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]
After speaking with the customer she does have the key and she was contacted directly by the business to apologize for the issues.

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.

This might be the worst Property Management Company in Richmond. I have felt unsafe where I live due to many break-ins, I expressed my concern to Dodson and requested to end my lease early. No response. The back yard where we live became infested with flees and the grass was not cut for a month (this is against Richmond City Health code), I contacted them several times. No Response. I called. No Response. Continually requested to end my lease now due to safety and neglect. No Response. This Company is a money hungry beast and should be put down. They do not care about any property or tenant. DO NOT RENT FROM DODSON!!!

Review: I believe that by letting neighbors constantly keep me from sleeping, this horrible company should let me and my husband out of our lease. They are con artists.

Worst company I have ever dealt with. I recently rented an apartment called Branders Bridge apt and the place is awful. The pictures of the property were deceiving. Not to mention the fact that my neighbors are so noisy that I cant sleep through the night. I emailed Jeff about issues and he couldn't care less. I don't care about the lease I am going to get out of here as soon as I can. This location is dangerous as well. Here is a review I will be posting to warn other potential victims away from this neighborhood, WORST PLACE EVER!!!! This place is disgusting. There is black mold all over the place. I can smell it. Under the sink, in the bathroom, and all over the ceiling on the 2nd floor. There are bugs and roaches. The front and back door have holes in them that bugs come threw. The place is smaller than their website says. Not worth the $750 a month. I am going to move out asap. The area is bad and seems to be the bad part of town. The stairs make so much noise, I hear the neighbors kids running up & down the stairs all hours of the night. They run back & forth a hundred times a day. Then they are constantly smoking pot because my whole upstairs smells of pot. ITS DISGUSTING! The neighbors are so loud, its ridiculous. I have lived in numerous other apartments and this is the worst I have ever lived. I tried to move out as soon as I moved in but the apartment complex doesn't have a 30 day policy so I am screwed. I should speak to a lawyer about their false ads on their page. Another thing is they say on all their sites that there are no pets allowed. Thats a lie. Apparently there are select units that people own & if they have a dog that constantly barks there's nothing they can do. This place should be shut down. There are laws and apparently they don't have to go by them.Desired Settlement: I want them to let us out of the lease. They are con artists. I can't live like this with no sleep. This company should be shut down

Business

Response:

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.

Consumer

Response:

[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.]

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,

Review: We've been great tenants for the past 4 years. Last year in July when I was seven months pregnant we discovered a hose was leaking on the frig, we reported it immediately. It took them a week to get a tech out there to turn off the water. A month or so to get the line of the refrigerator fixed. We then learned a Property Manager was no longer employed with the company. We then dealt with her supervisor. it took until the following January to get the floor fixed. The Company and the owners of our property are now trying to make us pay for the floor repair claiming the floor was more damaged because of our actions. In the process they are harming our credit by holding this charge on our account.

In a separate incident we reported that the tree in our back yard was infested with termites after a large branch fell. The said that it was fine and they would not remove it. In the storm last night 6/16/2016 the tree top came down breaking the deck. If the wind would have blow another way it would have crashed in on our seven month old. because of there negligence our child was endangered and our grill was smash.Desired Settlement: We would like the charge to be taken off immediately. We would also like to be reimbursed for our broken grill.

Business

Response:

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

Consumer

Response:

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,

Business

Response:

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.

Review: My roommate and I were apartment hunting and toured a place being leased by Dodson Properties. During this tour we noticed significant water damage to one of the walls, due to a recent storm. The property manager apologized for its condition, but assured us the issue would be taken care of well before our move-in date. Fast forward MONTHS and the move-in date has arrived. I was given a call by the property manager THAT MORNING, informing me that the water damage still had not been taken care of and was it possible for me to move in the following week, as they would need the rest of the current week to finish the repairs. I agreed. The following week the wall had not been fixed and hardly appeared to have had any work done at all. I was persistently calling the property manager looking for answers as to whether I was able to move in. There was no response. During this time, my roommate (who had moved in, as the damage did not affect his room) called to tell me that maintenance men had woken him up early in the morning after entering our house without anyone giving us any notice. They proceeded to move all of my belongings that had been moved in, into the other room, all without contacting me. This was unacceptable to me and I continued to call our property manager. Upon leaving my third voicemail, I was contacted by a new manager who informed me our old manager was no longer with the company. No had ever bothered to tell us this and I'm certain would not have had it not been for my persistent calls. I filled the new property manager in on the issues at hand and how people had come into our apartment without anyone notifying us. He agreed this should not have happened and that it wouldn't again. Weeks go by, the wall was still not fixed until a month and a half after the move-in date and a SECOND incident of people entering our house for repairs without any prior notice. This company's communication and service has proved to be incredibly poor and in need of reform.Desired Settlement: I could go on for much longer about several other, unresolved issues this company has neglected, but the bottom line is I paid full price rent for a room that was damaged and not complete upon the move-in date. It was not completed until a month and a half later, along with TWO instances of people entering our apartment without notifying us first (which is going against the 24 hour notice policy in the lease). I would like a significant refund on the month and a half that I have been paying to live there, as I did not pay full price for an unfinished and damaged room. I am combining the half month's rent and full month's rent that I've paid for as one transaction and subtracting half from both transactions, as that is what I feel I am owed. Thank you.

