Dodson Properties

This is a standard part of our lease language and we, in no way coerced the prospect to sign the lease. After the complaint was logged, the prospective tenant was given every opportunity to pass on leasing the property and that was declined. We're happy to have them as tenants and will continue with...

our air filter policy of advertising the policy and allowing tenants to review leases prior to signature and ask questions about any of the clauses.  Thanks,[redacted]

Revdex.com and [redacted],
We, obviously, apologize for the delay in getting you a mailbox key. We take responsibility for not having the key ahead of your move in, however, there were some complicated circumstances and delays with the [redacted] in getting the new key. They also never let us know...

ahead of time that only the property manager could pick up the key, a piece of information that would have made Thursday an avoidable situation.
[redacted] your [redacted], is dropping the key with you all today. Please let us know if you need anything else.
Again, we apologize for the inconvenience and look forward to attempting to make up for this mistake in the future.
Thanks,
[redacted]

Revdex.com:
I have reviewed the offer and/or response made by the business in reference to complaint ID [redacted], and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
We never received the letter you speak of. The only time we saw it was when [redacted] sent us a copy of it through email (20 days late). The letter also never asked for an extension of time but in fact just listed the deductions you had made to that point. The lease explicitly states that a list of deductions as well as the deposit itself was due back to us within 45 days (July 30th). One of the last email we received from [redacted] regarding the update on our charges came on July 16th stated that all we were waiting for was a quote on the window and our funds would be released. We didn't hear anything about our deposit until the scratch on floor was brought up on the 18th of August (19 days late). I know when I was one day late paying my rent on time for a year, I was charged 125 dollars for a late fee. The state of Virginia as well as you all put in the lease that our money was to be returned within 45 days because that is a more than sufficient amount of time to get quotes on problems with the house. We are in no way questioning the fact that deductions existed but instead are asking for the deposit back due to a breach of the contract that we as well as a representative of your company signed. 
Regards,
[redacted]

To Whom It May Concern:This may be an older message as the charge in question has since been removed and proven to be taken off the account of the tenant for a couple of weeks. In regards to the tree, we'll provide you with the name of the company off-line as we've been in communication in the past. Please proceed with your renter's insurance for the grill.

To Whom It May Conern,
First, I'd like to take a moment to apologize to [redacted] for any stress her original property manager caused her. I understand that there were several mistakes made by all parties and I'm glad the court resolved them. 
The facts of the...

complaint are misconstrued slightly, however, the sentiment that things were not right at move in is absolutely justified. Our former employee, however, had to leave the move-in appointment because [redacted] was nearly an hour and a half late to the appointment. We corrected the issues at move-in and any that were not corrected were due to refusal by [redacted] to allow us on the premises or to accept a lawn mower purchased by Dodson Property Management for her use. Everything written in the lease was provided and we did try to correct some errors in communication by providing a riding lawn mower, for example. 
All of the maintenance issues that were emergencies were dealt with promptly and any that were not were dealt with in a reasonable amount of time, often after being refused access to fix these issues. 
After the judge voided the lease (a ruling in favor of Dodson as the tenant was asking to stay), we were awarded possession as of June 28th. The only thing that was stated to [redacted] was that if she took us back to court to simply confirm the court order, we would not want to pay any attorney or lawyer fees and we would attempt to have her pay them if the law allowed. There were absolutely not "threats" made.
While the check was a few days late, it included all of the funds owed to [redacted] The $150 is a pet fee (agreed upon in the attached lease) that was never paid by [redacted] Her balance can be seen in the attached ledger which was sent along with her security deposit and a letter explaining the fee. Based on the complexity of the situation and the fact that there were many complications to the finality of the accounting including not charging [redacted] for some minor damages after she moved out, we are going to stand firm and stick with the charge that is owed by [redacted] 
Thanks for your consideration and time. I hope we can all move forward from this situation as it was one that no one wanted to be in. 
Thanks, 
Dodson Property Management

