Ackerman Cattle

A pit bull was found on your property by one of our inspectors on 12/7/2015.  This is a direct violation of the lease you with JWC on 2/13/2014.  You also signed our Pet Addendum agreeing that you would not allow any aggressive breed onto your property.  The Pet Addendum you signed...

specifically states pit bulls as one of the aggressive breeds not allowed on any property managed by JWC.  For your convenience we have attached the signed Pet Addendum you signed as well as a picture of your pit bull taken on 12/7/2015 on the property you leased with JWC.  [redacted] does not allow exceptions.  We strictly enforce this policy due to the potential aggressive nature of certain dog breeds, including pit bulls.  We do understand that not all pit bulls are aggressive, but we will not take any risk based on the opinion of the dog owner.  This complaint has no credibility as you are in direct violation of the lease you signed.  As of 12/15/2015, you have an outstanding balance of $557.12 in pet and violation fees.  Please pay this fee immediately.

We need the address that the tenant rented from us so we can confirm the details of the charges.  Thank you.

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. Our forwarding address is the same as the last check which is [redacted]
Regards,
[redacted]

We show a total of 8 work orders placed during your occupancy that included the following items: a loose shower seat, fireplace pilot light, plumber’s hole, deck boards coming up, fence, door bell, AC leaking, garbage disposal, dishwasher, garage ceiling due to A/C leak, garage door opener and front...

door knob.  All of the work overs were completed except for the fireplace.  Unfortunately we do not have specific details on why the fireplace was not fixed.  However,   there was a delay in addressing the pilot light because of electrical issues in the property.  We regret that the fireplace was not fixed during your tenancy.  All work orders are required to be submitted in writing through email or through your tenant portal.  We show that you vacated the property and turned in the keys on July 29, 2016.  The lease you signed with JWC states in paragraph 2 that your security deposit disposition will be mailed to you within 30 days of your vacating date.  Unfortunately we did not have it ready when your husband showed up on August 26, 2016.  We did in fact mail you your disposition within the 30 days as required.  You were charged $321.31 for cleaning, $227.46 for carpet cleaning and $104.62 for pest control because you did not turn in receipts as required and stated in addendum B to paragraph 14 of the lease.  You were charged $1,505.93 for door stops and “misc” items as you mentioned.  The “misc” items you were charged for and the reason you were charged are as follows:  You were charged for 4 door stops because the door stops were either damaged or missing at your move out.  You were charged for the poor patch job on the door knob dent to the wall.  You were charged for the garage door panel that you cut and placed a dryer vent into.  You were charged for additional carpet stains throughout the house.  You were charged to repaint multiple rooms where you ruined the paint by using the wrong paint color to touchup several areas.  You were charged to re-caulk the master bathroom shower because of the mold and mildew from lack of cleaning.  You were charged for the missing drain stops in the master bathroom and the downstairs bathroom.  You were charged for the stain to the counter and the missing tub diverter in the upstairs bathroom.  After a re-evaluation of your disposition, we removed the charge for the cracked kitchen light cover.  We have included pictures of the damages.  None of the above charges are normal wear and tear.  You were charged for damages to the property and cleaning of the property.  However, we can tell you that the funds that were retained from your security deposit were either spent for repairs and/or replacement of the above items or are sent to the owner of the property to compensate for the damages you caused.  The amount charged is based on estimates from our vendors.  The owner of the property ultimately has the authority to use those funds however he pleases.  We have not scammed you and do not charge for fair wear and tear.  You are being held responsible and charged for the damages and cleaning in accordance with your lease.  If you have not received the new total due after the removal of the charge for the cracked kitchen light cover, you should receive that information shortly.  Please remit the amount due promptly in order to avoid the file being turned over to a collection agency.JWC Rentals and Property Management   ¬¬

