Horizon Properties

We are happy to report the security deposit dispute has been resolved to the former tenant’s satisfaction I have copied both emails below showing their agreement with the final disposition of the security deposit funds For privacy I deleted part of the tenants email address Should you need any additional information please let me know From: [redacted] Sent: Tuesday, December 09, 7:AMTo* [redacted] Cc: ' [redacted] ***'; [redacted] Subject: RE: [redacted] ** [redacted] Good Morning,Thank you for your response and we are relieved that we can finally put this behind us and come to an agreement of monies owed Thanks againFrom: [redacted] Sent: Tuesday, December 09, 11:AMTo: [redacted] Cc: 'J [redacted] *** [redacted] Subject: RE: [redacted] ** [redacted] Please thank Mr & Mrs [redacted] for us as well as ignore any documents they may receive from usThanks again and take care :) [redacted] [redacted] *** ** [redacted] fax [redacted] Please click the link below to join Horizon Properties in the [redacted]

Attached you will find our· Move-in/move-out inspection (12MO)· The interim inspection (10)· The final security deposit accounting report (30) Please use the following links to view the pictures of this propertyMove In: [redacted] Interim: [redacted] Move Out: [redacted] The password is: [redacted] All lowercase and no spaces/special charactersAfter you enter your password, it will display the albumFor your convenience, these albums will be available online for the next daysIf you need help accessing this album, please contact me and I’d be happy to be of assistance Responses to the former tenant’s most recent comments are below in red.THE GARAGE Squeaky! Was found like that We had to withstand that noise every time we used it They charged us for repair The items left in the garage were as follows;They were not charged for any repairs to the garage· Brand new small refrigerator The home was advertised with washer, dryer and refrigerator This is the refrigerator that came with the home· two huge heavy glass & rod iron tables (Outdoors furniture), Yes, the glass and wrought iron tables were outdoor furniture Please see photos [redacted] and [redacted] from their interim inspection conducted on 2/10/– they were using the glass tables in their back yard· old cabinets which were removed from a remodel These cabinets were mounted on the wall and were available to be used for storage · Another set of homemade cabinets which were twice as deep as cabinetry · I had only enough room to work from my chair in the garage I lost money due to the extra things taking up room I needed The reason for getting this property was the two car garage I could not setup my studio workshop, because of all extra property that just filled the garage There was enough room for me in my chair to my work [redacted] taken 6/7/shows that on the other side of the garage is a huge, empty workbench with both upper and lower cabinets [redacted] taken 2/10/shows massive amounts of the tenants’ belongings fill the workbench and the entire garage It is clear that he did not have room to work in there, but it was not because of the owner’s belongings; it was because of his own belongings· Also the cabinets were full of paint and wall paper materials in the cabinets It is very common to find extra supplies at rental properties for touch-ups and repairsSee the mopicture taken 6/7/ [redacted] which shows that all but two shelves were completely empty [redacted] shows that some extra floor tile and grout cleaner were stored on only two of the shelves· The storage shed outside was unusable due to all of the property located in there.Picture [redacted] taken on 6/7/shows that there were many items in the shed, most of which could have been used by the tenant for gardening such as potting soil, fertilizer, gardening tools, etc The tenant could have moved these items to one side or requested that we have the shed cleared out, too.Horizon was to maintain the front yard We had to deal with a surly gardener, who blew grass and debris under the fence, to the side walkway EVERY WEEK! The front yard was maintained and we did not have any complaints from the tenant about the gardener at all The new tenants have not called about any issues with the gardener either.The sprinkler system wasn’t working properly We called it in Someone came out, and unplugged it That was the fix We then, so not to get fined, had to water by handFront sprinklers should have been fixed, but no, just unplugged The rental company was responsible for the front but we did it No fines were accrued from watering The tenant was asked to unplug the sprinkler system until the vendor could go out to fix it The email we sent to the tenant showing who we assigned the repair to, including the vendor’s contact info, instructed them to call us if they did not hear from the vendor within hours so we can reassign to another vendor or find out why the vendor had not been out Not only is it included in the email we sent to them, it is an actual clause in their leaseThey never called usIf they had called it in we would have had another vendor out to service the sprinklers.They are charging us for garage door squeaking, it did that when we moved in They were not charged for this.The backyard was 3ft tall and they want us to do it on move inWe had nothing to do that with so Horizon sent someone who wacked at it Debris wasn’t swept up and disposed; we had to do it, on move in.We had the yard care taken care of and they were not charged for this eitherFinally on the garage, yes, just before we left, a drawer was damaged With all that, I would say that this property wasn’t really ready for us to move in, if you ask me I was told by the woman, who shows the places, that the owner said they would get right on it, with removing the refrigerator It was there on move out I accept the charge for the broken cabinet door in the garage.We do not have any notes from either the tenant or the showing agent regarding any refrigerator.THE CARPETS & OUR PETSHow dare they find anything in our living conditions We extended a courtesy, for Horizon, to show the property while still living there That’s just one more thing that they did We were being judged when we in the middle of packing, cleaning, and moving We liked to burn incents and that was the smell, that the folks who looked while we were there, smelled Not pet smells We hired Horizon Properties Carpet Cleaners, who guaranteed and assured us of their service, with returning a second time- if neededThey had to do it a second time, but horizon charged us again That’s on the carpet cleaners It didn’t smell any worse than when we moved in, except the downstairs bedroom I understand that expense Yes we have pets All of them are less than pounds The carpet cleaners did a good job in cleaning the carpets, but treating the pet odors which were saturated through and through was another storyThe charge against these tenants for carpet cleaning is only $There were no pet odors when they moved in as is noted on their moinspection, but the masking fragrances just before they moved out and the actual