Charles Stallions Real Estate Services

Failure to collect rent and properly manage a single family home. Hired as a "Property Manager".

We have been managing the property located at *** Otis way Pensacola, Fl. XXXXX since on or about January, 2012, not Aug 20, 2013 as stated we had three tenant during our management. All went well till this last tenant I would think because James never visited or came by when in the area. But even with the last tenant I thought we were ok because he ask me to sell the property even then after he got here and inspected the property.

Over a six year period things do change landscaping, wear and tear from a previous tenant may not have been noted since the next tenant is given 72 hours to log in what may have been wrong but all seemed to be ok again no inspection by owner etc.

The tenant did give proper notice although it included days in August when were after the move out date, we not only sent photos of the yard as James states he received notice from neighbors who he, I am sure called during our 5 years of managing just to say hello and ask questions like neighbors tend to do cause when the grass got a little high or one time a basketball goal was out in from of the property they called us. As for pictures of the inside we did inspect and ask if we could take pictures and the tenant would not allow it because of valuables they had and their kids pictures and things which is quite normal this day and age for a tenant to refuse and this was passed on to James and as he says it took a month which if the dates are right that would have been about the time we would have entered when the tenants moved. Not sure home the neighbors would have know about the inside of the tenants home needing lots of repairs or how they gained entry.

James states about they moved without proper notice but here he says August 2017 which if he received notice on 1 July that is clearly more than 30 days.

I don't think it was discovered if he had pictures but maybe it was because there was no rain and it was not watered after the tenant moved, as for stumps being burned if I had stumps that were a hazard I would have ask for them to be removed or I would have burned them myself but either way we are not guards and do not know 24/7 what goes on at a rental unit. Again I would have thought if it was a problem the neighbors would have called code enforcement or us or James. I know that the property did not have 10k worth of damage not that much may have been spent on new carpets, paint from normal were and tear and the like but not tenant damage. James and I walked the property on the day he arrived and none of this was there and certainly not pointed out or I would have taken pictures to put with the demand letter that I sent the tenants. As for locks not being changed we normally swap sets around from other homes so as not to charge the owners for rekeys and we mark where they come from so as to put them back when we turn the property back over but I am not sure as to Otis Way since the previous two tenants moved out of state and tenants never ask for a rekey so again I am not sure.

I never filed a report on the generator as James states and I told him that when I talked to the Sheriffs dept in August they said I would have to have serial numbers and hopefully a picture or something besides me just telling them the tenant stole it of which in an email James said he had nothing other than a flyer with the description and when he got here he would go to the Sheriffs dept and file of which they told him the same thing. I did go back to the sheriffs dept and got them to give me a card where I tried to make a report however. On the move out inspection I met the tenants there to get the keys, informed them that now I had two returned checks on them and to do a walk through and the generator was there along with the shutters and several things as I recall including some trash the I had to put out later. When James got here and I met him I believe the next day he informed me it was then missing and I called the tenant who said it was left there and claimed a neighbor or the owner removed it but I didn't believe that at the time.

In closing, I am never happy when a landlord or tenant is unhappy but it is out of my control and scope of business to baby sit grown people to ensure they do the right thing. We are hire and paid $50. A month to manage a property and we do a really great job if I say so myself and obviously we did here for 5 years and till the owner decided to sell there were never concerns to even inspect his property, call a neighbor or ask a friend here to inspect of which all owners are ask to do from time to time. Most property managers NEVER inspect other than on move out day, we not only try to inspect twice a year but we have repair people inspect and look for issues whenever there is a repair. At the present time we have the last two checks bounced on this tenant of when we are prosecuting and depending on the State it is only a matter of time. As I have stated there is a lot more to be done when you sell vs renting a home, the carpet was there over 5 years for the tenants alone and not sure how old it was when it we started managing it. But it would have been ok for another rental period or two but not for selling, the paint could have been touched up for renting but not for selling. James got a much less quote from our recommended repair people that the Realtor or people he eventually used while paying 6k more in realtor fees that I offered to do it for. But at no time till he sold the property did he say he was unhappy or concerned, why interview me if he was that unhappy and the realtor he chose even he said it was because their office was closer to the home. I am sorry for any disillusion he had or has but this is simply normal wear and tear and checks that have yet to be collected from the tenant when will be more than his request when finished. I ask that he not continue slanderous statements and discrediting of me or my company.