Complaint: [redacted]
I am rejecting this response because: The rental property was in fact vacated and lease was over November, Not December therefore I can not be charged for December. As for the the rest of the charges you have stated I have made numerous attempts to have your company show proof in a closing inspection of the home because I did in fact Clean all parts of the home, Fumigated, and left the keys. And since your company has failed to show a Copy of an outgoing inspection, And since no outgoing inspection was ever listed on my tenant portal, your charges are unfounded. Your company should remove the charges immediatly. Since a Outgoing inspection was never done, The lease ended in November NOT december, and it is illeagle to charge a tenant for Re-Keying in the state of texas.    Since texas code states...Upon change of tenants, you have within 7 days of your new tenant moving in to rekey the locks.  This expense cannot be passed onto the tenant, even if the tenant agrees.  It is illegal to charge tenants for re-keying locks in Texas.
Regards and good day,
[redacted]

You were sent a response on November 15, 2016 at 1:23 PM in regards to your dispute.  We have attached that email.  We then forwarded that response to you again on February 14, 2017 to which you replied that you will have our agency black listed for military personnel.  We have...

attached move in and move out pictures of the blinds in the living room and the upstairs bedroom that show the blinds were damaged after move in.  The pictures also show the inspectors notes at move in that show the blinds to be OK.  There is also a picture of a vacant property check done on 03/16/16 (before you move in) that shows no damage to the upstairs bedroom blinds.  The move in inspection does not show the blinds to be damaged nor does it state in the inspector’s comments that the blinds are damaged as you have indicated here.  We have attached move in and move out pictures that show that the small hole in the bathroom door was made after move in.  The move in inspection notes and pictures do not indicate that the hole was already there as you have stated.  We have attached move in and move out pictures that show that the bedroom door was split after move in.  The move in inspection notes and pictures do not indicate that the door was already split as you have stated.  The initial inspection did in fact state that the paint on the interior walls showed scuffs, marks and smudges.  However, when we compared the move in and move out pictures, there was additional damage to the walls and paint so you were charged accordingly.  We have attached pictures that show additional damage to the walls, thus needing touch-up paint.  You can compare them to the pictures from your move in inspection which is attached in your tenant portal.  Also, you checked out the keys, viewed the property and accepted the property as is.  At no time did we tell you that we would have the interior walls repainted or touched up.  We did indeed send you the pictures of the areas that needed to be cleaned.  The lease you signed with JWC states in Addendum B to Paragraph 14 all of the necessary cleaning requirements.  Those requirements were not met upon your move out.  We have attached your lease to show that you did indeed sign it and agreed to comply with the cleaning standards.  You were also sent a move out packet through email on 06/15/16 at 8:31 AM with details on your responsibilities when vacating the property that include tips on cleaning.  We have included the attached move out packet to that email for your convenience.  The clean also included replacement of the A/C filter that was never changed during the entire tenancy.  The lease you signed with JWC states in Addendum A to Paragraph 13 line item A that the tenant is to change the A/C filter on a monthly basis.  The original A/C filter from your move in on 04/05/16 was found still in use upon your move out on 07/14/16.  We have attached the move out inspection pictures for your convenience.  The clean also included replacement of the drip pans.  Ultimately you did not comply with the cleaning standards that were stated in the lease you signed and in the move out packet you were emailed so you were charged accordingly to have the items removed that were left behind and to have the unit cleaned to our standards. Our records indicate that you did not provide a copy of your military orders upon vacating so you were charged accordingly for rent for the month of August as a result of breaking the lease.  Because you broke the lease, you were also charged a rekey fee.  You also never paid rent for the month of July so you were charged accordingly for that month as well.  We initially agreed to let you make payments but stop receiving them after October of 2016; therefore we sent your balance to the credit collections agency.  You are also responsible for the credit collections fee that was charged from the agency itself. JWC has declined your disputed amount of $745.82 and will not settle for the amount of $875.50.  Please pay the balance in full that is due to the owner of the property as soon as possible.  Thank you.

Mr. & Mrs. [redacted] have been in contact with multiple staff members at our business through several emails.  We need the exact list of issues that they need addressed and fixed so there is no confusion.  Thank you.

