Horror movie in the late 90s or early 2000s?

I forgot the title and i've been pulling my hair out trying to figure it out! I just remember at the beginning a man is fixing a window or something on a creepy house and he falls off the ladder and dies. Then this girl either inherits the creep house or she's buys it but she takes her boyfriend and friends to see it or stay there and i can't remember what happens after that, just the end. The remaining survivors were all in a hellish place all in bondage type traps but they eventually get out i think. I hope that's enough details to figure it out. I've searched everywhere for the title and i can't find it.