Do not, by any means rent or do business with this company. They are a group of irresponsible "businessmen" with a fraternity like mindset (maybe as so many are from the same small college) with very little concern for their tenants or apparently owners.
[redacted] will not respond to calls, emails or work orders in a timely fashion. [redacted] will apologize and attempt to portray a sense of responsibility, all the while covering for his "boys."
After several work orders (mold, broken toilet handles, damaged chimney) the owner of the home inspected over Christmas and discovered all of these issues which [redacted] tried to reprimand us for. When presented with the facts and saved emails, [redacted] ended the conversation abruptly to save face.
After weeks of awaiting an answer about re-painting, which [redacted] told us we could do, [redacted] tells us five days prior to move out that we have to repaint a nuetral color. One, the home was not in good shape prior to move in. Two, [redacted] told us we could paint but never mentioned repainting. Three, [redacted] gave a tiny window to rectify the situation. Four, [redacted] apologized for the miscommunication, then stated that all their leases are the same concerning painting - but could not provide an answer as to why two of their property managers would have difficulty in giving us correct information.
This business is shady, lazy, incompetent and arrogant. Do not use them or rent from them.

Thanks for the email. We removed the late fees in this instance because the lease ended up not specifying a late fee amount. However, there was still rent that was paid late and, therefore, a court date filed for possession on the property. Due to the intricacies of the situation, we...

will remove the court costs that we have incurred due to the failure to pay timely rent and move on from the matter. If you have other questions, please contact [redacted] at [redacted]Thanks,[redacted]

We are very sorry about the drafting situation - both parties could have done more to avoid this situation. All of these monies including the over payment and the security deposit disposition were processed yesterday and sent to the tenants forwarding address as provided. Thank you for...

your contact and please feel free to let us know if there is anything else we can do for you. Thanks,Tim W[redacted]

Good evening.My apologies for the delay in responding to your letter dated 01/13/2016.  The letter was given to the wrong employee and has just now gotten to my hands.  In the future, please send complaints to [redacted] for a more immediate...

response.I would like to respond to complaint case number [redacted] against Dodson Property Management.  On 01/07/15, we received notice from our lawyer that Mr. and Mrs. [redacted] filed for bankruptcy.  As of 01/12/15, our collections agent at Valley Credit Services was notified of this change and was asked that they cease all collections actions on the [redacted]'s accounts.  Please note that this request was not because the [redacted]s do not owe the money, but because of their bankruptcy filing.  I reached out to Valley Credit Services today to reconfirm the collections hold and received the following response from a VCS representative: "I looked up both accounts and both are registered as closed due to bankruptcy. ...Collection action has stopped and it has been resolved with the credit bureaus."  The [redacted]s should see this action removed from their credit reports.  Thank you.If any other information is needed, please feel free to respond directly to me or to the above mentioned email address, [redacted]Thank you kindly,Windi [redacted] -- Windi [redacted]Dodson Property ManagementOperations Manager
Good evening.
My apologies for the delay in responding to your letter dated 01/13/2016.  The letter was given to the wrong employee and has just now gotten to my hands.  In the future, please send complaints to [email protected] a more immediate response.
I would like to respond to complaint case number 11025766 against Dodson Property Management.  On 01/07/15, we received notice from our lawyer that Mr. and Mrs. [redacted] filed for bankruptcy.  As of 01/12/15, our collections agent at Valley Credit Services was notified of this change and was asked that they cease all collections actions on the [redacted]'s accounts.  Please note that this request was not because the [redacted]s do not owe the money, but because of their bankruptcy filing.  I reached out to Valley Credit Services today to reconfirm the collections hold and received the following response from a VCS representative: "I looked up both accounts and both are registered as closed due to bankruptcy. ...Collection action has stopped and it has been resolved with the credit bureaus."  The [redacted]s should see this action removed from their credit reports.  Thank you.
If any other information is needed, please feel free to respond directly to me or to the above mentioned email address, [email protected].
Thank you kindly,
Windi [redacted]
-- 
 
Windi [redacted]
Dodson Property Management
Operations Manager
(804) 355-RENT office
(804) 398-3055 cell
(804) 355-0212 fax
409 E. Main Street, Suite 301
Richmond, VA 23219
www.DodsonPropertyManagement.com
Licensed Real Estate Agent in the Commonwealth of Virginia

Just settled with Dodson after having to sue them. If you are a property owner manage it yourself don't rely on these guys.

