Consumer complaint received 2025-07-15 00:00:00
Product: Mortgage — FHA mortgage
Issue: Struggling to pay mortgage — Trying to communicate with the company to fix an issue related to modification, forbearance, short sale, deed-in-lieu, bankruptcy, or foreclosure
Company: GUARANTEED RATE INC.
State: IL

Complaint narrative:
FORMAL COMPLAINT AGAINST XXXX XXXX XXXX LICENSED REALTOR To : IXXXX XXXX XXXX  XXXXXXXX XXXX XXXX XXXX XXXX XXXXXXXX ) Division of Real XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXXXXXX From : XXXX XXXX XXXX XXXX XXXX XXXX XXXXXXXX XXXX XXXX XXXXXXXX XXXX Date : XX/XX/XXXX Subject : Complaint Against XXXX XXXX XXXX for Fraud, Misrepresentation, and Breach of Fiduciary Duty Summary of Complaint I am filing this complaint to report the unprofessional, misleading, Breach of loyalty, fraudulent, trust violations with false promises or persistent misrepresentation and unethical conduct of XXXX XXXX XXXX, a licensed realtor in Illinois, during her involvement in the management of property renovations and subsequent real estate transactions for XXXX XXXX XXXX, XXXXXXXX XXXX XXXXXXXX. 
XXXX misrepresented herself as the General Contractor for the renovation of this property and repeatedly made false statements, misappropriated funds, and failed to fulfill her fiduciary duties as a licensed real estate professional. Her actions caused significant financial loss and demonstrated a persistent pattern of deceit and professional misconduct. 

Detailed Timeline and Misconduct XX/XX/XXXX XX/XX/XXXX : Myself and XXXX XXXX had a verbal conversation where she convinced me to appoint her as the General Contractor of the above property, because if I do, she will not charge General Contractors fees, and that she would only collect funds from the selling of my property. She sold me on the one fee for two services, combined in one. 
XX/XX/XXXX : XXXX requested security doors be swapped at the property because they were going to demo the porch. XXXX did exactly what she said. She built my trust in her as my Realtor and General Contractor. 
XX/XX/XXXX XX/XX/XXXX : XXXX requested doors be swapped out because they are removing the porch and starting concrete. This suggested that active construction was underway. 
XX/XX/XXXX : XXXX asked if I signed the draw request at XXXX XXXX. I replied at XXXX XXXX confirming I had signed it. 
XX/XX/XXXX : XXXX stated documents were updated and needed to be signed at XXXX XXXX. I signed them at XXXX XXXX. At XXXX XXXX, XXXX claimed concrete work would begin the following day and that interior framing would start the next week. She promised to keep you in the loop all the way. 
XX/XX/XXXX XXXX claimed the concrete steps were poured the previous day and porches were being started. She stated, Our next step will be to start the framing and try to work on the siding. Let me know if you have any questions. 
I drove by the property and XXXX did just as she stated she did, and that was the last time her conversation and text to me aligned with anything else she stated shed do and took the money and did whatever with it. Later when XXXX was asked for proof she replied I dont have to show receipts and I wont. 
XX/XX/XXXX XX/XX/XXXX : XXXX sent over a draw request for the second amount to cover items she claimed had already been paid for. I signed it at XXXX XXXX. 
XX/XX/XXXX : XXXX texted about a draw request coming from the bank and requested I sign it. 
XX/XX/XXXX XX/XX/XXXX : I asked about visiting the property and XXXX replied, Come anytime. She also stated, XXXX are here, waiting to be installed. Once framing is complete, we will start siding. She mentioned requesting another draw for framers to start the inside work next week. 
XX/XX/XXXX : I visited the property and found it unsecured in the front of the house. XXXX later claimed the wind blew it open. 
XX/XX/XXXX : I asked XXXX what was on the agenda for the week. She replied, XXXX Friday, and requested another draw. She added, Once that draw comes, we will move to the next steps. Bank is funding this project, not us, so we move when they do. 
XX/XX/XXXX : I asked if workers were at the property installing windows. XXXX replied, No?? Later, she stated the installation was delayed due to a holiday and weather. 
XX/XX/XXXX XXXX stated, They are installing the windows. She claimed the next steps were to work on framing and siding after tomorrows request. 
XX/XX/XXXX XXXX asked if I had seen the draw request. Concerned about the lack of progress, I emailed the XXXX Consultant ( XXXX XXXX, XXXX, and the bank asking for clarification regarding repeated draw requests and lack of visible work. 
XXXX replied that the draw request was to pay for work already completed and insisted I call her for further explanation. 
During a call with the bank and XXXX, I discovered : XXXX submitted draw requests for items not included in the approved scope of work, such as tree removal, plumbing in the basement, and electrical work for a garage. 
XXXX admitted to taking funds as reimbursement for work she claimed was completed, even though there was no budget for these items and little visible progress on approved tasks ( framing, siding ). 
XXXX also admitted that framing and siding could not proceed because there was no budget, contradicting her earlier representations. 
The property does not show $ XXXX worth of work. XXXX claimed to have done landscaping, in which the grass is high, weeds taller that I at XXXX feet XXXX inches, and trees are growing back that she claimed to have paid thousands to remove. 
I wholeheartedly believe the reason XXXX claimed not to have needed to officially collect a General Contractors fee from working at the property, was to hid the fact that she took funds either for herself, or other projects she is working on, commingling money. 
XXXX quit, leaving the basement back door without being secured. The steel door, I pay monthly for, was removed, leaving the house open to be freely entered by the public. I messaged XXXX asking where is the XXXX doors. XXXX did not reply. I even messaged XXXX it is her responsibility to secure the property. XXXX did not reply. If the steel doors and windows do not appear, the next step is filing a police report against XXXX, because she texted me about removing windows last. Never did she inform she removed the steel door. My property is vulnerable to anything to happen. 
XXXX was once trustworthy in XXXX, now 3 months later assisting to allow for criminal activity of others. 

Violations and Professional Misconduct XXXX XXXX represents multiple violations of the Illinois Real Estate License Act of XXXX, including but not limited to : Misrepresentation and Fraud ( XXXX XXXX  XXXX ( a ) ( XXXX ) & ( XXXX ) ) Falsely holding herself out as the General XXXX for the property. 
Submitting draw requests for unapproved or incomplete work. 
Misappropriation of Client Funds ( XXXX XXXX XXXX ( a ) ( XXXX ) ) Accepting funds under false pretenses and diverting them from their intended use. 
False Promises ( XXXX XXXX  XXXX ( a ) ( XXXX ) ) Repeatedly assuring work was underway or imminent when it was not. 
Persistent Misrepresentation ( XXXX XXXX  XXXX ( a ) ( XXXX ) ) Misleading me and the bank regarding project status and use of funds. 
Breach of Fiduciary Duty Failing to act honestly and in good faith while managing renovation funds and real estate transactions. 
Failing to act with loyalty, disclosure, obedience, and reasonable care and diligence. 

Relief Requested I request that the XXXX XXXX XXXXXXXX XXXX and Professional Regulation : Investigate XXXX XXXX Comers conduct as outlined above. 
Suspend or revoke her XXXX XXXX XXXX XXXX  for misrepresentation, fraud, and breach of fiduciary duty. 
Impose any additional fines or disciplinary measures deemed appropriate under Illinois law.

Company response to consumer: Closed with explanation