Ackerman Cattle

We are currently researching this issue so we can make sure we have our facts correct. We will respond within the next week. Thank you for your patience

Thank you for the reminder. *** *** has given me this job duty from now on. Please allow me to gather information on this complaint. I will have an additional response either later today or on Monday July 13th. I do know that we have resolved the dispute and removed the
charge for the garage door and send additional funds back to this former tenant. Please allow me to get more information. I will respond again soon

We do have a file folder for our records that belong to our company. Please provide specific documents that you are requesting. We are not able to provide some documents for certain reasons such as if they contain confidential information about a tenant. The keys to your property were picked up on July 12, by *** at Colonial Property Management. Please provide specific documents that you are requesting and we will try and get those to you. Thank you

Complaint: ***
Yes I was refunded for the garage door, but that does not cover all of the other ridiculous charges that were madeI just want fair compensation backIt does not cost $for pest controlIt definitely does not cost $for grass seed, I used to do landscaping for a livingAlso the grass is in better condition when I left than it was when I moved inThis is *** grass dies.
*** ***

Revdex.com:
I have reviewed the response made by the business in reference to complaint ID [redacted] and find that this resolution is satisfactory to me.
Regards,
[redacted]

We apologize for not being more clear on the pictures.  We have labeled them accordingly.  The top left picture was taken at move in to show that the shrubs and bushes were alive.  The top right, middle and bottom were all taken at move out.  We have also included more pictures of the lawn at move in that shows there are no dead spots in the grass.  The charges will stand in accordance with paragraphs 14 and 15 of the lease you signed with JWC.

We have reviewed your move out and unfortunately we cannot remove the charge of $243.56 for cleaning.  The cleaning requirements were specified in Addendum B to Paragraph 14 of the lease that you DocuSigned on October 27, 2015 with JWC.  Pictures of cleaning needed and DocuSigned...

lease are attached.

You signed a lease renewal with [redacted] that did not expire until 12/31/17.  You did not submit to [redacted] a written 30 day notice to vacate in accordance with paragraph 2 and 19 of your lease.  The funds you sent was rent owed to [redacted] for the month of August.  However, the owner of the...

property agreed not to charge you rent for the month of August so that charge was removed.  You had a total of $2,210 in credits when your security deposit disposition was processed.  These credits include a previous credit of $60, the check you sent for $1,150, the security deposit for $800 and the non-refundable pet fee of $200.  We retained the non-refundable pet fee of $200 giving a remaining balance of $2,010.  The property was not cleaned in accordance with Addendum B to paragraph 14 of your lease so you were charged $275 to have the property cleaned.  The $275 charge for cleaning gives you a remaining balance of $1,735.  You did not perform the required lawn maintenance as specified in paragraph 14 of your lease.  You were charged $135 for a mow, edge, trim and to have the bushes trimmed.  This gives you a remaining balance of $1600.  You were charged $759.11 for materials and labor on items 8-11 on your security deposit disposition.  That charge brought your remaining balance to $840.89.  Those items included re-sodding the bare spot in the backyard, replacing the missing white cap on a door stopper, moderate repair and touch-up paint throughout and the replacement of the window screens.  We have attached the lease you signed with [redacted] and our inspection pictures upon your move out.  [redacted] hired the vendors for repair, cleaning and lawn care.  We are not required to give you the receipts therefore we will not be providing them.  If the terms of the lease were met and fulfilled then these charges could have been avoided.  You were sent a refund check of $840.89 which was your remaining credit after all charges were deducted.  We will not be refunding you the disputed amount of $1,150 as you have requested.  If we refunded you the amount of $1,150 instead of $840.89, you would have a balance owed to [redacted] of $309.11.  Furthermore, if that balance was not paid, our company would file to a collections agency.  We regret if there was any miscommunication regarding your refund check.  Our company does not have a “FOIA” representative and we are not required to have one as we are not a federal company.

Please allow us to address your concerns.  To be clear, you were not charged any fees for cleaning or carpet cleaning because you did in fact turn in receipts as required by the terms of the lease.  Thank you for submitting those receipts.  The detailed billing you are referring to...

is your security deposit disposition which we mailed out to the forwarding address you provided.  On that disposition, you will see that you were charged $462.25 for lines 8-10.  Lines 8-10 state that you were charged for the removal of 2 satellites on the roof, a damaged blind in the master bedroom and for lawn and landscape neglect.  You were not charged $462.25 for just the removal of satellite dishes as you have stated above.  There were no satellite dishes on the roof at your move in inspection on 10-23-13. There were 2 satellite dishes on your roof at your move out inspection on 8-11-17.  We have attached pictures of the roof at move in and at move out.  You are required to remove the satellite dishes at move out.  Please refer to paragraph’s 15 and 20 of the lease you signed with JWC.  The bulk of the $465.25 charge resulted in the lawn and landscape neglect.  Upon your move out inspection, the lawn had bare spots from lack of watering and the shrubs and bushes were completely dead.  We have attached those pictures as well.  You were charged in accordance with paragraph’s 14 and 15 of the lease you signed with JWC.  Unfortunately we cannot meet your desired reimbursement of at least $462.25.

