Dodson Properties

[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]

Mr [redacted], Thanks for the feedback and I'm sorry you feel like you've been slighted. The facts are that we cannot withhold payment from our vendors as it would be unethical and simply not right. You have been provided with communication from the HOA that indicates that they will not reimburse us...

for the roof repair but they will reimburse you with a phone call, otherwise, we would have gone ahead and gotten the reimbursement. In addition, you have received 100% of the rent owed to you by each of your tenants since we have managed your property at this point, so I hope that resolves the issue with your most recent tenant. As far as not working with you and being unethical, I'm truly sorry you feel that way. I would point to the time that we made a mistake in marketing your property and leased your property for free and managed it for free for several months as evidence otherwise but understand that you are upset. We look forward to having a possible opportunity in the future to make that up to you. [redacted]

We made a mistake and we'll cover the difference in the deposit.

Jon, 
Apologies for the experience in the office, I think there are obviously differing versions of this story, but know that we always try our best to treat our tenants with the utmost respect and if you don't feel that you got that treatment we send our biggest...

apologies. As far as the actual towing is concerned, as you were shown in the picture, you were double parked. Your lease is very specific about the fact that if you double park, you will be towed and you and your roommate both signed that lease so I have to assume you understood that. Unfortunately, we can't refund this fee as this is a clear policy and it was violated. I understand your frustration, but we have to stick to our policies when it comes to parking.
Thanks,
Tim W[redacted]

[redacted] and Revdex.com,It is my understanding that, while we understand the customer is disappointed with our service, we have already made arrangements to rectify this complaint by returning the tenant's security deposit within 7-10 days at the most.If there is an additional need or issue, I can be...

contacted directly. Mr [redacted] has my contact information. Thanks,[redacted]

Dear Revdex.com and Tenant, Thanks for your insight. While DPM certainly disagrees with many of the details provided, we absolutely understand the frustration of the tenants and their perspective. In regards to the leaking refrigerator, it's the opinion of property managers and supervisors that...

due to the tenant's refusal to secure a dog, let a vendor enter the home while no one was home nor around the birth of their child, the floor worsened. A date for entry to repair the line was offered several times and calls made to the tenant to schedule it and they were ignored. Saying that, we'll review the entirety of the situation and determine if the charge is unnecessary. In regards to the tree, Richmond obviously experienced some very dangerous storms last night. Very healthy trees are down all over the area causing a good deal of damagel. Upon the tenant informing DPM about a tree branch that was downed, the owner of the property scheduled and paid for a professional to look at and trim the tree. The diagnosis was that the tree was healthy and fine and some trimming was done. Additionally, per the lease, any damage in this regard should be covered by the tenant's renter's insurance which is a required stipulation of the lease. Due to the owner taking preventative action, we will not be reimbursing money for the grill. We will be in touch directly with the tenant to further discussions about the flooring. Thanks

[redacted] Thank you for reaching out to us concerning your security deposit. I appreciate your feedback and researched the issue. When the property was given back to our management company, the grass had not been cut, the bushes were overgrown and there were leaves throughout the property and...

in the gutters. That [redacted] was deducted from the deposit to cover the bill we received to remedy those conditions, which are outlined in your lease as tenant responsibilities. Pictures of these conditions were emailed to you yesterday. Dodson Property Management does not receive any benefit from this cost and only pay a vendor to perform this work. It is not a company that we own, nor do we mark up this invoice. Therefore, we simply forward the cost of remedying these conditions to you. As far as telling you the amount beforehand, that is not our company policy nor is it an industry standard. Thank you for your time and tenancy. -[redacted]

[redacted] We'll cover the cost of the difference. The story is, we were trying to make the damages match the deposit so not to have to take these tenants to collections. There was damage exceeding the deposit by about $600, but they had been good tenants. When calculating it, we added something in that was not their fault, so in reality, they still would have owed us money. I'm tired of fighting these folks and will pay the difference. Thanks,[redacted]