pet odors after they moved out were unbearableYes, their pets were small, but there were five of them and they all urinated and possibly sprayed (one of the three cats was a male)The odors permeated through the carpet and even the baseboards.Our rental agreement was raised in price, just prior to move in, because of the number of pets The security deposit starts at $more than the rent and is increased by $per pet This is standard for all properties Based on this formula, these tenants, with two dogs and three cats, should have paid more than $more for their security deposit than they were charged They were quoted $as a deposit on 5/15/when we told them they were approved to rent the property That is the same amount they paid on 5/20/when they signed the leaseThey were not charged anything extra right before moas they claim.I accept the charge for the molding in first floor bedroom/office Not on carpeting They have office glue to the concert carpeting in a residential property Also it’s installed incorrectly so that damage can be made just by walking across the floor I did not charge them with injury because of the carpeting and loose rod on stairs I don’t feel I should pay for any repairs to that carpeting.It is absolutely a fact that the carpet and baseboards would not have needed repair if not for their petsThe carpets were brand new in March 2013, just two months before they moved inWe have voluminous documentation and numerous witnesses to the fact that the pet odor when they moved out was severeTHE KITCHENKitchen was the worst Horizon was contacted, a couple weeks after moving in, with a complaint about how dirty, and most of the light bulbs were out or missing They yelled at [redacted] and said it was cleaned We were floored We knew nobody in the area, and now even our rental management is getting hostile On the phone, I was told by [redacted] , at Horizon, about that incident, and she said that they had a problem back when we first rented, and they dismissed her We haven’t dismissed anyone in over two yearsWe don’t yell at our clientsOur calls are all recorded and if we had a problem, we would know about it.Prior to our month inspection, the only call we weren’t yelled at, and told we were wrong was a plumber He came out because the water from the dishwasher was shooting across the kitchen They didn’t address any water damage at that time eitherBut the missing part to the dishwasher tray (a wheel) was never fixed The cabinets were gross It took me a couple weeks, (I’m a disabled Veteran and missing part of right leg.), to clean all the cabinets in that kitchen and the oven & stove too This rental had GAS as its heat source That sticky was everywhere, inside and out The cabinets had water damage and broken and hanging, when we moved in The floor well the same as the cabinets, sticky, smelly, nasty stuffIt is true that the owner did not have the property professionally cleaned before the tenants moved in, but he did allow us to have it cleaned shortly after they moved in, the cost of which was $We did not have any complaints from the tenants regarding the cleaning that was doneIf they had called and said there were items that were not cleaned to their liking we would have had the cleaners return as all of our vendors guarantee their work THE WALLWAYS & BATHROOMSThe place was badly painted, as you can see when look at my pictures of the baseboards and banisters Paint missing, thin, and clumped, that’s why the baseboards had to be, replaced not my petsLooking at our pictures, which were taken before any furniture was brought in, the place was not clean, the place wasn't painted, and there was noticeable mold in the master bathroom shower, when moved in as well There is pink nail polish in upstairs hall bathroom and hallway.We took pictures before they moved in and the place, for the most part, looked greatThe entire interior was painted except for the kitchen in March The carpets were brand new in March It is evident the house needed cleaning, like thick dust buion the ceiling fan blades and spots of mildew on the blinds in the family room, but the cleaning was done shortly after they moved in and it was expensive and it was done wellPlease, look at my pictures of the condition of this place A woman came and did do the 6mo inspection We pointed everything out and she took notes Those have not been referred to All of the repairs noted on the interim inspection were assigned and completed.We did have folks come in and put up detectors, but only after our 6mo inspection Our last night there, we had the place cleaned, all our things were gone, and sleeping on bed mats, when the detectors blasted off at 2am ALL OF THEM WENT OFFWe removed them because of the tall ceiling, and we had nothing to get us up to take out the batteries That felt like the final kick from Horizon, just before we left.Whether they removed all of the smoke detectors the day before they moved or six months before they moved, they are responsible for the cost to have them put back Added notes Look at the baseboards The wood is water damaged and not painted the owner is getting our money to update and repair that home I know that they do that but not like these people This property, we were told by neighbors, was a black mold home There is still a lot of repair needed The properties in the subdivision at [redacted] area sell for a starting price thousand This home doesn’t rate that at allThere is not now nor has there ever been any mold in this home nor were any complaints of mold received from these tenants during their tenancy or from the current tenants It’s a shame that, help isn’t always there when you need it I hope you can help usHorizon have us paying for GFI plugs, light bulbs, molding throughout the house, repair of garage door which squeaked-like everyone’s in that neighborhood, cleaning of the place, and of carpeting again, carpet repair and more My pictures really tell the story When we asked for information from Horizon to explain to me or them, we were only given copies with their notations, but not ours no invoices, nothing to explain what they where charging us for In my option, they should return all of our deposit We cleaned the house so we could eat We lived with what was given because we had no one to go to I feel that since I only lived in this property for one year, a short time, and that we no longer live in the state, that we may have been taken advantage of, with these chargesWe did not take advantage of these tenantsWe took care of items that were tenant responsibility and charged them accordinglyThis is not only legal, it is fair These tenants have been provided with the information they requested several times including the initial security deposit accounting, final security deposit accounting and copies of the invoices for the work that they were held responsible for We have included the security deposit settlement, the moand move-out inspections and their interim inspection and all of our photosThe house was professionally cleaned just after they moved in so any cleaning needed when they moved out was completely their responsibility

