So the genius seller of the home I'm buying from cut corners. Long story short he didn't fix or replace the patio as stated I'm the inspection report. To hide part of the "fix" he stained the water damaged patio roof joists with a sprayer. He got wood stain all over the concrete then decided to use the stain on the concrete I've seen better finger paintings.

Is there hope in using concrete stain to "fix" this?

The pic doesn't show how bad it is but notice he sprayed the bricks too and didn't blend the sidewalk.

I'm asking for a credit to replace the entire patio structure

Muriatic acid will remove the orange or rust colored water stains from concrete. The ones common from watering your lawn. Not sure if it would remove your stain or not.

Paint it

The entire patio structure is very compromised so a tear out is needed.
He didn't tie into the roof properly each joist is floating above the shingles and was nailed with a single 16 penny nail. All the weight was resting on the beam which caused joists to split. Each joist is over notched essentially turning a 2x8 into a 2x4 all joist have water damage some worse than others. He put the Vega's (post) on a regular patio slab and the slab has bad cracks at each vega.
Floating above the shingles

Be VERY careful using muriatic acid it can be very toxic and turn into a gas.

Be VERY careful using muriatic acid it can be very toxic and turn into a gas.

Cwt, that was my first thought but seeing how it's wood stain I don't know if would work.

Pine, ill keep that in mind.

Getting there, absolutely. Not sure what reaction would happen between the words stain and acid

Got insurance?Put a match to it.

I close on the house right after Christmas

Do not sign those closing papers until the seller has fixed everything to your satisfaction. If he doesn’t then you have grounds to back out of the deal. Tell the seller if this is not corrected you will not be closing, period.

How did that pass inspection? Surely after it was remedied it had to be signed off on by a pro, or no? When I sold my house in 2019 there were a few minor issues that I fixed (properly) myself that still needed to be signed off on by a licensed pro before it was considered "fixed."

Get a quote from a professional for a complete teardown and rebuild then ask for that to be subtracted from the price or walk. Makes ya wonder how many other improvements the current owner cut corners on that you didn't catch and that the inspector missed.

Agree on telling him you will back out unless things are fixed as to the original agreement. That’s what those agreements are for.

Don’t get emotionally attached to the house, back out if everything isn’t 100% proper. It’s a huge financial mistake to be emotionally invested in a business transaction

I know the market is really tight , however if he committed to the fix int he contract and he tried to just cover the damage , you need to bring the inspector in again have him write it all up and then take it to his realtor that is was not properly fixed , that he did a bunch to cover it up and mucked up the patio in the process.

this is when you can if you want to continue with this house get a few estimates for having it fixed and when you close they have a check for you for the estimate from the builder that they hand you and you hand them the bank check for the house.

your loan doesn't have to change and they take less profit from the house.

I know from your past posts. The trouble and frustrations you went through finding a place for your family. I sincerely pray that you get a reasonable settlement to the problem.

yip, that stuff ain't goiin' to be fixed without a total tear out.

i can't tell from a couple photos, but, i'm betting the cost is on the order of magnitude of a new vehicle.

The owner can't be trusted to complete the repairs, so, don't settle for a credit (price deduction) less than a quote from a reputable contractor. Moreover, if the owner was satisfied with that, who knows what other defects are lurking.

Personally, I'd be inclined to walk, if, I had any doubts.

I would walk. I had a similar situation in the past and I am sorry I went through with the deal after all the cost involved.

Seems to be a lot of red flags there, Adam. Proceed with caution and good luck to you!

I got burned badly on the house I'm currently living in. There were a host of things wrong the seller didn't disclose and the home inspector could not have seen due to the season the house was inspected in. The sellers lived here for fifty years and they knew but chose not to say. My brother-in-law lawyer told me I had no recourse in this state. It would likely set me back twenty-five or thirty thousand dollars before I could put this house on the market in good conscience. Take a long hard look before you sign those papers.

Thanks everyone, I am very tempted to walk but I'm in a very bad spot overall. We have to be out of the apt by end of the month and have no where to stay while we look for another house. I don't know what will happen either way. I was not happy when I saw what was done especially with the wood stained concrete. The patio looked much better unstained and regular concrete.

On the initial inspection we requested all repairs be done by a licensed pro. Obviously he diy the repairs. The reinspection was yesterday I had a roofer and a contractor to look at the roof inside and out and the contractor gave a bid of $5500 for a complete tear out of the patio.

He added a single hurricane strap with maybe 1"screws and added 1 lag bolt to each joist (toe nailed). He sisters the cracked joist with 1x's and they already cracked.
Pic of 1 concrete crack at 1 Vega (post)


Here's the "repairs" even the stain looks like fecal matter