In Casbon v. K.W.E.J., LLC d/b/a Keller Williams Realty, et al, the buyer of a home sued her real estate agent for the seller’s alleged misrepresentation of the home’s living area square footage. The facts of this case are unusual because the seller’s representation was based on a prior appraisal report, and accurately reflected the home’s square footage as stated in that report. Also, the buyer financed the purchase, and her lending institution appraised the home again, which resulted in a nearly identical living area square footage calculation.
The plaintiff sought to refinance about a year after buying the home. She used a different lending institution, which retained a different appraiser. The house included a sunroom which had been converted from a porch. The appraiser chose to classify the sunroom as something other than standard living area. As a result, the appraisal report stated the home’s living area square footage was several hundred square feet smaller than the prior appraisal reports, and the plaintiff was not approved for the refinance. The plaintiff sued her real estate agent on the ground that the agent failed to verify the living area square footage before plaintiff purchased the home.
The defendant agent filed summary judgment, arguing she did not owe the plaintiff a duty to investigate or confirm the home’s square footage. The trial court denied the defendant’s motion, finding an issue of fact regarding the classification of the sunroom, specifically “whether it is living area or not living area.”
Reversing the Trial Court, the Court of Appeal granted summary judgment in favor of the real estate agent. The Court noted prior caselaw establishing that agents are not required to confirm square footage as represented by a property owner by measuring or otherwise researching the accuracy of the seller’s representation. The Court also rejected the plaintiff’s contention that the issue here was how the sunroom was classified rather than how the room was measured. To the Court, this was a “distinction without a difference.”
The Court applied the standard rule that real estate agents only are required to disclose defects which are known or should be known to them. Additionally, the purchase agreement expressly put the obligation to verify the seller’s representation of living area on the buyer. Thus, the plaintiff’s claims were dismissed.
Case reference: Casbon v. K.W.E.J, LLC, et al, 23-321 (La. App. 5 Cir. 10/4/23), 375 So.3d 524.