This company does not even have an email contact address, as if they are avoiding anyone who wants to contact themI cannot send a picture of a problem with the property we are leasing, so I will have to wait till Monday to call their office They are in letter and phone call technology In my current lease contract, a "Cost of Services fee to be determined" was imbedded It turns out this is a maintenance fee of $281/month for "services" which are being passed on to us Things like security patrols once-a-day, for which I am being charged $75/month, on a hollow tile building, with barred windows, and fencing, $140/month for their administrative services which are transparent to me I requested past break-down on the administrative costs they charged previous tenants, but their response was we have not had a tenant there for over a year so we can't give you any figuresGo figure? When we signed our lease, no representative came to introduce themselves to us to let us know they are available to help The only contact I have had with them is their billing, and letters I sent asking them to explain their "Cost of Services"

I am rejecting this response because: The property was left better than when I moved in See attached Please consider the pictures sent by me I have some more photos from the move out, however they are at a distance, so I did not include them, at this time Thank you

*** and *** called our office to inquire about our advertised rental located at 5988 15th AvenueBesides our calls being recorded, our receptionist *** remembers talking to *** on the phone. *** asked “if they have a credit score of under 570, are there
any exceptions?” (*** tells everyone asking such questions that the majority of our property owners are looking for a score of or higher)*** states that she responded to ***’s question saying, “There could possibly be a chance for approval if you are willing to pay a higher security deposit; each owner has their own criteria.” Based on that conversation *** and *** chose to submit their applications on 2/12/at 12:00amThis particular owner only requires a credit score of at least While ***’s credit score was 540, she had a public record of over $and combined the two applicants had collections in excess of $Additionally, *** does not have a credit scoreWe sent them a denial at 12:At this point we had not yet received pictures of their dogThe first picture of the dog came in at 1:05, the second and third came in at 2:and 3:respectivelyThe dog was then determined to be a Pit Bull (though they listed the dog as a lab mix on their applications ), and Pit Bulls or any mix of Pit Bulls are on the restricted breed list due to insurance restrictions and other liabilities*** called our office 2/16/asking if her application could be reconsidered if they had a co signerShe was told yes that the property owner would allow a co signerLater that day they brought in the application and payment for their family memberBecause some owners will allow restricted breeds with additional insurance, we ran the application of the co signerWe found that with the co signor’s income-to-debt ratio, they still would not be able to be rent this propertyThe dog was never a factor in the denial of their applications or that of their co signorShould the co signer have been approved, we would have contacted the owner of the property about the dog and recommended approvalAn email was sent to *** and *** letting them know that we were still unable to approve their applications even with the co signer. *** called very angry, using profanity to express herselfI explained why we were unable to approve themShe got very angry, told me she would report us and hung up. In closing, I will say that we did everything correctly in processing these applications and there would be no change if the same applications were submitted today

Good Morning, while reading what Horizon Properties said, I found myself shaking my head.  The pictures I'm sending, were taken or created on Thursday, ?June ?13, and ?2013, ??7:33:00 AM.   You can see for yourself that, what Horizon is saying is not true. I’m taking one thing at a time. THE GARAGESqueaky! Was found like that.  We had to withstand that noise every time we used it.  They charged us for repair.  The items left in the garage were as follows;·       Brand new small refrigerator·       two huge heavy glass & rod iron tables (Outdoors furniture),·       old cabinets which were removed from a remodel·       Another set of homemade cabinets which were twice as deep as normal cabinetry. o    I had only enough room to work from my chair in the garage.  I lost money due to the extra things taking up room I needed.  The reason for getting this property was the two car garage.  I could not setup my studio workshop, because of all extra property that just filled the garage.  There was enough room for me in my chair to my work.·       Also the cabinets were full of paint and wall paper materials in the cabinets. ·       The storage shed outside was unusable due to all of the property located in there.The Horizon was to maintain the front yard.  We had to deal with a surly gardener, who blew grass and debris under the fence, to the side walkway.  EVERY WEEK!  The sprinkler system wasn’t working properly.  We called it in.  Someone came out, and unplugged it.  That was the fix.  We then, so not to get fined, had to water by hand. Front sprinklers should have been fixed, but no, just unplugged.  The rental company was responsible for the front but we did it.  No fines were accrued from watering. .  They are charging us for garage door squeaking, it did that when we moved in.  The backyard was 3ft tall and they want us to do it on move in. We had nothing to do that with so Horizon sent someone who wacked at it.  Debris wasn’t swept up and disposed; we had to do it, on move in.Finally on the garage, yes, just before we left, a drawer was damaged.  With all that, I would say that this property wasn’t really ready for us to move in, if you ask me.  I was told by the woman, who shows the places, that the owner said they would get right on it, with removing the refrigerator.  It was there on move out.  I accept the charge for the broken cabinet door in the garage. THE CARPETS & OUR PETSHow dare they find anything in our living conditions.  We extended a courtesy, for Horizon, to show the property while still living there.  That’s just one more thing that they did.  We were being judged when we in the middle of packing, cleaning, and moving.  We liked to burn incents and that was the smell, that the folks who looked while we were there, smelled.  Not pet smells.  We hired Horizon Properties Carpet Cleaners, who guaranteed and assured us of their service, with returning a second time- if needed. They had to do it a second time, but horizon charged us again.  That’s on the carpet cleaners.  It didn’t smell any worse than when we moved in, except the downstairs bedroom.  I understand that expense.  Yes we have pets.  All of them are less than 10 pounds.  Our rental agreement was raised in price, just prior to move in, because of the number of pets.  I accept the charge for the molding in first floor bedroom/office.  Not on carpeting.  They have office glue to the concert carpeting in a residential property.  Also it’s installed incorrectly so that damage can be made just by walking across the floor.  I did not charge them with injury because of the carpeting and loose rod on stairs.  I don’t feel I should pay for any repairs to that carpeting. THE KITCHENKitchen was the worst.  Horizon was contacted, a couple weeks after moving in, with a complaint about how dirty, and most of the light bulbs were out or missing.  They yelled at [redacted] and said it was cleaned.  We were floored.  We knew nobody in the area, and now even our rental management is getting hostile.  On the phone, I was told by [redacted], at Horizon, about that incident, and she said that they had a problem back when we first rented, and they dismissed her.  Prior to our 6 month inspection, the only call we weren’t yelled at, and told we were wrong was a plumber.  He came out because the water from the dishwasher was shooting across the kitchen.  They didn’t address any water damage at that time either. But the missing part to the dishwasher tray (a wheel) was never fixed.  The cabinets were gross.  It took me a couple weeks, (I’m a disabled Veteran and missing part of right leg.), to clean all the cabinets in that kitchen and the oven & stove too.  This rental had GAS as its heat source.  That sticky was everywhere, inside and out.  The cabinets had water damage and broken and hanging, when we moved in.  The floor…well the same as the cabinets, sticky, smelly, nasty stuff.   THE WALLWAYS & BATHROOMSThe place was badly painted, as you can see when look at my pictures of the baseboards and banisters.  Paint missing, thin, and clumped, that’s why the baseboards had to be, replaced…not my pets. Looking at our pictures, which were taken before any furniture was brought in, the place was not clean, the place wasn't painted, and there was noticeable mold in the master bathroom shower, when moved in as well.   There is pink nail polish in upstairs hall bathroom and hallway.Please, look at my pictures of the condition of this place.  A woman came and did do the 6mo inspection.  We pointed everything out and she took notes.  Those have not been referred to.   We did have folks come in and put up detectors, but only after our 6mo inspection.  Our last night there, we had the place cleaned, all our things were gone, and sleeping on bed mats, when the detectors blasted off at 2am.  ALL OF THEM WENT OFF. We removed them because of the tall ceiling, and we had nothing to get us up to take out the batteries.  That felt like the final kick from Horizon, just before we left. Added notes … Look at the baseboards.  The wood is water damaged and not painted…the owner is getting our money to update and repair that home.  I know that they do that but not like these people.  This property, we were told by neighbors, was a black mold home.  There is still a lot of repair needed.  The properties in the subdivision at [redacted] area sell for a starting price 300 thousand.  This home doesn’t rate that at all. It’s a shame that, help isn’t always there when you need it.  I hope you can help us. Horizon have us paying for GFI plugs, light bulbs, molding throughout the house, repair of garage door which squeaked-like everyone’s in that neighborhood, cleaning of the place, and of carpeting again, carpet repair and more.  My pictures really tell the story.  When we asked for information from Horizon to explain to me or them, we were only given copies with their notations, but not ours.  no invoices, nothing to explain what they where charging us for.  In my option, they should return all of our deposit.  We cleaned the house so we could eat.  We lived with what was given because we had no one to go to.  I feel that since I only lived in this property for one year, a short time, and that we no longer live in the state, that we may have been taken advantage of, with these charges. Thank you for your time, with my case,

