A lawsuit has been filed in the Court of Common Pleas of Delaware County, Pennsylvania, alleging that a property was sold with significant undisclosed defects. The complaint was lodged by Li-Wen Chen and others on April 21, 2025, against Janice E. Knepper, Keith G. Danielson, Susan Brutico, and BHHS Fox & Roach-Rosemont.
The plaintiffs, Li-Wen Chen along with Hsin-Hui Chen, Chien-Hui Basch, and Daniel Basch, allege that the defendants deliberately concealed severe water damage and toxic mold issues in a residential property located at 209 Rawles Run Lane in Bryn Mawr, Pennsylvania. According to the complaint, these material defects were not disclosed during the sale process by the sellers—Janice E. Knepper and Keith G. Danielson—and their real estate agent Susan Brutico of BHHS Fox & Roach-Rosemont. The plaintiffs claim that these actions violated statutory obligations meant to protect consumers under Pennsylvania law.
The plaintiffs argue that they relied on false representations made in the Seller’s Disclosure when purchasing the property for $1,435,000 on October 28, 2024. They state that they discovered extensive mold throughout the property only after moving in and beginning remediation efforts on an initially identified area of mold for which they received an $18,000 credit from the sellers. The lawsuit accuses the defendants of multiple legal violations including breach of contract, fraudulent misrepresentation and concealment, negligent misrepresentation, violation of Pennsylvania's Real Estate Seller Disclosure Law (68 P.S. § 7303), and violation of Pennsylvania’s Unfair Trade Practice and Consumer Protection Law (73 P.S. § 201-1 et seq.).
The plaintiffs are seeking various forms of relief from the court including rescission of the sale agreement or monetary damages exceeding $100,000 to cover repair costs and other expenses incurred due to the alleged defects. They also demand compensatory damages for emotional distress caused by living conditions deemed uninhabitable due to mold exposure risks.
Representing the plaintiffs is attorney Alan L. Frank from Alan L. Frank Law Associates P.C., based in Jenkintown, PA. The case is presided over by judges at the Court of Common Pleas in Delaware County under Case ID e60d15b9f2cd3dff972820b0ce04eaae0c29bd4a.