[A default letter is provided here which indicates your acceptance of the business's offer.  If you wish, you may update it before sending it.]
Revdex.com:
I have reviewed the offer made by the business in reference to complaint ID [redacted], and find that this resolution would be satisfactory to me. I will wait for the business to perform this action and, if it does, will consider this complaint resolved. If the company does not perform as promised I can get back to you at: [redacted]
Regards,
[redacted]

Dear Customer,Thanks for your feedback. A couple of notes: First and foremost, I apologize that this issue hasn't been handled appropriately and there are a few simple action items we need to take in order to get some traction on the bill issue. This will be addressed and the resolution...

communicated to you by the end of the week.  The most likely ending is that the city will be refunding portions of those bills for the leaks. To our knowledge, the property has not been sold to anyone, not sure where that information is coming from, feel free to provide it if you have some documentation of that. However, the property can sell during your lease term. That is common practice for almost any lease and is a common clause in the standard Virginia Association of Realtors lease. The caveat is that the lease prevails so the purchaser must allow you to occupy the home through the entirety of the lease. Again, apologies on not having handled the bill situation appropriately, it should have been taken care of by a previous employee. We'll have it done by the end of the week 7/13/15.

[redacted]First of all, let me apologize for the mistake with your deposit. As [redacted] has told you, that was a misunderstanding and we're working to correct it in the next 10 business days. That should resolve the $235. The other charge for the HVAC was a charge that both the property...

manager and his manager told you ahead of time would be yours. We had sent out an professional HVAC technician to check the functionality of the HVAC at your request and it was determined there was nothing wrong with the system. When you requested it again, we said that if there was nothing wrong, it is our policy to pass the cost to you. This was agreed upon and it was once again determined there was nothing wrong with your HVAC system. I apologize that you feel differently, but we were clear in setting that expectation and must live up to our fiduciary responsibility to our client in that situation. Again, we apologize for the mistake we made with the original amount and we will correct it within the next 10 business days. Thanks,[redacted]

Revdex.com:
I have reviewed the offer and/or response made by the business in reference to complaint ID [redacted], and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.We never received the letter you speak of. The only time we saw it was when [redacted] sent us a copy of it through email (20 days late). The letter also never asked for an extension of time but in fact just listed the deductions you had made to that point. The lease explicitly states that a list of deductions as well as the deposit itself was due back to us within 45 days (July 30th). One of the last email we received from [redacted] regarding the update on our charges came on July 16th stated that all we were waiting for was a quote on the window and our funds would be released. We didn't hear anything about our deposit until the scratch on floor was brought up on the 18th of August (19 days late). I know when I was one day late paying my rent on time for a year, I was charged 125 dollars for a late fee. The state of Virginia as well as you all put in the lease that our money was to be returned within 45 days because that is a more than sufficient amount of time to get quotes on problems with the house. We are in no way questioning the fact that deductions existed but instead are asking for the deposit back due to a breach of the contract that we as well as a representative of your company signed. 
Regards,
[redacted]

Good evening.My apologies for the delay in responding to your letter dated 01/13/2016.  The letter was given to the wrong employee and has just now gotten to my hands.  In the future, please send complaints to [redacted] for a more immediate response.I would like to...

respond to complaint case number [redacted] against Dodson Property Management.  On 01/07/15, we received notice from our lawyer that Mr. and Mrs. [redacted] filed for bankruptcy.  As of 01/12/15, our collections agent at Valley Credit Services was notified of this change and was asked that they cease all collections actions on the [redacted]'s accounts.  Please note that this request was not because the [redacted]s do not owe the money, but because of their bankruptcy filing.  I reached out to Valley Credit Services today to reconfirm the collections hold and received the following response from a VCS representative: "I looked up both accounts and both are registered as closed due to bankruptcy. ...Collection action has stopped and it has been resolved with the credit bureaus."  The [redacted]s should see this action removed from their credit reports.  Thank you.If any other information is needed, please feel free to respond directly to me or to the above mentioned email address, [redacted]Thank you kindly,Windi [redacted] -- Windi [redacted]Dodson Property ManagementOperations ManagerGood evening.My apologies for the delay in responding to your letter dated 01/13/2016.  The letter was given to the wrong employee and has just now gotten to my hands.  In the future, please send complaints to [email protected] a more immediate response.I would like to respond to complaint case number 11025766 against Dodson Property Management.  On 01/07/15, we received notice from our lawyer that Mr. and Mrs. [redacted] filed for bankruptcy.  As of 01/12/15, our collections agent at Valley Credit Services was notified of this change and was asked that they cease all collections actions on the [redacted]'s accounts.  Please note that this request was not because the [redacted]s do not owe the money, but because of their bankruptcy filing.  I reached out to Valley Credit Services today to reconfirm the collections hold and received the following response from a VCS representative: "I looked up both accounts and both are registered as closed due to bankruptcy. ...Collection action has stopped and it has been resolved with the credit bureaus."  The [redacted]s should see this action removed from their credit reports.  Thank you.If any other information is needed, please feel free to respond directly to me or to the above mentioned email address, [email protected] you kindly,Windi [redacted]--  Windi [redacted]Dodson Property ManagementOperations Manager(804) 355-RENT office(804) 398-3055 cell(804) 355-0212 fax409 E. Main Street, Suite 301Richmond, VA 23219www.DodsonPropertyManagement.comLicensed Real Estate Agent in the Commonwealth of Virginia

