Emerald Property Management Inc

The tenants had a year maximum to respond (statute of limitations is one year) and provided nothing in writing within the year. Policy gives the tenant days to respond in writing to any thing they disagree with and then we respond back in writing. Forms are available
for this or a tenant can use their own letter/format. One+ year is much longer than days. *** , the maintenance director said the tenants did call in but that they waited over a year from that call to turn in the written documentation. Unless *** decides to handle this very old case, we will not make any further modifications at this time (*see below for exception) and any arrangements would need to be made to pay the balance dueThe information is just too old at this pointTenants often ignore efforts from us and/or the collection agency to collect monies due until they are trying to get a loan or a new rental and only then does it become an important issue.Further comments:*I would be willing to look further into this myself but all of the following questions must be answered or documents provided:1) Painting is rarely allowed as alterations are prohibited by the contract. In most cases where tenants paint the job is very poor unless the tenant is a professional painter. Please provide a written, signed statement from an EPM representative authorizing the modification. Please note that only myself and the head maintenance director can authorize that and any other employee would be terminated for authorizing an alteration of that magnitude.2) Who specifically said to go to the paint store and which store did they say to go to?3) What papers are "not used?" I wrote the move in inspection sheet in and it almost the exact same form that is still used today.4) Are you just looking for a $balance on the account and/o a letter of reference?Please note that only *** and *** have handled security deposit evaluations in the past five years and we have never had an employee named ***

Revdex.com:I have reviewed the response made by the business in reference to complaint ID ***, and find that this resolution is satisfactory to meSincerely, *** ***

Complaint: ***I am rejecting this response because:
First, I would like to thank Emerald Property Mangement on behalf of my husband and myself for taking a step to helping get this resolved. I understand the offer being made to us, however, I have a couple questions
1) The response was written and submitted on Friday August 14th. I read it the following Monday on the 17th. I had yet to respond at that point, however, when I got home I had a check in my mail box for $275. This covered (Per their itemized form) the $that we were charged with for the blinds as well as $to cover the difference between what we were charged for the sink verses what it would have cost to just re-finish it. We were originally charged $565.00, we were refunded $This means we are still being charged $465.00. Based on previous bills this is typically a $charge (Per Emerald Properties Response on August 14th). I am wondering where the extra $215.00 in costs came from? I myself got an estimate for re-finishing the sink and explained the "damages". It was well under $and I can present the quote if needed.
2)My second question is, although I appreciate the refund, why was the check cut prior to me even responding? Per Emerald Property Management's response they could get a more accurate quote if we requested, however, we didn't even have a chance to request one. Was one obtained without our request? And if so, was it really $when it is typically only $250.00?
3) The way I read our paperwork, we are being charged for a faucet as well and I want to be sure this cost was completely wiped off of the bill, in addition to the difference between what we were charged versus the cost of re-finishing. You do not need to buy a new faucet just because the sink gets replaced.
We still believe that we should be fully refunded. We have many witnesses as well who saw the sink during our short month stay in this home. We do not even own cast iron pans so to say we were recklessly dropping them in the sink is out of the question. In regards to Kyle's concern with being called a liar, perhaps dishonesty is taking place internally within their establishment. If the maintenance manager claims he spoke with either my husband or myself then he is being dishonest with Kyle. Neither of us has ever spoken with him and we have the phone records to show this and certaintly have not spoken with him in person. Neither of us could even begin to tell you what he looks like. So yes, someone at Emerald Property Management is being dishonest in that regard. I left a voicemail for him to never be called back, as well as sent him an email that went ignored I am a bit offended that we are now having the finger pointed at us when it is clearly an issue with dishonestly somewhere on their behalf
Sincerely,*** ***

Revdex.com:I have reviewed the response made by the business in reference to complaint ID ***, and find that this resolution is satisfactory to meSincerely, *** ***

