[911Rob]

Wow, a one year old house with that crap going on? Too bad you wasted your time writing the offer in the first place, but good call for your buyer; likely a loyal client now.

Congrats on the new gig and the best of luck with it all.

fwiw, I always recommend a professional home inspection and if they decline I write it up in the offer that that the buyer declined. Unfortunately, the main reason I do this is for my own personal liabilities and protection. I never do it for a house that I personally buy, I think it's a stupid waste of money that any idiot could figure out on their own with a tape, level and flashlight.