Opinion ID: 2448926
Heading Depth: 2
Heading Rank: 2

Heading: The Hesses Purchase Lot 41 and Build a Home

Text: ¶ 10 In early 2004, the Hesses drove through Lindon City looking for a place to purchase land to build their dream home. During their search, the Hesses obtained a brochure that contained a map of the Development and listed lots that were for sale. After reviewing the brochure, the Hesses contacted Canberra's vice president and exclusive real estate agent, Steven Tanner. In February 2004, the Hesses met with Mr. Tanner and negotiated to purchase Lot 41 from Canberra for $150,000. On February 21, 2004, Mr. Hess signed a real estate purchase contract (REPC) and a Seller Property Condition Disclosure form (the Disclosure Form). Mr. Allen initialed and signed both the REPC and the Disclosure Form two days later. ¶ 11 In addition to addressing Lot 41's desirability generally, the Disclosure Form included two questions specifically relating to Lot 41's subsurface soil conditions. First, the Disclosure Form asked, Is there any fill or expansive soil on the property? In response to this question, Mr. Tanner marked a box indicating that the answer was [u]nknown. Second, the Disclosure Form asked whether there was anything else which [the sellers] should disclose to the Buyer because it may materially or adversely affect the value or desirability of the property. Mr. Tanner did not respond to this question, instead leaving this section of the Disclosure Form blank. ¶ 12 In April 2004, the transaction closed, and the Developers conveyed Lot 41 to Mark and Marilyn Hess, husband and wife, as joint tenants via warranty deed. At no time prior to closing did Canberra, Mr. Allen, or Mr. Tanner provide a copy of the AGEC Report to the Hesses or inform them of the presence of collapsible soil in the Development or test pit twelve. ¶ 13 In March 2004, the Hesses hired GTS Construction (GTS) to build a home for them on Lot 41. In January 2005, GTS completed construction on the home and the Hesses moved in.