Attached you will find our·         Move-in/move-out inspection (2014 07 12MO)·         The interim inspection (2014 02 10)·         The final security deposit accounting report (2014 10 30) Please use the following links to view the pictures of this property. 2013 06 07 Move In: [redacted] 2014 02 10 Interim: [redacted] 2014 07 12 Move Out: [redacted] The password is: [redacted]All lowercase and no spaces/special characters. After you enter your password, it will display the album. For your convenience, these albums will be available online for the next 30 days. If you need help accessing this album, please contact me and I’d be happy to be of assistance Responses to the former tenant’s most recent comments are below in red.THE GARAGE Squeaky! Was found like that.  We had to withstand that noise every time we used it.  They charged us for repair.  The items left in the garage were as follows;They were not charged for any repairs to the garage. ·       Brand new small refrigerator The home was advertised with washer, dryer and refrigerator.  This is the refrigerator that came with the home. ·       two huge heavy glass & rod iron tables (Outdoors furniture), Yes, the glass and wrought iron tables were outdoor furniture.  Please see photos [redacted] and [redacted] from their interim inspection conducted on 2/10/14 – they were using the glass tables in their back yard. ·       old cabinets which were removed from a remodel These cabinets were mounted on the wall and were available to be used for storage.  ·       Another set of homemade cabinets which were twice as deep as normal cabinetry.  ·         I had only enough room to work from my chair in the garage.  I lost money due to the extra things taking up room I needed.  The reason for getting this property was the two car garage.  I could not setup my studio workshop, because of all extra property that just filled the garage.  There was enough room for me in my chair to my work. [redacted] taken 6/7/13 shows that on the other side of the garage is a huge, empty workbench with both upper and lower cabinets.  [redacted] taken 2/10/14 shows massive amounts of the tenants’ belongings fill the workbench and the entire garage.  It is clear that he did not have room to work in there, but it was not because of the owner’s belongings; it was because of his own belongings. ·       Also the cabinets were full of paint and wall paper materials in the cabinets.  It is very common to find extra supplies at rental properties for touch-ups and repairs. See the move-in picture taken 6/7/13 [redacted] which shows that all but two shelves were completely empty. [redacted] shows that some extra floor tile and grout cleaner were stored on only two of the shelves. ·       The storage shed outside was unusable due to all of the property located in there.Picture [redacted] taken on 6/7/13 shows that there were many items in the shed, most of which could have been used by the tenant for gardening such as potting soil, fertilizer, gardening tools, etc.  The tenant could have moved these items to one side or requested that we have the shed cleared out, too.Horizon was to maintain the front yard.  We had to deal with a surly gardener, who blew grass and debris under the fence, to the side walkway.  EVERY WEEK!  The front yard was maintained and we did not have any complaints from the tenant about the gardener at all.  The new tenants have not called about any issues with the gardener either.The sprinkler system wasn’t working properly.  We called it in.  Someone came out, and unplugged it.  That was the fix.  We then, so not to get fined, had to water by hand. Front sprinklers should have been fixed, but no, just unplugged.  The rental company was responsible for the front but we did it.  No fines were accrued from watering. .  The tenant was asked to unplug the sprinkler system until the vendor could go out to fix it.  The email we sent to the tenant showing who we assigned the repair to, including the vendor’s contact info, instructed them to call us if they did not hear from the vendor within 72 hours so we can reassign to another vendor or find out why the vendor had not been out.  Not only is it included in the email we sent to them, it is an actual clause in their lease. They never called us. If they had called it in we would have had another vendor out to service the sprinklers.They are charging us for garage door squeaking, it did that when we moved in.  They were not charged for this.The backyard was 3ft tall and they want us to do it on move in. We had nothing to do that with so Horizon sent someone who wacked at it.  Debris wasn’t swept up and disposed; we had to do it, on move in.We had the yard care taken care of and they were not charged for this either. Finally on the garage, yes, just before we left, a drawer was damaged.  With all that, I would say that this property wasn’t really ready for us to move in, if you ask me.  I was told by the woman, who shows the places, that the owner said they would get right on it, with removing the refrigerator.  It was there on move out.  I accept the charge for the broken cabinet door in the garage.We do not have any notes from either the tenant or the showing agent regarding any refrigerator.THE CARPETS & OUR PETSHow dare they find anything in our living conditions.  We extended a courtesy, for Horizon, to show the property while still living there.  That’s just one more thing that they did.  We were being judged when we in the middle of packing, cleaning, and moving.  We liked to burn incents and that was the smell, that the folks who looked while we were there, smelled.  Not pet smells.  We hired Horizon Properties Carpet Cleaners, who guaranteed and assured us of their service, with returning a second time- if needed. They had to do it a second time, but horizon charged us again.  That’s on the carpet cleaners.  It didn’t smell any worse than when we moved in, except the downstairs bedroom.  I understand that expense.  Yes we have pets.  All of them are less than 10 pounds.  The carpet cleaners did a good job in cleaning the carpets, but treating the pet odors which were saturated through and through was another story. The charge against these tenants for carpet cleaning is only $75. There were no pet odors when they moved in as is noted on their move-in inspection, but the masking fragrances just before they moved out and the actual pet odors after they moved out were unbearable. Yes, their pets were small, but there were five of them and they all urinated and possibly sprayed (one of the three cats was a male). The odors permeated through the carpet and even the baseboards.Our rental agreement was raised in price, just prior to move in, because of the number of pets.  The security deposit starts at $100 more than the rent and is increased by $300 per pet.  This is standard for all properties.  