Business

Response:

To Revdex.com, Just letting everyone know that the tenant has met with the property manager and they have come to an agreement to reimburse half of the amount asked in addition to $100 already compensated. Apologies to the tenant and the Revdex.com for the time taken on this. -Tim W[redacted]

Consumer

Response:

[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.]

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,

Review: This company is withhelding my security deposit for maintenance request I submitted to them. I had plumming issues in the house before I moved and I called they sent out a plummer who advised me he had to contact them to get an approval to go inside the wall. No one ever came out and they are now charging me $235.00 They are also charging me $125.00 because my AC was not working properly and they sent someone out who adjusted dampers to move the air around my house. I call last month and spoke with the property manager [redacted] who advised he will contact there accountant and issue me a check for the difference. I have not heard anything else. I call and text him to check the status. I have not heard anything. No one answers the phone when I call. I sent an email but no response. I was a loyal tenant for years and never paid my rent late. This company is trying to scam me out of my money please help.Desired Settlement: My deposit was $875 some of the charges I agree with but they owe me $360.00

Business

Response:

[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]

Consumer

Response:

[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.]

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,

Business

Response:

[redacted]

Review: DPM has failed to keep up with maintenance issues and pest control. I moved in a one bedroom apartment on June 1, 2015 that I later found out is infested with bedbugs and there are various problems with the apartment. My girlfriend who is also on the lease and lives with me is constantly suffering bug bites. Maintenance showed up once to treat the apartment, and were set to return the next day, but did not show. Our [redacted] who has been slow to react, alerted us that someone in the building has bedbugs, and that they would no longer be in the building on June 15, 2015, and that is when the apartment would be able to be treated. It is now June 23, 2015 and no pest control company or maintenance has been seen.Desired Settlement: A refund of the amount paid of $1200 or maintenance to fix the pest control and various problems around the apartment, and possible reimbursement for any furniture and clothing left behind due to bedbugs.

Business

Response:

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.

Review: I am a tenant of one of Dodson Property Management's rentals. After the lease was signed for move-in date, townhouse keys were exchanged for deposit and first month's rent. The rental was not cleaned and carpet was not replaced as stated in the lease. It was a great inconvenience when trying to move in furniture while waiting on the carpet to be replaced. The kitchen appliances, cabinets, all floors, bathrooms etc. had to be bleached and cleaned before anything was moved in. The [redacted] did not provide us with our mailbox key. Apparently, owner of rental misplaced the original key. Instead, the post office had to replace the lock and provide us with new key (which we are still waiting on).Desired Settlement: The second month's rent was deducted of $250, but although the post office has the mailbox key ready for pickup, the property manager is the only one that can pickup, and he is currently out of town??? So I am having to wait an additional week for the key.

Business

Response:

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,

Consumer

Response:

[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.]

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,

After speaking with the customer she does have the key and she was contacted directly by the business to apologize for the issues.

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.

Review: The company not only has unethical collection practices, but false advertising, failure to honor terms of their contract, failure to provide itemized billing, failure to provide an explanation of deductions, had terms the owner would not honor, inappropriate behavior of customer personnel as explained below.

