electrician) and several other hazards and concerns missed by your inspectors.  Prefer to resolve this between the two of us * if you do too, please respond by noon.  otherwise, i'll assume we are not on the same page and will retain counsel
  
  
  thank

  
  Sincerely,
  
  *********************