Based on this formula, these tenants, with two dogs and three cats, should have paid more than $700 more for their security deposit than they were charged.  They were quoted $2542.50 as a deposit on 5/15/13 when we told them they were approved to rent the property.  That is the same amount they paid on 5/20/13 when they signed the lease. They were not charged anything extra right before move-in as they claim.I accept the charge for the molding in first floor bedroom/office.  Not on carpeting.  They have office glue to the concert carpeting in a residential property.  Also it’s installed incorrectly so that damage can be made just by walking across the floor.  I did not charge them with injury because of the carpeting and loose rod on stairs.  I don’t feel I should pay for any repairs to that carpeting.It is absolutely a fact that the carpet and baseboards would not have needed repair if not for their pets. The carpets were brand new in March 2013, just two months before they moved in. We have voluminous documentation and numerous witnesses to the fact that the pet odor when they moved out was severe. THE KITCHENKitchen was the worst.  Horizon was contacted, a couple weeks after moving in, with a complaint about how dirty, and most of the light bulbs were out or missing.  They yelled at [redacted] and said it was cleaned.  We were floored.  We knew nobody in the area, and now even our rental management is getting hostile.  On the phone, I was told by [redacted], at Horizon, about that incident, and she said that they had a problem back when we first rented, and they dismissed her.  We haven’t dismissed anyone in over two years. We don’t yell at our clients. Our calls are all recorded and if we had a problem, we would know about it.Prior to our 6 month inspection, the only call we weren’t yelled at, and told we were wrong was a plumber.  He came out because the water from the dishwasher was shooting across the kitchen.  They didn’t address any water damage at that time either. But the missing part to the dishwasher tray (a wheel) was never fixed.  The cabinets were gross.  It took me a couple weeks, (I’m a disabled Veteran and missing part of right leg.), to clean all the cabinets in that kitchen and the oven & stove too.  This rental had GAS as its heat source.  That sticky was everywhere, inside and out.  The cabinets had water damage and broken and hanging, when we moved in.  The floor…well the same as the cabinets, sticky, smelly, nasty stuff. It is true that the owner did not have the property professionally cleaned before the tenants moved in, but he did allow us to have it cleaned shortly after they moved in, the cost of which was $500. We did not have any complaints from the tenants regarding the cleaning that was done. If they had called and said there were items that were not cleaned to their liking we would have had the cleaners return as all of our vendors guarantee their work.  THE WALLWAYS & BATHROOMSThe place was badly painted, as you can see when look at my pictures of the baseboards and banisters.  Paint missing, thin, and clumped, that’s why the baseboards had to be, replaced…not my pets. Looking at our pictures, which were taken before any furniture was brought in, the place was not clean, the place wasn't painted, and there was noticeable mold in the master bathroom shower, when moved in as well.   There is pink nail polish in upstairs hall bathroom and hallway.We took 569 pictures before they moved in and the place, for the most part, looked great. The entire interior was painted except for the kitchen in March 2013. The carpets were brand new in March 2013. It is evident the house needed cleaning, like thick dust build-up on the ceiling fan blades and spots of mildew on the blinds in the family room, but the cleaning was done shortly after they moved in and it was expensive and it was done well. Please, look at my pictures of the condition of this place.  A woman came and did do the 6mo inspection.  We pointed everything out and she took notes.  Those have not been referred to.   All of the repairs noted on the interim inspection were assigned and completed.We did have folks come in and put up detectors, but only after our 6mo inspection.  Our last night there, we had the place cleaned, all our things were gone, and sleeping on bed mats, when the detectors blasted off at 2am.  ALL OF THEM WENT OFF. We removed them because of the tall ceiling, and we had nothing to get us up to take out the batteries.  That felt like the final kick from Horizon, just before we left.Whether they removed all of the smoke detectors the day before they moved or six months before they moved, they are responsible for the cost to have them put back.  Added notes … Look at the baseboards.  The wood is water damaged and not painted…the owner is getting our money to update and repair that home.  I know that they do that but not like these people.  This property, we were told by neighbors, was a black mold home.  There is still a lot of repair needed.  The properties in the subdivision at [redacted] area sell for a starting price 300 thousand.  This home doesn’t rate that at all. There is not now nor has there ever been any mold in this home nor were any complaints of mold received from these tenants during their tenancy or from the current tenants.   It’s a shame that, help isn’t always there when you need it.  I hope you can help us. Horizon have us paying for GFI plugs, light bulbs, molding throughout the house, repair of garage door which squeaked-like everyone’s in that neighborhood, cleaning of the place, and of carpeting again, carpet repair and more.  My pictures really tell the story.  When we asked for information from Horizon to explain to me or them, we were only given copies with their notations, but not ours.  no invoices, nothing to explain what they where charging us for.  In my option, they should return all of our deposit.  We cleaned the house so we could eat.  We lived with what was given because we had no one to go to.  I feel that since I only lived in this property for one year, a short time, and that we no longer live in the state, that we may have been taken advantage of, with these charges. We did not take advantage of these tenants. We took care of items that were tenant responsibility and charged them accordingly. This is not only legal, it is fair.  These tenants have been provided with the information they requested several times including the initial security deposit accounting, final security deposit accounting and copies of the invoices for the work that they were held responsible for.  We have included the security deposit settlement, the move-in and move-out inspections and their interim inspection and all of our photos. The house was professionally cleaned just after they moved in so any cleaning needed when they moved out was completely their responsibility.