In January 2014 I unfortunately rented a home from DODSON PROPERTIES, LLC, (Dodson Property Management). At that time my property manager was [redacted] This person made promises, lied, cheated, and committed fraud by offering items listed on the lease that were taken from the home, that were replaced with items of lesser value and filthy (all after the lease was signed), told me the home would be cleaned (what I walked into was a nightmare of a smelly, I am talking poop, vomit and dog urine, filthy, disgusting mess, with trash strewn all over, walls smeared with black junk and dirty appliances. (I have since found the date stamped photos of this and I am willing to produce if needed, especially the walls). He then booked (as in left the premises), said he had to catch a plane, did not give me a walk through and left me standing there in this horrible place after I paid him a deposit and fees. So I had to pay out of pocket for someone to come in and clean the home, paint the disgusting walls deodorize and more in order to move in. Within a week, all the appliances broke down, fridge, washer with six inches of standing water, dishwasher, lawnmower that was promised yet was removed, heat, and A/C towards end of lease, dishwasher/garbage disposal leaked all over the kitchen floor, glass fan/ light cover broke and came down on me and my dog in the middle of the night (we were sleeping) as we had to sleep downstairs in 100 degree weather because the A/C broke down, I cant begin to even describe the nightmare I had while living there. I decided to exercise my rights as a tenant and filed a tenant assertion. I received $800 and the lease was terminated. I also requested a verification as to what date the lease was terminated via the court because even though I paid through the end of the month they told me I needed to vacate by the 28th of June. Because I did this, I was threatened by one Chet Fisher via email that they were not only going to make sure that I moved on a date that was far less than what I had paid for but they were going to go after me for attorneys fees and more because I took them back to court to make sure we all understood what the Judges orders were (I have copies of those threats). I was allowed to stay for the duration of the days that I paid. I moved a month later, cleaned the home spotless, and even painted. (I also have video of all of this). Needless to say the home was left in better condition than when it was presented to me. There were NO damages caused by myself, my dog, or anyone associated with me. Should they try to say this, they would be lying as I also have proof with date stamped photos of the house BEFORE and AFTER.

Per VA LIS code 55.248.15.1 and my lease with Dodson Properties, LLC (Dodson Property Management) they go by several different names, they had 45 days in which to send me an itemized list of deductions or a check for the full amount of the deposit ($1,600). They failed to do either one in the time allotted. I vacated on June 30, 2014. Since June only has 30 days and July 31 days the date for them to have either the check or the full deposit is August 14, 2014. A check was posted/dated by them on August 19, 2014 which is a full five days after the LIS cut off date, I did not receive that until the 21st (which makes it 7 days after) and it was less than the amount of the full deposit ($1,450.00) with no explanation. This is in violation of not only the LIS Code of VA, but their own lease and VAR regulations.

I have sent them notice that if they did not return the additional $150.00 that I would take them to court, and seek damages, the amount owed, court costs and any attorney fees should they incur. If they pay the $150 I will consider the matter closed. It is past the date I gave them. I will try this first and if not I am prepared to file a lawsuit.

As of this date they have ignored the matter. This issue with them has caused me a great deal of stress from the time that I moved in, as I paid them $1,600 a month for non working appliances for 5 solid months and they are still trying to hurt me. The stress itself form this has caused health related problems and I have now been referred to a cardiologist for further evaluation. The continuation of this absurdity with them is making matters worse since it started when I moved into that home and I do not intend to allow them to cause my health to deteriorate further.

I am in shock that you give them an A+ rating because their ratings on other websites are horrific to say the least and they have in fact pulled this same kind of behavior with others.Desired Settlement: Return of the $150 and I will consider the matter closed. Failure to do so will result in legal action, for a greater amount, plus damages, court costs, and attorneys fees

Thank you

Business

Response:

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

Consumer

Response:

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.

Regards,

Business

Response:

To Whom It May Concern:

While the tenant owes our company the monies that were deducted from the security deposit, we are no longer going to fight this tenant and will refund the money. This is in no way an admission of any of the things we are accused of nor an acceptance of the way the former customer portrayed us which is unfair, misleading and in most examples completely inaccurate.

Thanks,

Consumer

Response:

[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.]

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,

Review: Company charge me for the amount of $300 some dollars for cleaning and garage door key.

I never received garage door key, I had that place professionally clean from the professional companies.

I spoke to the property manager and I spoke to the Regional manager and they said they will take care of this matter but have not resolve, today after 6 months I got a phone call from collection company asking me for the the money. I explained him all the story then he told me send me the receipt and he will try to resolve this matter.Desired Settlement: I need dodson property to remove this wrong charge from my account ASAP.

Business

Response:

Below is the response in regards to Revdex.com Case #[redacted]

I used Dodson Property Management for three years to manage a rental property. I am an "out of town" owner. At the end of the term my house was nearly destroyed (storm doors tore up, holes in walls, all light fixtures all tore up, etc)at the same time Dodson was telling me everything was good (they even gave the tenant a "clean" check out review of the property.