This file was turned over to a collection agency months ago for failure tom pay or make payments on it so we are unable to negotiate it at this point-The tenant failed to give a full 30-day notice. The tenant failed to pay through the 30-day notice.- The tenant left several smoke detectors
disabled.-- The tenant left then property in disrepair (tenant caused damages to garbage disposal, screens, walls, etc)-- The tenant left the carpet in a condition that made it not salvageable.It cost over $to bring the apartment back into a respectable condition of which the tenant was only charged a portion of thisWe do have bills from independent vendors and photos that document the damage

I am writing in response to complaint [redacted], regarding the security deposit refund for the [redacted] family .  The home was built in 2009 and has only had two other tenants in it prior to the [redacted] occupancy in early 2015.  One of those 2 tenants was the general contractor  who...

built the homes in that neighborhood so he is very familiar with the property.   Both the (independent) general contractor  and our maintenance manager –who both inspected the property before and after this tenancy-- have stated to me that there was no significant damage to the sink prior to their tenancy and that there was significant damage to the sink after the tenancy.  They said it appeared someone had been recklessly  dropping cast iron pans in the sink.  These are newer houses and although perhaps not perfect, very few tenants paying in the $1300 range would accept a house with a sink in the condition it was left by the [redacted] family.  Therefore, the sink had to be and was replaced.  It was charged to the tenant.  The life expectancy of a sink is well beyond 6 years and we have many sinks in our older houses that are 50 to 60 years old and still in good condition and working fine. The tenancy was only 4 months so any ordinary wear and tear is out of the question.   Their excuse it that the sink was still useable. That is true but appearance is also an important factor  on newer homes as tenants expect all elements of the home to be in new or newer condition, which the sink was not in after they moved.  Mr. [redacted] asked if he could have the damaged sink back, but it was so damaged that the contractor disposed of it.  We do have photos of the condition the sink was left in as well as 3 witnesses – 2 of them independent vendors—who saw the sink before and after the tenancy.   These past tenants are being dishonest in not admitting that they caused significant damage to the sink.  The sink was not an upgrade but merely a replacement of similar quality.
 
As far as my comments they were to Mr. [redacted].  I did tell him that I (underline I) did not personally have a copy of the move-in condition sheet, but I qualified this by saying that I was sure Mike had it upstairs as he was reviewing the file. Please note that I do not have a part in security deposits as part of my responsibilities and therefore I rarely see move in sheets unless there is a special reason to do so.  I also told Mr. [redacted] that (as Mike S. the maintenance manager had told me he had discussed it with “them”) that he had already discussed this security deposit with Mike S.  Mr. [redacted] said he never talked to Mike and I responded to him  that Mike must have talked to his wife then.  I later clarified this with Mike S. and he said he talked to Mr. [redacted] specifically about the sink charge and the carpet cleaning charge right around the time they would have received their security deposit statement. Therefore, the statements from Mrs. [redacted] about me lying are completely false and I am  very offended by such accusations. Mr. [redacted] also said he had photographs on his phone of the move in condition showing the pre-existing damages they are claiming.  I have yet to receive these photographs and was waiting on these for further evaluation of this case.  However, since I am being pressured to make a commentary/decision without such evidence, I believe the offer below is fair based on the evidence I have seen and heard.
 
We do use an independent company that can make sinks and tubs look like new after being damaged.  However, they are very expensive and sometimes repair can be almost as expensive as replacement.  I am willing to refund the difference between this type of repair (roughly estimated at $250 based on past bills, but can get a more specific estimate if needed)  for the sink and the replacement cost as billed--- in addition to refunding all charges for the blinds.  This can be done within 2 business days of acceptance, unless such acceptance occurs on the last 3 days of the month. 
 
Kyle ** G[redacted], Principal Broker
Emerald Property Management, Inc.