This company does not even have an email contact address, as if they are avoiding anyone who wants to contact them. I cannot send a picture of a problem with the property we are leasing, so I will have to wait till Monday to call their office. They are in letter and phone call technology. In my current lease contract, a "Cost of Services fee to be determined" was imbedded. It turns out this is a maintenance fee of $281/month for "services" which are being passed on to us. Things like security patrols once-a-day, for which I am being charged $75/month, on a hollow tile building, with barred windows, and fencing, $140/month for their administrative services which are transparent to me. I requested past break-down on the administrative costs they charged previous tenants, but their response was we have not had a tenant there for over a year so we can't give you any figures. Go figure? When we signed our lease, no representative came to introduce themselves to us to let us know they are available to help. The only contact I have had with them is their billing, and letters I sent asking them to explain their "Cost of Services".

This property was professionally cleaned before the tenants moved in at a cost of $500 and we never heard from the tenants until now that they were not satisfied with that cleaning job.  At Horizon Properties we hold ourselves to very high standards and treat all tenants and...

owners with courtesy and respect.  All calls are recorded and if any complaint was received about anyone being rude in any way, we would have researched it and taken action accordingly.Every complaint that was called in was taken care of and we have corresponding invoices for each and every request.  There were over ten calls from this tenant for repairs and we took care of each and every one.  The items that were left in the garage were just two end tables.  The tenants did have full use of their garage otherwise.  The pictures from our annual inspection clearly show that the tenant’s belongings fill the garage.  When our showing agent went to show the property after this tenant gave notice, she noted that the smell of air freshener and candles burning was so strong that the people viewing the property even commented that they were concerned about what it would smell like after the tenants moved out.  When they vacated, there was a strong pet urine smell throughout as it had saturated the baseboards and the carpets.  We spoke with the carpet cleaning company about the problem and had to have them go back out a second time.  We ultimately had to have the baseboards replaced due to the high amount of pet urine saturating the wood.  It was the only way to completely remove the smell from the property.  The vendors who did work to get the property rent ready even complained of the horrible smell when going in and out of the property.  We tried every corrective measure before finally settling on replacement.  This is definitely the tenant’s responsibility.The rent and security deposit were set in advance by the owner and the tenants were never charged extra because of pets.  These tenants were charged for cleaning, the baseboard replacement due to pet urine and only the maintenance that was tenant responsibility.  We used the move-in and move-out inspection reports to determine what those charges should be.  That included reviewing 569 photographs from when they moved in and 621 photographs from when they moved out.  We had to have our vendor return seven smoke detectors and two CO detectors back to their original locations because they were removed from the walls.  We had to replace broken and/or missing doorstops, missing light bulbs that were there when they moved in and rebuild a broken drawer that was not broken at move in.  This tenant was not charged for any repairs that were owner responsibility. The owner of this property and the property managers agree that there is no refund due to this tenant based on a full review of the information on this account.

We are happy to report the security deposit dispute has been resolved to the former tenant’s satisfaction.  I have copied both emails below showing their agreement with the final disposition of the security deposit funds.  For privacy I deleted part of the tenants email address. ...

Should you need any additional information please let me know.  From: [redacted] Sent: Tuesday, December 09, 2014 7:45 AMTo* [redacted]Cc: '[redacted]'; [redacted]Subject: RE: [redacted] [redac...⇄ Morning,Thank you for your response and we are relieved that we can finally put this behind us and come to an agreement of monies owed.  Thanks again. From: [redacted] Sent: Tuesday, December 09, 2014 11:37 AMTo: [redacted]Cc: 'J[redacted] [redacted]Subject: RE: [redacted] [redact...⇄ thank Mr & Mrs [redacted] for us as well as ignore any documents they may receive from us. Thanks again and take care :)     [redacted] [redacted] ** [redacted] fax[redacted]  Please click the link below to join Horizon Properties in the [redacted]

I am rejecting this response because: The property was left better than when I moved in.  See attached.  Please consider the pictures sent by me.  I have some more photos from the move out, however they are at a distance, so I did not include them, at this time.  Thank you.

The reason I chose Horizon Properties initially was because they are very professional. I had already found my own tenant, but I had not rented a property before and felt more comfortable hiring a professional to make sure I was doing everything correctly. Everyone there is very friendly. I get a sense that everyone cares about both tenant and the property owner. I have always received my rent and statement on time and my bills have always been paid on time.

We had a great experience renting with Horizon Properties from day 1. Everyone was professional and the process was relatively painless. When we had maintenance issues, especially the water heater leak, Maryana was on it the same day, and that meant the world to me, especially since I was in Mexico while my wife was at home with the kids with a garage full of water! It was encouraging to work with people who were professional, but still had the personal touch.

Review: I submitted and application with its $30 application fee to Horizon Properties to move forward with securing a rental property. My application was approved and I informed that I was first in line for the property I was interested in. This property was [redacted] and the assistant I was working with was [redacted]. I submitted my application and fee on 4/18/16 and was scheduled to view the property on 4/23/16. I was contacted on 4/19/16 by [redacted] who left me a voicemail (I still have it) saying that the owner would be willing to move forward with my application if I agreed to sign a lease without seeing the property. I called back and refused to sign a contract without have set foot in the rental and [redacted] told me that she was sorry and that owner was "very pushy". She said they would wait until I saw the property 4 days later.

On 4/20/16, I received an email from [redacted] (still have it) saying that the owner didn't feel like waiting 4 days and decided to find her own renter instead, outside of the application process. I called the company and requested a refund of my application fee because according to their application statement the fee is only refundable if "the rental property you desire is already rented". [redacted] told me she had already set forth to process my refund because "the company was angry with the way that the owner dealt with this "and that "it was not normal conduct" because "I was the first renter in line for this property". Three weeks later, I still have no refund and [redacted] was fired. I contacted my credit card company and had the charge reimbursed to me. The manager of this property has since sent me very threatening emails saying "As required by law, please be aware that If you do not repay the fee, we will submit your NSF to all three credit-reporting agencies."

I'm filing a complaint because I feel threatened by this business and I'm angry with the way they conduct business.Desired Settlement: I would like this business to be flagged as having poor customer relations. I would also like them to be contacted about their poor service and their threats of reporting me to the crediting agencies.