In addition to the above, I always had to call them to follow up if the rent payment was late, etc (they don't care; they keep the late fee, don't have to make a house payment and keep their cut first).

I can provide documentation of all of the above. I recommend staying away from this company.

Review: I'm a current client with DPM and they managed my home. I have tried to contact DPM over the last three weeks by phone and emails with no results. DPM have been giving me the run around for the last four years with stories after stories about tenant not paying on time and failing to up hold their end of the contract. The last two talents was always late with payments due to DPM vetting process; whenever I have tried to contact DPM it's a process, it takes over two weeks sometimes three even three weeks like this time around. Over charged on late fees, switched PM without my notice. This time around, I have contacted my PM, his supervisor and emailed him, still no response. As a U.S. Army personnel I would just want honesty from our citizens, the least I can ask for.Desired Settlement: No dealing with DPM.

Business

Response:

Mr. [redacted], Thanks for your review and your remarks. I apologize for the poor communication from our Dodson Property Management employees. I take responsibility and hope we can make it up to you. I did attach a letter we sent to your email in 2013 about your PM switch, I hope you received it or we have an updated email for you. I do not believe any of our managers have acted in a way that would be trying to hide information from you, I do know that they failed in communicating as quickly as we would like them to and train them to. However, it is my understanding that you have since talked to your property manager and squared some things away. Please let me know how you would like to move forward from here. I can be reached at [redacted]. My name is [redacted].

Review: Just signed a lease on it is an extra $10 a month fee for air filters. I asked that it be removed and was told this is to help with the property owners and making sure the filters are being changed. The delivery service is quarterly so therefore they are asking for $30 for one filter. I know for a fact a filter is not that expensive. I want this fee removed and the tenant given the option of wanting the service; not made to take the service.Desired Settlement: Remove the $10 per month fee from my lease. I have no problem changing a filter but I can go purchase the filter myself; not be told I have to pay for it

Business

Response:

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]

Consumer

Response:

[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.]

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,

Review: Have rented same unit from co for 3 years. Dodson accessed late fees outside of the contract term which caused the account to become past due. Dodson filed a summons/judgment against us for this amount. When the judgment was received, we informed them of the fees being applied in error and Dodson removed the fees and withdrew the case. However, Dodson will not remove $181.00 attorney and court fees from our account.Desired Settlement: The account should be brought to a 0.00 balance by refunding $181.00 in court and attorney fees.

Business

Response:

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]

Consumer

Response:

[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.]

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,

Review: I personally had a nightmare experience with Dodson Property Management. My pregnant fiancée and I moved into one of their units at [redacted] and there was a light water damage spot on the wall---we questioned it and were told the leak was fixed and a mold test had been conducted, which ultimately came back negative. Well after two weeks in their space and a few rainy/snowy nights the leak returned. The floor turned black and we were then told the issue was fixed, as it was a leak on the floor above us. One month later the leak returned with a vengeance, so bad that water was visibly streaming down the wall---and streaming is not an exaggeration, I could've filled a water bottle in a few minutes. The leak was "fixed" and this time we were assured it was done so correctly. Then it came back again 2 days later. We got a mold test and it came back positive. They let us out of our lease but then took our security deposit because the apartment had a dirty sink, toilet and because food was left in the fridge. How could we be expected to clean an apartment that tested positive for aggressive mold? The same apartment that the mold inspector said he would not live in. I questioned them, albeit quite angrily at their office, but I got smug answers and was told, "we let you out of your lease which is all you asked." When you put my family's health in danger, or anyone's for that matter, you should be held accountable---not act like it's no big deal and then squeeze out what ever last drop of money you can. After raising my voice and getting angry, I was told they were going to call the police and escort me out. I wanted answers for the things they did wrong, fraudulent and illegal and they didn't have the stones to answer the questions in front of their lower level employees. I've been a tenant in multiple Richmond apartments through the years and my experiences have been wonderful, but Dodson represents everything that is wrong with property management. They are modern day slumlords and I would not rent from these people ever again.Desired Settlement: I ultimately want an analogy from Dodson for taking my family's health for granted, as well as their continued and blatant "cover up" of the mold problem in the property we were renting. We were forced to move out in a hurry due to a problem they created and a subsequent mold problem that was a direct result of their actions. We were told by a mold inspector that we should not be in the apartment without a mask, so we left. However, Dodson took our security deposit even though it was a health risk to re-enter the apartment and clean it. I find that to be inherently unfair and unethical.