Complaint: [redacted]I am rejecting this response because:
The reasons for these charges are false. We did not do what they said we did. The apartment was in poor condition when we moved in and I have a copy of our move-in form to prove it. We put in a 30 day notice upon moving out and paid for the entire month of November and should not have to pay for 5 days of December. I have been working with the collection agency and have disputed it twice. I will use my legal rights if this does not go away.Sincerely,[redacted]

Revdex.com:I have reviewed the response made by the business in reference to complaint ID [redacted], and find that this resolution is satisfactory to me. Sincerely, [redacted]

When this complaint was filed we had already hired an independent, licensed, bonded, and insured plumbing company to investigate the smell issue.  They were originally unable to locate the problem and that is why it took a little longer to resolve the issue.  There was a sewage leak under...

the building. This tenant lives upstairs so I am not sure how they smell it in their apartment as the tenant below has not complained as far as I am aware.  This was literally cleaned up professionally the same day the complaint was made.  However, I have not heard back from the plumber as to if the repair was completed.  I was only notified that it would take 3 plumbers to complete the job and that it was to be completed last week.  This building has had an unusually high number of water and sewage line breaks over the past few years due to the construction methods used by the city/LTD a few years ago adjacent to the property (this has been proven). I should be able to get an update once our maintenance director is back in town as he has been out of town for the past week and a half.

1) the check was cut prior to response as I understood that the tenant was correct up to that point after my investigation so there was no need to wait further for that part of the refund.
If the tenant is in agreement about the rest then we will immediately issue an additional check for $215. 
 
2) I have to support what the employee and vendor have both stated to me and stand behind them as they were consistent and I have been working with both of them for many years.  The employee receives no benefit in any way for the amount or cost of work performed so he would not have any motivation to charge items that should not be charged . Admittedly, as in this case for the window coverings, he does sometimes accidentally charge for pre- existing items if it is not plain and clear that they were damaged prior. If photos are not turned in this can sometimes be a difficult task. In my opinion deciding what a tenant pays for and what an owner pays for at move out is the most difficult part of property management.
3) I don't know if they own or used cast iron pans but that is what it looked like. The contractor has been working on houses for decades and he said he has never seen a sink in that bad of condition.. I am not at the office but I do not believe the tenant was charged for the faucet. It is common for tenants to read the bill from the contractor and assume the full bill was charged when it often is not. The security deposit worksheet shows what was actually charged. I don't know if this is the case for sure but I don't recall that being an issue but it would be a good point if accurate because the faucet itself was not damaged.

This statement is completely false.  We never assessed anything for a video security system to any tenant. There is no charge nor has there ever been any charge on any tenants account EVER for a video security system. We really hope this tenant is not spreading these lies as that could be...

considered a violation of his rental agreement and/or house rules.  
We were looking for input and review for such a system at about the same time as we were also giving the legal/required notification of a $9 change for UTILITIES. Due to the layout of the building installers found it difficult to install a system of the type we wanted. although it is possible, it would be very expensive and more than our original estimates. There is no requirement that we have security cameras for this facility nor is it normal in the area to have security cameras inside of apartment complexes.
This is a Section 8 federally subsidized building and we are required each year to  forward utility data of a sample from the utilities paid by the tenants.  We have to turn in a report to HUD and they decide how much the increase/decrease is (if any) based on the data provided by the local utility company (Eugene Water and Electric Board).  We do not decide this increase--we just forward the data, notify the tenants, and implement the increase/decrease (if any). If there is no change then we do not notify the tenants. The $9.00 must be referring to this because the tenants payment portion went up $9 in August 2015, due to the average decrease of tenant-paid utilities over the prior year. This was ultimately caused by the very cold winter and subsequently higher electric usage and bills from the prior year.   We do not control the weather, the utility company rates, how warm tenants keep their units/how much electricity they use, or how HUD requires us to provide the data.
I am providing a copy of the letter mailed to the tenant notifying him of the increase (separate e-mail). Please note that it is not the signed/completely filled out version for privacy issues.  Please also note that tenants do not pay for the rent increases.  This was actually just a $9 decrease in credit towards their rent due to the reasons noted above. 
 
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