Business

Response:

We had a couple apply for this unit first. They did not have credit because they were from another country, so we turned them down. We then went on to accept [redacted]'s application since we operate on a first-come, first-serve basis. [redacted] was overqualified for this property and we would have loved to have her as a tenant. However, the application and our web site both reflect that the deposit must be paid within 24 hours of approval. This is to prevent people from stringing us along and us holding a property for them when they sometimes don't end up coming through, costing the owners hundreds of dollars if not more. When [redacted] was informed she needed to sign the lease and pay the deposit once she was approved, she declined. The owner then informed us that she was willing to rent to the first applicants, so we informed them of their approval and they signed the lease and paid the deposit immediately. I emailed [redacted] to remind her of the application and web site verbiage which states that application fees are non-refundable. Her reply was that she reversed the fee through her credit card company. Ms. [redacted] reversed her application fee in bad faith since we had already incurred the expense of running her credit and checking her references. Pursuing collection for this fee is the right thing to do on behalf of our client and we informed Ms. [redacted] in advance of doing so as required by law. Below and attached are the email in which I reminded her of her obligation. Thank you. The owner instructed us to move on to the next application when you chose not to sign the lease when you were approved to rent this unit. [redacted] called you with approval but you told her that you were out of town and would not be back until that Saturday which was the day you were scheduled to see the property. You also told her that you would not sign a lease sight unseen. This is a perfectly acceptable option, and if we did not have other applicants waiting to apply for the same unit, it might not have been a problem. In fact, the next-in-line applicant signed the lease immediately. It is a fact that you were more than qualified to rent this property and we would have been honored to have you as a tenant. Nevertheless, even though you applied first, you did not follow through with the policies clearly outlined on our web site AND on the application itself: The application fee is $30 per person and is non-refundable, unless the home you desire has already rented. Security deposit must be received within 24 hours of approval and paid by Cashier's Check only. If you find another property of ours that fits your needs within 60 days of the date you first applied, feel free to ask us to consider your application for that property to see if you meet the minimum requirements as they vary from property to property depending on owner requirements.

Consumer

Response:

I am rejecting this response because:

Review: I have been a renter for over 10 years and have never dealt with a management company with such disregard to tenants’ rights and the law. As of today, April 27, 2016, I am still waiting for the return of my security deposit after returning keys on January 20, 2016. It has been almost 3 months of getting the run around from Horizon and my deposit is still being withheld in bad faith. Horizon was required to return the security deposit in full or mail an itemized statement by February 10, 2016. After that date, I called and the owner told me I should have already received the security deposit and she would look into it. After calling again, she said the “check” was mailed to the wrong address (although I had provided my forwarding address when I returned the keys). After calling again, she said they would re-issue the check since I had not received it yet. On March 23, 2016, I received an “initial security deposit accounting”. I did not receive a check at all and now Horizon is stating that money is “owed” in addition to withholding the entire security deposit. My deposit is being held due to “bad faith” estimates that have nothing to do with the condition of the property during our tenancy. Although during our tenancy, Horizon requested work estimates for the property that never seemed to be approved by the owner. I have the detailed move in inspection list, pictures and video of cleaning the house and carpets upon move in, which I did myself. The house was left in better condition and I have all the documentation that backs this up. Horizon walks a fine line to be in compliance while providing an “initial estimate” that buys them additional time, although the estimates are not justified in the first place. My last communication with the owner was April 1, 2016 when I was told that they are not the owner and they are waiting for final invoicing and a decision from the owner. It has now been another month and I am tired of waiting for "final bills" for work and cleaning that was not justified.Desired Settlement: This is not good business practice for a property management company and no way to treat someone who has always been a great tenant and always paid rent on time. I am demanding the return of my security deposit in full in the amount of $1275, as well as the $165 that is owed in pro-rated rent. I am asking that this matter be resolved in good faith and the amount that is due to us is paid in full.

Business

Response:

The good news is that we already refunded the money two weeks ago, so this response is simply to put on record that we did respond. Many thanks. [redacted]President

Consumer

Response:

I am rejecting this response because: I am still awaiting the refund of my entire security deposit. The business sent me a check for $800 which is what they refer to as "good news". I should not have to beg for my security deposit that is being withheld in bad faith. As a property manager, they should be aware that the rental should be returned in the same condition as it was at move-in. Move-in checklist is attached. The amount they are still withholding is for cleaning of the house and labor costs for "repairs" of normal wear & tear items? The amount being withheld for carpet cleaning states that there were stains and pet odor/urine, although we did not have pets at all, and the condition of the carpet upon move in was well documented on the move-in checklist. Based on the move-in checklist, it is clear that most items were listed as "dirty", "stains", etc. I refuse to pay for damage done by previous tenants, noted on the checklist. To sign-off on a move-in checklist that specifically states "cleaning in progress", tells me that this is the gray area the business uses to show the tenant that cleaning will be done, but then never is. I spent the entire weekend cleaning the house upon move in, and made sure to include the email I sent to the property management company. I should have demanded at that time that the entire place was cleaned and carpets replaced before actually moving in. Unfortunately, the business is aware that most who are moving are on such a tight deadline that they do not have the time to wait or dispute items before they need to move in to their new house. I am still awaiting the refund of the remaining amount of my security deposit.

Business

Response:

The owner agreed to waive some of the tenant costs and we were able

to refund her $800. There will not be any additional costs that will be waived. The carpet

cleaning was done because the tenant did not have them cleaned at the time she

vacated, as required by the lease she signed. The cleaning was "in progress" and we have included three photos of the

cleaners and their equipment, showing the home was being cleaned during the move-in

inspection. The needed cleaning after the tenant moved out was tenant responsibility.

The tenant has been provided with sufficient evidence that the repairs completed were not normal wear and tear.

Review: We hired Horizon to manage our property. Upon tenant move-out, they mismanaged vendor repairs, tenant relations, and communication with us, the property owners. This happened in Sep/Oct 2015, should have been resolved by Nov, it is now April. We met with them for 2 hours to negotiate a refund March 29th (several weeks notice for them to prepare), yet they had not thoroughly researched the issues that I outlined several times, and set the negotiation cap at $500. We are owed more. They suggested we give them another week to thoroughly investigate the situation and they would get back to us. I recapped the meeting that evening via email, and sent a reminder email inquiry on agreed-to due date of April 5th. Still no response.