Business

Response:

[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]

Review: I rent a house through Dodson Property Management. At my property the oil tank ran out of oil, and after it was filled (by me) the furnace wouldn't start. The line needs to be bled. This has happened about 3 times since I moved into the house in February of 2013. I called Dodson who sent someone from [redacted] Property Management to fix it. It took about 30 minutes and my [redacted] ([redacted]) said that because I let it run out of oil that I am responsible for paying the technician for bleeding the line. I received a bill in the mail for $292.50 for less than an hour of work. The invoice showed that the technician was from [redacted] and they have the same address as Dodson Property Mgmt. However, a normal fee for a service call to bleed the line is about $80 in this area. It seems that they're trying to make money off a service call. This is dishonest. I'm a single mother of 4 and cannot afford to pay that much for a maintenance call. My [redacted] said that I have to use a company approved on their list or I pay for it myself. This puts me in a position where if I try to hold the [redacted] responsible and they decide that he isn't, then I have to pay what they say. It's a way to discourage me from putting in a work order, in my opinion.Desired Settlement: I'd like the $292.50 deleted from my account.

Business

Response:

[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.

Review: I rented a property through Dodson from December of 2013 to June 15 of 2015. We had our final walkthrough on June 15 of 2015. Our lease explicitly states, citing the Virginia Residential Landlord Tenant Act (VRLTA), that within 45 days after termination of the tenancy, the landlord will provide tenant with an itemized listing of all deductions made from the security deposit along with payment of any amount due to tenant. If the amount due exceeds the security deposit, the landlord has 45 days to give an itemized list of charges and only if such a notice is given, a 15 day extension is granted to provide an itemized list of charges. The 45 day period ended on July 30th of 2015 and today is the 20th of August and we are yet to receive payment or any total of the amount due. They said when we spoke on the phone on the 18th of August that they sent a letter on July 27th that was a partial list of charges but that it wasn't a completed list and that it was not sent certified mail so "it must have gotten lost in the mail." Myself, as well as two of the other tenants, have been calling and e-mailing the property manager as well as the Dodson offices quite often since the final walkthrough was done to no avail. it was not until I sent an e-mail citing that we may seek legal action on August 18th that I got a call telling us they were still waiting for a quote on a scratch on the floor. We were verbally promised a quote for that by noon of August 19th and are still yet to receive that. This has caused us both financial and emotional stress throughout this process to feel that have just been blindly ignored so often and for so long.

I can not speak on behalf of my fellow tenants but here are the dates of e-mails and phone calls sent with no answer:

E-mails- 7/30, 8/3, 8/14

phone calls- 8/8, 8/11, 8/12, 8/14, 8/18

This is only a part of it with equal if not more phone calls coming from one of the other roommates as well as multiple e-mails.Desired Settlement: We are seeking a full refund of our deposit ($1,275) for violation of the lease and state law. We have done our due diligence to push this process along and we have not gotten anywhere for our troubles. For the violation of the lease, if we can not receive a resolution in full, we will be forced to seek further legal action.

Business

Response:

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.

Consumer

Response:

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,

Business

Response:

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

Review: We originally rented our previous house from a realtor who was handling several properties from the owner. After a year the owner hired Dodson Property management. At which time they never had us sign a new lease, they just dropped off a note to send them the payments. When we would call the property manager Wendy P[redacted], she would take days to return the call and take her time sending someone for repairs. We noticed that the floor was wet near our ac and heating unit, so naturally I called and left her a message. After 3 days she called back. By the time they had someone actually come to the property to as the issue, they realized that something was leaking from under the unit under the floor. Since we had given our written 30 day notice to move, the didn't want to repair the damage and black mold that was growing under the carpet, so they cut off the system and put window ac units in the house. Once we moved out we received notice that we would not receive our down payment, which was fine bc there was places that needed to be repainted and the carpets cleaned. But we also received a $5000 bill for the damage that their old ac unit had done to the house. We had a lawyer contact that company, and as far as we know it was handled. We'll I just checked my credit and they have now put a collections on my credit for $5328 through Valley Credit Services. I don't understand how we are responsible for their issue. The address is [redacted]. As far as I know they have not done any work to the house and no one is living there.Desired Settlement: I would like this taken off my credit report and I also don't feel as if we're responsible. I feel like this is the act of a dirty slum lord property management company coming after the little guy who has 5 children and works every day to afford food for their children. I'm absolutely disgusted with this company. I would appreciate any help with this matter. Thank you so much!

Business

Response:

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.