Oakwood Mobile Homes Tulsa, OK Expert Sales by Ultimate IMMORAL AND UNETHICAL Practices, but within legal limitations Ripoff Tulsa Oklahoma

11/2/02 My first visit to Oakwood and sales rep was Eddie Herndon and through the entire process I was also told not to date any paperwork as Oakwood would input that information later because all paperwork had to have the same date.

Eddie Herndon stated that I could get into a home package for no money down, but was then asked for $250 to make sure I was serious and get the ball rolling.
11/2/02 - I qualified for $80,000 at 8%. Eddie Herndon also stated they would work with me if I needed to borrow additional funds.

12/4/02 - I found 20 acres and at Oakwood's request, I paid another $250 on to begin the abstract work.
I decided on a Texas Elite which was the highest quality home sold by Oakwood, per the sales man. A home comparable to the one I chose was quoted to me at $73,817, but was told I was getting it for about $10,000 lower than what they usually sell them for. After the home was delivered, I found out it was actually built in 2000 but sold as a new home.

December 2002, Oakwood asked me to come up with some money so they would be able to lower my interest rate of which I was currently approved at 8%.
The sum of $7000 was determined by Oakwood to buy down points although they would not tell me by how much or what the percentage rate might be.

1/13/03 - I paid $6500 cash (this amount plus the $500 previously paid, accounted for the $7000)
Oakwood advised that my $7000 was non-refundable if I did not sign at closing. I was told that I could use any contractor I would like to perform all land improvements. I selected the following contractors:
1. Johnsco, Inc. (a relative of mine) to perform:
a. Lagoon system
b. Footers and piers
c. A/C Installation
d. Gas/Water hookups
e. Driveway
1. Driveway cut
2. Road base installed
3. Gravel
4. Leveling
2. Reed Electrical Services for the electric hookup and installation
3. Liberty Fence to install fence.
1/17/03 - Johnsco had been paid in full ($10,200) and had completed the following:
1. (b) Footers and piers
2. (e 1 & 2) Driveway cut and road base installed
2/11/03 - I paid another $185 to Oakwood because the total amount financed increased due to a hook up fee of $750 for water tap that Johnsco had already estimated in their bid.
2/20/03 - Closing on the house at Utica Title of Tulsa
At closing, after hours of contesting there were still several discrepancies:
1. Final amount financed after $8150 down payment ($7185 cash & $1000 rebates applied to down payment)
Before closing = $131,562.50
At closing = $149,875.09
2. Amount of charges for buying down the interest rate
Before closing = $7,185 ($1000 rebate total $8185)
At closing = $11,990.01
3. Interest Rate
Before closing = 8%
At closing = 8.25% (.25% higher than originally approved for)
Eddie Herndon stated, It shows here on my paperwork you were originally approved for 10.25%.
4/2/03 Tilden Jones (General Manager) from Oakwood and Steve from Johnsco had a dispute (to put mildly) and TJ fired Johnsco from the job because Oakwood did not feel that Johnsco was performing the job in a timely manner.
Oakwood gave me no options, they decided on their contractors to complete the work.
Oakwood requested $5000 refund from Johnsco for work not completed which included:
1. A/C unit installed
2. Water/gas hooked up
3. Final gravel and leveling on driveway

4/10/03 - Johnsco refunded $3,200 to Oakwood. *Copy G
Lagoon, A/C and water/gas was hooked up by Oakwood contractors but the driveway was left undone and still under dispute between Johnsco and Oakwood. Both saying it was the other's responsibility. TJ (Oakwood) offered to pay half the amount to complete the driveway. I found a company to do the work, but TJ stated he would only use one of their contractors. His contractor is more than double the price of the company I found. Driveway is still incomplete 6 months later.
Dirt filled in over septic tank settled approximately 2 weeks after job was completed and was hazardous. Oakwood and the contractor were contacted but the contractor advised me that he would not come out and fill in the dirt for free.
The house was not completed inside.
The plumbing to the toilet in the master bathroom was NOT hooked up!
Trim work was not completed
NO appliances (washer/dryer/garbage disposal/refrigerator/dishwasher) were hooked up
Hot water heater was not installed properly and not lit. I had to fix the hot water heater myself by installing a draft diverter (state ordinance).
Stove not hooked up or lit
Attached is a total list of over 100 punch items which remain unresolved even after speaking to the corporate office 3 times.
3/21/03 - Oakwood removed 3% of the total amount financed (approximately $4,000) only after I expressed my anger at the fact that I was misled before the closing. I was told by TJ that this amount was the best they could do.

I was informed the closing costs would be approximately $4,500. $131,562.50 plus $4,500 was the anticipated total. I was and that I would forfeit my $7185 down payment if I did not sign the closing papers. Since I was not informed of the additional $11,990.01 in buy down points.
I also thought the interest rate should be reduced to 6% since I was originally approved for 8% and I paid $7,185 plus $11,990.01 to buy down 2 points. This resulted in my ending interest rate to be 8.25%. So I technically paid over $19k to lower my interest rate 2 points!

Venn
Porter, Oklahoma
U.S.A.

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