What? This is so confusing. You need to read what you typed and clarify half the post. Who had the home inspection done? Did you pay for it?

Agree. Just the facts, please. (We know about stress, but you don’t need to keep mentioning it).

Just give the plain facts in chronological order.

As I understand it (and your post is a little confusing), your Mother closed on the property without doing a walk through because her Realtor said she would walk through in lieu of your Mother. The Realtor told her to close because everything was fine and when you went to the house it had an excessive amount of trash that you paid to have cleaned up.

Check your P&S contract. Normally there is a clause in there that the property be left in 'broom clean' condition. Since you had to have someone clean it, I would take the owners to small claims court for your out of pocket expenses for cleaning out the extra trash over and above 'broom clean' condition. You need to be able to prove this and not just state it as fact without some form of proof.

The Realtor should have never done the walk through on your behalf without specific written permission from your Mother. She should have been negotiating the amount of credit to be given to your Mother at closing for the clean up charges anticipated. There is nothing stopping you from suing the Realtor and the Broker for the amount of the charges you incurred for clean up. BTW, you should have engaged the services of a professional Realtor rather than a family friend that happens to have a RE license.

"We have been searching for a house with a real estate agent that we know. I will not disclose her name but as you know real estate agents, talk the talk but when it comes to the walk they don’t put their money where their mouth is.."

I have no idea what this means, but I suspect that statement is at the heart of the problem. I buy and sell more homes than most people and if my realtor wanted to sell me a house sight unseen I would absolutely buy it just on her recommendation alone.

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As for the problems, what are the actual dollar amounts you are out?

thank you everyone for understanding and still writing too me, i understand this was confusing, i put too much emotion into it, give me a few to write up what concurred with my mother next too me. as per the comment by @bry911, that is the most accurate thing that happened, however, it was turnkey- with an inventory list.. not broom clean... i understand how precise you need to be when it comes to contracts as this was a very big learning experience. @homechef59 thank you for the input., and lets just put it this way, it will never happen to me...

The original post is very scattered. Picking through the chaff, it looks as if the house was left a mess after closing. That does happen. Unfortunately, you lost your opportunity to force them to leave the house in a reasonably clean condition when your mother closed on the house.

Your realtor viewed the house for you before closing. It's not unusual for there to be bags of trash left at the property from the moving process. But, they should have been minimal and left on the curb for the trash hauler to pick up. Evidently, this didn't happen. Was the house occupied by the owner or were there renters in the house?

Too bad that you had to hire someone to clean up the house and haul out the trash. Present the bill and pictures to your realtor's broker (boss). Tell them to make it right.

Inspections and inspectors range from excellent to ridiculously bad. It appears that certain items in the house do not work. Did you have an inspection? If yes, did you get a written copy of the report? Did you read it carefully? Did you follow up on any deficiencies? If the oven doesn't work, unless there is a home warranty insurance policy, you are out of luck. Were you or your mother present for the home inspection? Did either of you talk to the inspector on the phone about the report? This responsibility falls on you, not the seller, to determine if things are in working order.

Buying real estate is the last of the great horse trades. It's a buyer beware situation.

Many years ago, the woman across the street decided to move and sell her house. The problems inside the house were minor, but many. I guess they were mostly taken care of. The young couple buying it didn't do a walk through before closing. They got there after closing and found a situation comparable to yours: broken junk around the house, old furniture not taken away. And it was winter. As the snow thawed, broken chairs, lawn mowers and tv stands emerged from the snow. Kind of a pain in the neck, but it happens.

Once you closed on the house, you/mom became responsible for it, including all the mess, unless there is a contract that specifies otherwise. You could try to sue your agent in small claims court, but start by writing letters to the agent and the agent's broker asking for a specific amount of money, Then following through at small claims court if they refuse to pay. At a minimum, I would leave an honest review of the agent's actions on a website that reviews agents, such as ratemyagent.com. You might also want to inquire with your state's Real Estate Agent's Board to see what your options are.

One question I have is this: "we’ve now had an inspector come out and he said everything looks good." The inspector would not have done the inspection on the walk through/closing date. He had to have come prior to that and should have given you a written report. What did it say?

And one final question, is this house in the United States? If so, what state?

Hang in there, Carson. Don't hesitate to reach out for help and support during this tough time.