Dear Resident,
Thanks for the feedback. While we certainly disagree about being con artists as we do everything we legally can to make sure our tenants are fully informed about the situations they enter into, sometimes with out of state residents it's difficult to do so. 
The...

result of being released from lease obligation has been communicated already.

[A default letter is provided here which indicates your acceptance of the business's offer.  If you wish, you may update it before sending it.]
Revdex.com:
I have reviewed the offer made by the business in reference to complaint ID [redacted], and find that this resolution would be satisfactory to me. I will wait for the business to perform this action and, if it does, will consider this complaint resolved. If the company does not perform as promised I can get back to you at: [redacted]
Regards,
[redacted]

Revdex.com:
I have reviewed the offer and/or response made by the business in reference to complaint ID [redacted], and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
In regards to the flooring it is our strong opinion that the flooring condition was worsened due to the lack of action in the first month after the issue was reported after that period any residual water that was left that we could not get to, to clean up would have dried.  During this time your company had a staffing change and nothing was addressed until after we once again reached out to your company asking for a resolution.  Also following the birth of our child we contacted your company requesting that the flooring be taken care of during a two week period within my maternity leave.  We stand firm that this charge be removed from our account before it causes any further damage to our credit.In regards to the tree I would very much like proof that the contractor the homeowners sent out was licensed.  Whatever the contractor told you about trimming the tree was false.  Due to the fact that even now after the storm large sections of the tree are still dead some of which are still hanging from the tree itself.  Even before the storm dead, leafless, limbs were hanging from living branches high in the tree.  This morning upon the request of the rental agent we sent in pictures of center sections of the tree that were obviously dead or damaged by insects.  If there contractor was licensed I propose they ask for there money back and if not we stand by our request for a new grill.  On a separate note we do have renters insurance but feel if action had been properly taken that the damage would not have taken place.
Regards,
[redacted]

[A default letter is provided here which indicates your acceptance of the business's offer.  If you wish, you may update it before sending it.]
Revdex.com:
I have reviewed the offer made by the business in reference to complaint ID [redacted], and find that this resolution would be satisfactory to me. I will wait for the business to perform this action and, if it does, will consider this complaint resolved. If the company does not perform as promised I can get back to you at: [email protected].
Regards,
[redacted]