Attached to this response is the itemized Security Deposit Disposition that lists a description and amount for each...

charge.  Vendor invoices for repairs are not required under Texas Property Code Section 92.104.  We are not required to give you the invoices from the completed repairs therefore we will not be providing them.   Item 8 that you were charged for that is labeled “Repair pet damage to baseboard & touch up paint in entry hall and master bdrm” was not an accurate description of the pet damage.  After revisiting your move out inspection, the correct description for item 8 is listed on the attached Security Deposit Disposition.  The charge of $76.03 for item 8 still stands.  We have also attached pictures of the damages.   There was significant growth in both large shrubs on the two corners of the house.  Your lease states in paragraph 14 that “Lessee shall be responsible for the care, maintenance, and watering of lawns and shrubbery.  Yards are to be free of trash, mowed, edged and trimmed on a regular basis, to maintain a neat appearance at all times, and cannot be left unattended to the point of violation of any city ordinance”.  We have attached pictures of the large shrubs at move in and move out.   We requested a refund from the owner of the property as the owner agreed to refund the charge of $75.00 for the blinds.  The owner indicated that he would be dropping of a check at our office but we never received the check.  We would like to encourage you to contact the owner of the property and settle this matter with him.  We cannot provide the phone number or email of the owner but we did give you the address of the owner so what you may contact him.  However, in good faith, we have reached back out to the owner of the property to let him know that you still desire a refund of $75.00.  If we hear back from him, we will contact you accordingly.   You will not be provided itemized vendor invoices as we are not required to provide them to you by law.  However, as mentioned above, we have attached an updated Security Deposit Disposition that lists the itemized charges.  The disputed amount of $518.12 will not be refunded to you by our company.  As mentioned above, the refund for the charge of $75.00 will need to be taken up with the owner of the property since our company no longer provides any services to him.     Sincerely,   [redacted]

The charge for $123.75 for the disposal for the removal of the playground set has been removed.  The charge in the amount of $246.37 is for lines 8-10 on your security deposit disposition.  That charge does include the charge for the touch up paint in the dining area, but it also includes...

the charges for additional carpet stains in the living room and hallway and to replace the mini blinds in the back room.  We will not be providing you receipts for any work, repair or cleaning that has been done to the property after you vacated as we are not required to by law.  A copy of your move in inspection is in your tenant portal.  However, we have taken the liberty of attaching it to this response.  You were charged $253.31 for a full clean of the property because it was not cleaned to our standards upon the move out inspection.  The charge for the clean included cleaning the window sills, blinds, refrigerator, stove, cabinets, vents, baseboards, closet shelves, sink, faucet, walls, tub and toilet.  This charge also included replacement of the AC filter and removal of items left in the house.  We have attached pictures of the areas that needed cleaning and the items left in the house.  We have also provided a copy of your lease.  For additional details of our cleaning requirements, please see Addendum B to Paragraph 14 of your lease.  The remaining charges will not be removed.  Thank you for being our tenant.

Your lease states in paragraph 2 titled “SECURITY DEPOSIT” that you must provide at least a 30 day written notice to vacate.  Your lease also states in paragraph 19 titled “MILITARY CLAUSE” that you must provide at least a 30 day written notice to vacate.  You gave your 30 day written...

notice to vacate on April 11, 2017 and you vacated on April 26, 2017.  This is why you were charged May’s rent.  We removed the charge for the carpet.  You were charged for additional scuffs, marks and minor damage to the interior walls which required touch up paint and patch throughout.  That charged is based on the purchase of the paint, time and additional materials needed to complete the job per our repair vendor.  Please refer to Addendum B to paragraph 14, line 3 of your lease.  We have attached the lease you signed with JWC for verification.

We regret that you were put on hold for 20 minutes as that is not normal practice for our staff.  We do show that you did in fact come into our office and filled out the necessary document to create the service request on Saturday December 17th.  The work order process was not started...

until that time.  Unfortunately a malfunction with your water heater is not considered an emergency according to the terms of your lease that you signed with our company.  We do show that your water heater was repaired on Monday December 19th by one of our vendors.  The charge for the repair will be paid for by the owner of the property.  We do have designated staff to monitor the emergency phone after hours but we cannot guarantee that we can get a vendor dispatched to fix your issue during after hours.  Your water heater was fixed within 2 days of you creating the service request and we now consider the matter closed.

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]