Complaint: [redacted]
I am rejecting this response because: As stated in an email, they did not provide all the keys. As of yesterday they still had their lock box on the home, although the contract has been terminated. In addition, within the same email they stated that the information can be located on a portal, which I've sent emails prior that we did not have access to the portal. They have been saying one thing and emailing another (logged communications). [redacted] from colonial property management has witness this. She can provide information as well. They are giving us the run around and replying to the Revdex.com a completely different reply/response than they provide us. Please provide an email as to where we can send the email traffic and we will show you. 
Regards,
[redacted]

JWC Property Management performs a move in inspection and a move out inspection.  When a tenant moves out we compare the move out inspection to the move in inspection and charge the tenant for any damage they may have caused. In reference to the carpet stains:  Our inspector noted the two...

red stains on the living room carpet.  When there is a small stain on the carpet we cannot charge the tenant to replace the entire carpet.  We can only charge a depreciated value, since the carpet was not brand new when the tenant moved in.  When the tenant moved out the carpets were not professionally cleaned and we hired someone to clean the carpets and charged back to tenant. In addition, we charged a depreciated value of $50 to the tenants. Inspector did not note any new stain in the office carpet, therefore no charges to the tenant.  We were unable to inspect the property after the carpet cleaning was completed as your property was no longer in management. In reference to the other items: A mini blind was down but not broken and should have been rehung.  This was not included on the original work order and then you left management and we didn’t have access. The towel bar was bent and down, the vendor reattached the towel bar and it was still useable so it was not replaced.  We charged the tenant $15.06.  We do not have any evidence of the other repairs you listed that needed to be completed.  In reviewing the move out, there was not a bent window sill; all window latches worked; nothing could be seen in the vents, the commode lids were fine.  The garbage disposal, we would not know because there was not any power at the property when we did the move out inspection.  Therefore, we did not charge for them.  Loose items are considered “normal wear and tear”. We did charge for a missing curtain in the second bedroom, $25.93.  In response to the clean:  We hired a vendor to clean and the clean was completed.  You called the vendor back to re-clean as it did not meet your expectations.  In regard to the plant removal: We received a bid to remove a plant for $45.  The vendor removed the plant the best he could without having a bob cat to put out the roots.  The roots were very deep.  You did not give instructions to remove the root ball and back fill the hole. The vendor refunded you all fees regarding the plant removal.                                    ...⇄ In response to the tenant’s refusal of entry:  The tenants did refuse entry due to a sick child on December 11, 2015.  An Inspector met your parents at the property and your dad said not to force the issue even though our inspector was trying to gain entry. We did not ignore your complaints of suspicious activity.  We inspected it three times and found no evidence of a day care or anything suspicious going on.  Everything looked good in the pictures. We went out July 15, 2016 for Lease renewal inspection; December 7, 2016 – fence pictures; and December 22, 2015 – per your request. In response to your email not being answered, I replied to your 4-18-16 email on the same day - 4-18-16 responding to you about the carpet and the towel bar. We are not able to send a vendor out to hang the mini blind as you have left property management. The tenants were charge $514.95 out of their security deposit of $1000.00.  They received a $485.05 refund. We will not be paying the $1300 requested in this dispute to replace carpet.

The shrubs had significant growth during your tenancy as we have already stated.  Again, please refer to paragraph 14 of the lease you signed with JWC.  This charge will stand. We have again made contact with the owner and he has informed us that the he is mailing the refund check for $75 to our office.  Please provide us with your mailing address so that we may send the funds to you.  We have not yet received it, but as soon as we get it, we will mail the funds to you.

In our response to your original complaint, we attached the lease that you signed stating that you would turn in the keys and surrender the property.  You did not turn in the keys and surrender the property as required by the terms of the lease that you signed.  We are again attaching the lease that you signed with JWC, along with the pictures of cleaning needed.  The rent charge for December will stand and will not be removed because you did not turn in the keys and surrender the property.  All areas of the property were not clean at your move out inspection that was in fact performed on December 9th.  Technically you did not give a full 30 day notice to vacate because you gave your notice on November 2nd making you still responsible for December’s rent.  Again, please look at paragraph 2 of your lease.  We will not provide you with the full move out inspection but we will provide you with any and all pictures that were taken during the move out inspection.  Again, our lease states in Addendum B to paragraph 14 that you must turn in receipts to us for pest control.  You failed to do this therefore you were charged in accordance with the terms of the lease.  Since you did not turn in the keys and surrender the property back to us, you were placed on a holding over month to month lease.  Please read paragraph 5 of the lease you signed with JWC titled "Holding Over By Lessee.  According to the terms of your lease, you abandoned the property and this is why you were charged for a rekey.  All charges will stand.