Issues:

1) We settled out of our pocket with the former tenant after getting sued for egregious repair and cleaning expenses. We have the settlement agreement. Thus, we are entitled to the remainder of the tenant deposit, which is $284. Horizon claims the account is at $0. We have shown them, using their own reports, that there is $284 left. They will not let us talk to their accountant.

2) Did not communicate correct move out date, costing us 3 days in rent that we thought we were getting and delaying our entry into the unit. Requesting prorated amount that we did not have access to the building, 3 days at $42.50 per day = $127.50.

3) Gave us incorrect information about blinds needing repairs, therefore we agreed they could be factory cleaned at the same time as being repaired, as opposed to dusted during housecleaning. Turns out, no repairs were needed. Billed for $161. We agreed to pay half ($80).

4) Gave the cleaning company incorrect information about the amount of cleaning requested. I requested a light cleaning, they billed for an 18-hour cleaning at $350. They negotiated half with us ($175).

5) Did not pass onto the tenant deposit settlement statement a receipt I gave them for $31.16.

6) Numerous issues with repairs. Horizon last offered $50.Desired Settlement: Items agreed to thus far:

Cleaning - [redacted] offered half of $350 for $175.

Handyman - [redacted] offered half of $101 for $50.

Blinds - We negotiated half of $161 at $80.

Still negotiating:

Tenant prorated rent not collected - $127.50.

Money still in account: $284.

Receipt that was not passed on to tenant: $31.16.

Total Requested: $747.66

Business

Response:

Here is the email where the owner admits that she would have charged the tenants even more if she had known we did not use up their deposit with the charges thus far. Please note that we would never have held the tenant responsible for the water heater vent. If it broke while they were living there we would have had it repaired at the owners’ expense.

Consumer

Response:

[A default letter is provided here which indicates your acceptance of Arbitration. If you wish, you may update it before sending it.]I have reviewed the response made by the business in reference to complaint ID .11385365, and find that arbitration is necessary. My original complaint started at the $500 that they had offered during our negotiation with Horizon's Administrator in their office on March 29th. At that time, they refused to let us talk with the Accountant so that we could explain to a qualified person how the remaining money in the tenant account was ours (the settlement check was voided, a settlement agreement reached). They said they would look into the accounts and get back to me the next week and then did not respond to my recap of the meeting that day, nor the subsequent follow up emails once their self-imposed deadline passed, leading me to file a dispute with the Revdex.com.I will prepare a more organized case for the Arbitrator that led up to the $500, plus the remainder that I sought in the original complaint, by the date that you tell me I must submit all documentation.Sincerely,

Business

Response:

We have spent dozens of hours showing the owners of this property why they are responsible for the money they had to pay to the former tenants. They received almost $8000 in rent, like all of our clients they made the final decision as to how much to charge against the tenant's deposit and they are the ones the judge found liable for that overcharge. The original security deposit accounting reflects that the owner had us charge the tenant $1709 - $325 more than their deposit. We process 15 - 20 move-outs/security deposit refunds per month and this is the only owner who is claiming that we should be liable for their decisions. Thank you.

I have no problem with Horizon Properties -- everyone is helpful and supportive, and for that... I thank you all very much.

From our first interview with [redacted] and horizon we knew it would be a good experience. All of her employees were very helpful and friendly.

Review: I was a property owner and notified Horizon Property's leasing specialist on November 10th by phone and email that I would be selling the property and would like to cancel my account. It's been over 2 months and I am unable to get my $300 deposit to open my account as a land lord, AND now they are contacting the former tenant that they are late on their rent.

I would like my full deposit of $300 refunded since Horizon is no longer my property manager and I asked that my account be closed before the December fee.Desired Settlement: I would like my full deposit of $300 refunded since Horizon is no longer my property manager and I asked that my account be closed before the December fee.

Also, stop contacting my former tenant. The house has been sold and they are no longer the property management company.

Business

Response:

There was some confusion about the date to close Ms. [redacted]'s account because escrow closed earlier than planned. Matters were complicated when the refund check we mailed to her on 12/24/15 went to her former address, but she had moved out of state. It took over a month for the check to come back! I was in contact with her throughout that time via text. On 1/28/16 she agreed to wait a few more days as we had ascertained that we mailed the check to her former address. On 2/3 the original check came back as undeliverable. We had already stopped payment and ran a new check, so we mailed the replacement check to her correct address with the returned envelope on 2/4. We also refunded the overcharged management fee once we learned what day escrow really closed.

Consumer

Response:

I am rejecting this response because: the overcharged management fee has not been refunded as the company agreed to several times. I contacted Horizon Properties, and no response back. Please resolve this issue, it's been well over 3 months.

Business

Response:

I did mail [redacted] a refund of more than the amount due (we did not prorate the management fee). I confirmed by telephone that she received it. I apologize for the delay. That was my fault. Thank you.

Consumer

Response:

I have reviewed the response made by the business in reference to my concern, and find that this resolution is satisfactory to me.

Our experience over almost 9 years with Horizon was definitely a positive one!
We had excellent responses to our maintenance requests over the years, including one memorable time when I had the plumbing stop working while hosting 10 people for a family Thanksgiving!!! :-O Not only did Horizon respond instantly on a holiday, they had nice, professional plumbers at my house very quickly to fix the problem.
We had other maintenance issues that were recommended to be fixed during our tenancy (due to the older nature of the rental property), and when the requests were not granted by the owner, Horizon made it clear that they tried on our behalf! (usually a recommendation from the worker that the owner opted not to follow). What more could we ask of Horizon in these cases? =)
Annual inspections were always scheduled to our preferences (thank you!), and the staff sent to our property were courteous, non-invasive, and always friendly.
We feel we were treated very fairly upon moving out, and were pleased with the security deposit returned to us (hurray! we really did try to be good tenants!). I also very much appreciated the frequent and prompt email responses we got during our move-out process (uh... I had a lot of questions =) ).
If we could have found another Horizon property we liked, we would have happily continued renting through the company.