This company has given me the worse experience I have ever received when dealing with a property management company. As a tenant that never is late on rent, never has had a complaint made against them, and takes care of the property, they truly have treated me as a 2nd rate citizen in my eyes. I called many times because of a maintenance emergency due to a above condo water main burst, and was not able to get anyone to come out for a week. I did not receive a call till days later. Throughout a two month process where I was being ignored and/or told it probably not that serious. The water continued to cause damage. My ceiling fell in and caused water and mold damage to my personal property which estimated or 2000 dollars after rental insurance finished its estimate. They allow me and my pregnant wife to be exposed to mold that developed in that time. When they finally got a threatening call for a mold inspector they abruptly told us we need to be out for immediate decontamination. Without covering our hotel fees or any other accommodations. They show no concern about our well being....we were out of a place to stay for 9 days and when I received a call from the contractors saying that it's safe to come back... they still hadn't finished the work. I call in one week 4 times and left messages and email each day, the week after two times... It has been almost three weeks and I still haven't heard from the property manager or anyone from the company. This is a company I would never desire to work with again. And look forward to breaking my lease as soon as possible.

[redacted] and Revdex.com,
In regards to Revdex.com Case #[redacted], we...

understand the frustration of the tenant and wish that there was an alternative to fix the situation. 
It is the understanding of Dodson Property Management that the tenant did not refill the oil supply and caused sludge to enter the oil furnace system. Due to the accumulation of sludge, this is not a typical service call and the issue was caused by the tenant. Therefore, per the lease, it is the tenant's responsibility to pay the bill.  The landlord has previously paid for this mistake by the tenant and it was communicated that we would not be paying for this anymore.
For comparison purposes, if a tenant broke a window, our lease calls for it to be fixed by the landlord or tenant but that this would be a charge for the tenant. Both issues would be tenant caused and the charge for the repair would be to the tenant. 
Dodson Property Management receives no monetary compensation for charging owners or tenants for service work. All monies are collected by Dodson and sent directly to the contractor. Therefore, there is no reason that Dodson Property Management would overcharge for a service call to the oil furnace, we're simply paying the bill for the work of the contractor. 
[redacted], if you would like to discuss this issue further, I'd be happy to discuss it directly with you. 
Thanks,[redacted]

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]

In regards to complaint for [redacted] We have contracted [redacted] to eradicate the bed bug issue. We apologize for any inconvenience this has cause and are determined to fix the issue as soon as possible. Loyal...

and our property manager have left you a message trying to make this upcoming Saturday the first treatment. Please reach back out to them to confirm. Please give me a call at [redacted] if you have any additional questions.

Dear Revdex.com and Tenant, 
Thanks for your insight. While DPM certainly disagrees with many of the details provided, we absolutely understand the frustration of the tenants and their perspective. 
In regards to the leaking refrigerator, it's the opinion of property managers and...

supervisors that due to the tenant's refusal to secure a dog, let a vendor enter the home while no one was home nor around the birth of their child, the floor worsened. A date for entry to repair the line was offered several times and calls made to the tenant to schedule it and they were ignored. Saying that, we'll review the entirety of the situation and determine if the charge is unnecessary. In regards to the tree, Richmond obviously experienced some very dangerous storms last night. Very healthy trees are down all over the area causing a good deal of damagel. Upon the tenant informing DPM about a tree branch that was downed, the owner of the property scheduled and paid for a professional to look at and trim the tree. The diagnosis was that the tree was healthy and fine and some trimming was done. Additionally, per the lease, any damage in this regard should be covered by the tenant's renter's insurance which is a required stipulation of the lease. Due to the owner taking preventative action, we will not be reimbursing money for the grill. 
We will be in touch directly with the tenant to further discussions about the flooring. 
Thanks

Mr [redacted], 
Thanks for the feedback and I'm sorry you feel like you've been slighted. The facts are that we cannot withhold payment from our vendors as it would be unethical and simply not right. You have been provided with communication from the HOA that indicates that they will not...

