Court Opinion

ID: 9741233
Source: CourtListenerOpinion
Date Created: 2023-08-26 20:52:04.41299+00
Date Added: 2024-06-11T07:24:23.038616
License: Public Domain

JUSTICE HOLDRIDGE, dissenting: I respectfully dissent. While the majority is correct in finding that the seller must provide the real property disclosure report to the buyer, I believe they err in finding that this obligation to the buyer cannot be waived by the buyer. “Waiver” is defined as “the intentional relinquishment of a known right.” Illinois Valley Electric Co-Operative, Inc. v. City of Princeton, 229 Ill. App. 3d 631, 638 (1992). A waiver may be made by express agreement or implied from the conduct of the party who allegedly waived the right. Ryder v. Bank of Hickory Hills, 146 Ill. 2d 98, 105 (1991). Waiver will be implied when a party’s conduct is inconsistent with an intention to assert the right. A waiver may be made by express agreement or implied from the conduct of the party who allegedly waived the right. Ryder, 146 Ill. 2d at 105. Here, the buyers requested the real property disclosure report approximately six weeks prior to the anticipated closing date. The sellers did not provide the report, yet the buyers elected to proceed with the closing despite the lack of the report. The statutory remedy available to a buyer who has not received a disclosure report is clear: “If the seller fails or refuses to provide the disclosure document prior to the conveyance of the residential real property, the buyer shall have the right to terminate the contract.” (Emphasis added.) 765 ILCS 77/55 (1998). It is clear that the buyers had a right to terminate the contract due to the sellers’ failure to provide the disclosure report. Yet they elected not to terminate and proceeded with the transaction. This conduct clearly indicated an intention to waive the right to receive the report. I would find that the buyers waived the right to recovery under the Act and I would reverse the judgment of the circuit court and remand for entry of judgment for the defendants.