carpet damge

[slemers]

camas, wa. we closed on our home june 7th. we discovered that the capeting has pet damage due the sellers dog(s). During our walk through no damage was noted.the sellers were in the process of packing with boxes,and furniture covering the stain etc. after the house was closed up for two weeks however, it smelled like a kennel. the carpet has to be replaced, and the wood sub-floor sealed. who should we try to recover from? sellers rea? our rea? the seller is know out of state, and left no forwarding address. in fact, on the closing statement they listed their address as the property in question. in addition the sellers agent did not turn over the keys to the property until 5 days after the deed was recorded.
thanks, steve

[HomeGuru]

What is your Realtor doing about it? You have one right?

[slemers]

My real estate professional tells me that *maybe* I can sue him in small claims. So far that is all he has done, I'm going to send him and the listing agent out to inspect the carpet before it is removed and replaced. He thinks I'm just complaining.

[HomeGuru]

He is not a good agent. A good agent knowing that the Seller had a pet, would have included a pet clause/addendum allowing for a hold back of monies in escrow upon inspection after the Seller move-out.