reimburse us for the roof repair but they will reimburse you with a phone call, otherwise, we would have gone ahead and gotten the reimbursement. In addition, you have received 100% of the rent owed to you by each of your tenants since we have managed your property at this point, so I hope that resolves the issue with your most recent tenant. 
As far as not working with you and being unethical, I'm truly sorry you feel that way. I would point to the time that we made a mistake in marketing your property and leased your property for free and managed it for free for several months as evidence otherwise but understand that you are upset. 
We look forward to having a possible opportunity in the future to make that up to you. 
[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: [redacted]
Regards,
[redacted]

Dear Dodson Property Management team,
I decided yesterday not to sell my house and again rent it through your company. There are two main reasons for that: to get a better price maybe in three years, but most importantly because of [redacted] and now [redacted]. One thing is to treat your current customer very well and the other is knowing that most likely I would have sold my house and not working with you any longer. But, [redacted] and [redacted] working with me, especially the last two months, as if I was going to stay with you forever! I am very happy and profoundly please with these two gentlemen’s work ethics and CUSTOMER CARE!
Wishing you all the very best, [redacted]

Thanks for your feedback. Apologies that you did not have a great experience. We're doing our best to correct these issues. As to your specific requests:1. We are mailing you a check for $** for you not having received any air filters per the program we run. 2. Propane for your tank is a...

utility - you will be responsible for filling and paying for that utility. 3. Due to the issues at the time of move-in, no move-in inspection was performed per our guidelines. The law here states that the most recent pictures provided to the owner (two days prior to move in) can serve as this inspection. 4. This is being resolved between the new management company and our Fredericksburg office. Thanks,Tim W[redacted]

Dear Tenant, We apologize for the tardiness of your security deposit and for not returning it within 45 days as per the lease. We did send out a letter asking for a bit more time to get the issues resolved and you were fully aware that there would be deductions from the deposit. This will be...

cleared up by the end of this week and we will send you the proceeds. If you need to take legal action, please let me know and we can have our attorneys get in contact.Again, we apologize for the inconvenience, we are trying to make this right by all parties as fast as possible.

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

My stay with Dodson Properties started off well in the first 6 months. Since then, it has declined dramatically. They do not care about keeping their resident's satisfied. They only manage these homes, they don't actually own them, so the work that needs to be done they don't really care for too much. I have submitted several work orders with them and I constantly have to follow up with them to see why nobody has contacted me or come out for it. They continue to come up with excuses rather than just saying they were in the wrong and are getting it corrected ASAP. They are very unprofessional and just do not care.
I had a railing that was broken on my 2nd floor balcony for over a month and followed up multiple times before it was finally fixed. The gate in my backyard was also broken and I had to follow up several times before that was completed. The skylight was replaced, not sure why, the vendor left a huge mess of it all down my hallway. This wasn't mentioned to my manager, because why would I tell him when I would have to follow up with him in 3 days to see why nobody has cleaned it yet? I just cleaned it myself. Something was chewing at the door frame of my backdoor and I had to follow up with him on that too because nobody contacted me to say they were coming to complete it. Now, I can hear a constant dripping in my ceiling and part of the ceiling is pulling away from the rest of it and I had to follow up on that because nobody ever contacted me!
They work with all outside vendors and when the vendor is contacted by Dodson to say hey this address needs this done, Dodson just assumes they contact the resident and half of the time they don't. This can be easily avoided if the managers followed up with residents to ensure we have been contacted or the work has been completed.
A very good friend of mine also moved into a Dodson Property about two weeks ago (different manager than mine) and the apartment wasn't cleaned by their cleaners until a week after they were living there. The apartment has clearly not been re-painted either and their fridge had mold and mildew spots all over it.
If you are looking for a place that you can count on to be taken care of and ensure that work orders are going to get completed, live with a company that manages and owns their rentals.
I probably should have guessed this is how Dodson would be considering the day I went to pick up keys, the person at the front desk didn't even have keys for me.