ncrealestateguy-If a buyer signs and agreement with an agent, it in no way restricts them from making a phone call. It may ruffle a few feathers, but that is it. You might operate under a particular code of ethics as an agent, but that code does not extend to the behavior of your clients. If your client wants to bypass you in any and all negotiations, that is their right. They will still need to pay you, but that is the extent of your relationship. I'm sure your recommendation works great most of the time, but these 2 agents work together at the same agency and one can't get a return call. That is just unacceptable. If the agent can get it resolved on their own, great. It doesn't appear as though that is working at this point though. As for timing/deals - a sellers agent that helps set the price on a property and then immediately buys the property at that price is behaving improperly. If the agent knows that the property is so underpriced that they immediately jump on the deal, then they didn't fulfill their duty to look after the financial interests of their client.

Only you can answer that question. Is it going to bug you for years if you don't fix it? Some people just like to know that things are perfect, regardless of whether the flaws are visible or not. My husband would have to fix the wall, I would be quite content to leave as is.

Typical systems are oversized by design and then by selection. A "Manual J" load calc program is based upon "Design Condition". DC is a historical calculation of the coldest temps you are likely to see. Therefore, your load calc says that if the MJ is run and the equipment is selected to meet the proposed load when you are at design condition, the equipment will run continuously while maintaining 68-70* in the space. The problem is that you are typically at those coldest temps about .5% of the heating season. That is the oversized by design part of the equation. We have weatherstripped and caulked our way into hermetically sealed homes. We have taken the technology of the thermos bottle and applied it to home construction and our heat loads are tumbling back to us. Now, put yourself in a contractors shoes for a moment. As noted the last thing he wants is a call from Mrs, Magillicuddy on Christmas Eve when it is design condition, he followed the Manual J, but the house wasn't built to spec and Mrs M is...(you pick the appropriate adjective to describe). Hence a calculation of 50,000 btu generally becomes a 75 or whatever the guy has in the barn.

FYI — https://www.walmart.com/ip/Melitta-Pour-Over-Brewer-6-Cup-Cone-Coffee-Maker-with-Glass-Carafe-Box/8467270 Filters, #4, 100 count for ~ $3.65 https://www.walmart.com/ip/Melitta-4-Natural-Brown-Cone-Coffee-Filters-100-Ct/21686016 Bodum makes a nice small por over as well. We have this but I prefer the paper filters. (I compost them!) https://www.walmart.com/ip/BODUM-Pour-Over-Coffee-Dripper-with-Reusable-Stainless-Steel-Filter-34-Ounce-Brown-Cork/749459541?athcpid=749459541&athpgid=AthenaItempage&athcgid=null&athznid=siext&athieid=v0&athstid=CS004&athguid=_lHCZUPL922A9vAvV1yJ5DfB8AJo2NWwCD6G&athancid=null&athena=true&athbdg=L1101 You can also have the fresh brew go directly into a pre-warmed thermal carafe. This will give yoy a delayed 2nd cup that tastes better than any coffee trying to stay warm on a coffee maker hotplate. It would be fun to have yo for coffee.