You are correct in that you gave your notice at the appropriate time.  However, we do not accept keys in the drop box.  Upon submitting your notice to vacate through the tenant portal, you received an auto-generated email stating that we do not accept keys in the drop box.  When our...

staff received your notice to vacate, we sent you an email with an attached move out packet detailing your move out procedures and also stating again that we do not accept keys in the drop box.  We have this policy in place to prevent this exact kind of situation.  If we received a key in the drop box, we cannot properly authenticate that it's from the actual tenant on the lease through ID verification and that the tenant is officially vacating.  This is why you received information twice stating that keys turned into the drop box will not be accepted.  Unfortunately, we cannot meet your request to drop the charge for November's rent because you did not comply with our move out policy.

Complaint: [redacted]
I am rejecting this response because: The lawn pictures are inaccurate. look at the middle pictures of before and after, they both have spots. also the bottom pictures of before and after aren't event at the same area. How do they consider a picture "before and after" if they are no even pictures of the same area?
Regards,
[redacted]

We send out an email to the tenant everyday after the 3rd until the rent is paid in full.  We also hand deliver a late notice to the tenant on the 7th.  You signed a management agreement on 08/22/16 that states in paragraph 11 line F that the broker will collect late charges.  We have...

attached your signed management agreement for your convenience.  We do not agree to your desired settlement of $75 and/or any modification of your active agreement with your company.

Complaint: [redacted]
I am rejecting this response because: The lease was not extended past the notice of my vacate which I gave on October 27. The photos you have attached in no way represent an outgoing inspection there are no dates or proof that this is the home we rented or the time when we live there. So I must immediately dismiss your photos as the cause serious reasonable doubt that they are of the home. Since there was no inspection done to the home that was listed on the company's Tenant portal and nor was I ever notified by mail or phone which were both on file with your company. you should remove all charges related to inspection immediatly as well as rent that is AFTER my lease end date. Since it is texas law that "A landlord must re-key or change all the key-operated locks (or other combination locks) on the exterior doors between each tenancy at his expense." I am also not liable for rekeying which again the charge should be removed at once. As a tenant who paid there rent every month and in full as well as a member of the armed forces it is unbelievable that a company would treat soldiers such as this.    
Regards,
[redacted]

Sir we sincerely regret the inconvenience.  This was an error on our part.  We have confirmed that you did in fact pay the pet fee.  We have resolved the issue and there are no outstanding charges.  Please let us know if there is anything else we can do for you.  Thank...

you for being our tenant.

You have already filed a dispute with our company and we made two adjustments accordingly.  However, here is an explanation of the charges that you are disputing.  1) Rent – 12/01/2015 - $500.  You were charged for December’s rent because you did not surrender the property and turn...

in the keys to us as required and stated in the lease that you signed with our company.  When you submitted your notice to vacate on the tenant portal, you were sent a “Notice To Vacate Confirmation” email on November 2nd, 2015 at 11:24 am (see attached) stating that you must turn in the keys to our office upon surrendering the property back to us.  You did not turn in the keys to us as required and stated in the email sent to you.  Please also refer to paragraph 2 or your lease that states “Vacating shall be determined by the date of the Lessee’s surrender of the keys to the office of JWC Property Management”.  We have also attached your lease to show your signature agreeing to the terms of the lease. 2) Month to Month Holding Over – 12/01/2015 - $50.00.  Please refer to paragraph 5 of your lease titled “HOLDING OVER BY LESSEE”.  Since you did not turn in the keys to us and surrender the property to us, you were charged rent for the month of December as mentioned above and this $50 is a month to month fee. 3) Late Fee – 12/04/2015 - $55.00.  This is a 10% late fee because December’s rent was not paid by December 3rd. 4) Abandonment/skip Rekey – 12/17/2015 - $119.08.  This is the cost to have the property rekeyed because you did not surrender the property to us and turn in the keys.  Therefore, the property was still in your possession so you were charged the rekey fee.  Again, please also refer to paragraph 2 or your lease that states “Vacating shall be determined by the date of the Lessee’s surrender of the keys to the office of JWC Property Management”. 5) Cleaning – 01/07/2016 - $250.00.  The property was not adequately cleaned as required by the terms of the lease.  Please refer to Addendum B to Paragraph 14 of your lease.  We have attached pictures of the areas/items that we not cleaned.  6) Pest Control – 01/07/2016 - $104.62.  You did not submit to us a receipt for pest control upon vacating your property as required by the terms of your lease stated on line 18 of Addendum B to Paragraph 14. 7) Reletting Fee - $250 – 01/07/2016.  Please refer to paragraph 21 of your lease for an explanation of this charge.  However, we have worked with you and agreed to remove this charge. 8) Credit Roll – 02/15/2016 - $566.67.  This is the collection agency fee.  We filed to collections because your balance was not paid in full.  The collection agency charges 40% of the balance which in turn is passed on to the tenant.  Please refer to paragraph 23 of your lease.  We have reduced this fee by $100 after removing the reletting fee of $250 as stated above.We are contacting the collections agency today to adjust your balance due.  Please contact them and pay your balance as soon as possible.  Thank you.

Complaint: [redacted]
I am rejecting this response because: I work from 5am-6pm every day except Sunday when you are closed. When I called, a girl told me it was not recommended...she did not say it wasn't accepted. There is no other time I would have been able to do so.
Regards,
[redacted]