Revdex.com:
I have reviewed the offer made by the business in reference to complaint ID[redacted], and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
At this point, I am not going to even bother to dignify what Dodson Properties has said about me here.  I find it sad they refuse to accept any responsibility for their actions but I am not surprised.  I have sent proof that the judge did not rule in their favor and I have extensive emails concerning all the rest of the accusations but I am not going to produce them unless needed, though I will defend myself concerning my being an hour and a half late for a walk through which is untrue and I would like to see proof to that effect because I have an email stating the time of our meeting and I question why anyone would even schedule one based on his catching a plane, knowing full well that you have to have at least an hour and half to do one. I was 15 minutes late and [redacted] ran out the door 10 minutes in to our walk through. I also have never ever ever refused entry into the home, never.  This is typical of Dodson Properties with back and forth emails and nothing getting done, then blaming the tenant. My daughter had to finally step in and tell [redacted] enough is enough with the back and forth as this became the norm with him (I do have proof) 
I would like to get down to the business of the Security Deposit and Pet fee as this is the purpose of this complaint. The Security deposit is for damages,  either the full deposit or the letter explaining the deductions has to be sent to the tenant within the 45 day time period. This ensures plenty of time for them to find any problems. This is a law, one that Dodson Properties LLC has to follow every time a lease is terminated . This is not new to them. They have been in the business or a least a member of the Revdex.com since 2008,  so they have had to do this many times over since then. This is not only a VA LIS CODE violation but this also violates the Virginia Association of Realtors,  the Virginia Landlord Tenant Act and their OWN lease.  I have provided documentation of the LIS and their own Lease so they have absolutely no excuse for this
As for the threats, (this is to show the violation of VA State LIS Code Article 6) . [redacted] did in fact state they could get technical and get me out a day sooner.   [redacted] in fact took out the money that I had paid for the full month of June and did a partial credit towards the pet fee which I did not agree to, until the Judge verified that since I paid through the end of June I could in fact stay until the end of June; herein is a quote to a very lengthy email I received from Chet Fisher after they were summoned back to court, which I indeed took as a threat (this was also sent to the clerk of the court who in turn included such in the verification) ... FROM [redacted] to me:  "Now if you want to get technical, I can find out if the 30 day count started on the 29th or the 30th.  The judge did say you had to be out in 30 days so that actually could mean that he counted the 29th as day one.  Originally I had given you the benefit of the doubt and decided to start the 30 day count on the 30th of May, which would take you to June 28th.  I assure though that if I am told that the 30 day count began on the court date 5/29/2014, I will hold you to the 30 days exactly and that means you will have to be out on the 27th."   and another  " So please let me make this clear right now, unless I am told that the 30 days started on 5/29 at which point your lease terminates on 6/27, your lease is terminating on 6/28/2014. If you are in the property a second longer than that, we will consider you a "hold over tenant", please feel free to read in the lease what that means, and will charge accordingly. As you see in the ledger, we have added a credit for the last 2 days in June." and one more: " I will assure you this, If allowable , we will make sure to hold you responsible for any attorney and legal fees incurred upon us and the owner for all of this nonsense." (all violations of LIS Code Article 6. Retaliatory Action. 55.248.39. Retaliatory conduct prohibited).  I was very upset concerning this and expressed such concern and my misgivings about even moving forward on the verification of those proceedings. The clerk in turn told me that it was my decision to which I replied:  " I am scared ... I will have to think about it ... the problem is they have messed up my credit report by not reporting that I paid in May and June.... but if they can go after me for attorneys fees... than I am afraid that I will have to do so .....  I dont know if they can ask the Judge for that or not ... I am also afraid the Judge might sanction me ... I dont have the money for that ... its a good way to scare a person into not going forward... which they have done .... but I need to ask ... am I supposed to be out the 28th or 27th?  cause he is saying I now have to be out by the 27th at noon and I need to also ask .... how do I get permission to bring a phone in if I do go forward?"PLEASE NOTE:  they have corrected the May/June report though it was not done until August when I paid both on time in their respective months...this DID affect my credit score for those months from May through August,  two months after I moved out. (Please note copies of the ledgers with side notes showing pet fee paid (I believe it was accidentally left off the ledger and therefore did not show as paid) and notes showing where balances changed as much as several times in one day.
That being said,  enclosed is a copy of VA LIS CODE: Article 6 Retaliatory Action. 55.248.39 Retaliatory Action Prohibited (which states a Landlord may not retaliate or threaten to bring action after a person has filed in court) .  [redacted] did in fact threaten after I requested verification from the Judge concerning the date. I can provide the complete email if needed ...also please see my reply (enclosed) to show just how upset and scared I was... I believe I have proven with this documentation (there is far more if needed) that this is a truth.
The other issue is that Dodson Properties LLC charged a pet fee that I show as being paid in every copy of the ledger that I have was consistent throughout . I do know I paid [redacted] that money,  that being said, a pet fee is NOT part of the security deposit but in fact a separate entity and I suspect that Dodson Properties LLC is in fact trying to evade having to take me to court to retrieve the $150 that they claim I allegedly owe (I DO NOT) by taking it out of the security deposit, because it would cost them more than that for an attorney to fight it in court,  however the bigger point again is the fact they did not do this in the time allotted them via the laws of Virginia and therefore have no recourse but to return the money based on the fact they did not follow the rules,  no excuses for this, none whatsoever.  I am not sure why they feel they are above having to do what is clearly the law and is part of the Virginia Association of Realtors, the Virginia Landlord Tenant Act,  the VA LIS Code and their own lease, which is a legal contract ?
Therefore, I need to reiterate by saying,  this game Dodson Properties, LLC is playing is in fact preventing me from renting a home as I need the full deposit to do so.  They need to remit at once the remainder of the money $150 that is in fact owed me.  
[redacted]
Regards,
[redacted]