Horizon Properties

Horizon Properties provides really good service. Professional, efficient and knowledgeable are what I would say about the Horizon staff. Nice job!!

Review: Work not being honored and charges for services,

We called and put in for repairs starting in Aug.2011 and we moved in on July 15,2011 and none of the request were ever honored. The property manager [redacted] did 2 walk thru with Us one in 2012 and the last 2013 and things were to be addressed that never got done. When we called to ask about the repairs we were told that the Owner had to approve of them and we would notify you, no one ever called back. we gave notice to move and moved out on June 22,2013 and We received a statement with deduction and $200.00 was taken for Maintenance and Repairs and a late fee of $38.77 also. I don't think it's right to charge people these fees when the request for them isn't honored. Horizon Properties is not a good property management company other tenants have had problems with them to.Desired Settlement: we would like some of the money back since Our request were never honored and the company knew about them because the property manager [redacted] did a walk thru twice since we lived there for 2 yrs.

Business

Response:

Business' Initial Response

This is from the former tenants of [redacted].

The home did not have a screen on the front door when the tenants moved in and the owner was not obligated to provide one. The tenants are correct that not all items identified on the interim inspection were addressed. The interim inspections are a tool the property managers use to identify the current condition of the home and report any needed repairs. The owner of this property requires Horizon Properties to obtain their permission before assigning any work exceeding a low dollar amount. Most of the repairs were approved by the owner and taken care of in a timely manner; However, some of the items identified on the inspection were not approved by the owner and as property managers, we had no authority to get them done.

When the tenants moved out the current condition of the property was compared to the condition at move in. The owner instructed us to charge the tenants for repair and cleaning items not considered normal wear and tear (light bulbs missing, chipped tiles, screws missing in outlet covers, broken slats on blinds, missing doorstops, cleaning needed in the bathrooms, kitchen and a few blinds). We have informed the owner that the tenants are disputing some of the deductions. Unless and until the owner gives us authorization to make an adjustment to the security deposit settlement we cannot refund any additional money.

The tenants received an initial deposit settlement, but the owner instructed us to hold some funds for cleaning, blinds and some maintenance. The owner has not given the okay for the work to be completed as she is considering selling the house. We have advised the owner that we cannot withhold money if the work will not be done and let the owner know that the tenants are disputing the security deposit charges and advised her to either let us get the work done or waive the charges. We have not heard back from the owner yet.

It may be that the tenants' best recourse in this matter is to send a demand letter via Certified Mail directly to the owner of the property. If the owner realizes that the tenants may take her to court and she might be subject to severe penalties based on Civil Code 1950.5, she may reconsider holding these funds. The owner's mailing address should be a matter of public record.

Consumer's Final Response

(The consumer indicated he/she ACCEPTED the response from the business.)

Business' Final Response

The final deposit settlement should be going out this week now that the work has been completed. If they still disagree with the charges against them, they are more than welcome to email us directly so that we may appeal to the owner on their behalf (which is how it is normally done).

Review: First, I don't take this lightly. I've worked with Horizon as my Property Management company for over 10 years and I value relationships.

Within the last 10 months Horizon properties had began to find creative ways to pocket funds, I'm writing today about two issues, the first:

Horizon has failed to pay to the owner of the property rents received from rents collected, I've contacted their office twice, I was sent an email showing how much they owe me but they are not paying.

And the other issue: It has become Horizon property practice to send statements and a check that don't match, when you call their office asking where the additional funds are they say they are holding the funds due to outstanding quotes, however are not able to produce any line item reports showing what or for why they are holding funds.

I feel that Horizon is having a cash flow problem and is directing client funds to their own accounts to cover.Desired Settlement: I've moved my business to a more stable business, I just want full payment of the funds that they sent an email confirming they were sending.

Business

Response:

What we could not help Mr. [redacted] understand was that our bookkeeping system held back, IN HIS ACCOUNT, the funds that would be needed if he approved maintenance about which he was emailed. The emails themselves all contained the verbiage that the funds were being held unless and until we received approval or denial for the work about which the emails pertained. This was to make sure we had enough money on account once the repairs were approved as we pay upon completion, something no other company in town does. There were no charges to see because there were no corresponding bills. His cash balance was simply higher than it normally would have been had there not been estimates awaiting his approval. Our long-term bookkeeper went out on leave unexpectedly in November after which we experienced numerous delays as the new bookkeeper and I learned the bookkeeping system and conducted our regular transactions slowly but surely. We manage more than 600 homes and currently maintain more than $1.7 million in our trust account. No other owner has had the difficulties that this owner had and none accused us of mishandling their funds. On the contrary, all of the owners with whom I have communicated over the past two months were quite understanding and supportive. Mr. [redacted] provided his 30-day notice on 1/12/16. Within 24 hours we had all of his keys and complete copies of all of his files available for his new property manager and we closed his account one week later with the last of his funds being delivered, in person, to his bank on 1/20/16 in the amount of $11,198.49. Please let me know if you need any further information. [redacted], MPM®, RMP® President Horizon Properties [redacted] CA Bureau of Real Estate Broker License: [redacted]

Review: Horizon Properties after over 60 days has not returned security deposit for rental unit left with all notices correctly given, rugs clean and keys returned to horizon properties office.Numerous contacts with Horizon office, where forwarding address was verified and assurances and apologies given, although no deposit was received.Desired Settlement: Desired Settlement would entail full refund of two month deposit, as stated on lease , returned

Business

Response:

The initial security

deposit settlement was sent to the former tenant within the 21 days allowed by

law. A copy of the Certificate of

Mailing book from the US Post Office is attached showing the actual mailing

date. The tenant notified our office

that she had not received the settlement but agreed to wait a few days to see

if the mail was just delayed. After waiting a reasonable amount of time

she requested that we reissue the settlement check to her. Our bookkeeper

erroneously addressed the refund check with only a part of the correct

forwarding address. We are very sorry for the inconvenience this caused

the former tenant. We made arrangements to reissue the check and have it

available on any day and time that was convenient for Ms. [redacted]. We are

happy to report that she did come into the office and pick up the check on May

20th.

Today we received the last

bill for the work the owner had done at the house. Even though the law allows

14 days from the time the final bill is received to send a final deposit

settlement, we were able to get the copies needed and mailed out today. Ms. [redacted] received an initial refund of $1,168.87 from her $1900 security deposit and a small additional amount was mailed with

the final accounting today. If she has any dispute with the charges that were made by the owner against her deposit, we would be happy to forward any correspondence she submits to him in an effort to have the owner reconsider the charges.

The

circumstances surrounding the handling of this particular security deposit

settlement are not the norm and we are very sorry for the inconvenience this

may have caused Ms. [redacted].

Attachments:

Certificate of Mailing book page showing date the initial deposit refund was mailed

Initial security deposit accounting

Final security deposit accounting

Horizon Properties has been a tremendous blessing to me. They've taken care of every detail concerning the retnting and managing of my mother's house in Sacramento. I live in Southern California, so I'm dependent on a good management company. Horizon is a top-notch, professional company, and I recommend them to anyone needing a property management company.

Review: After multiple tries contacting [redacted] July 15, 16 and 17 of 2015 regarding my security deposit, she never called me back. I had my attorney write a demand letter for the money that should legitimately be returned to me. They had 10 days to respond and the letter was sent July 31, 2015. I called again today, August 13, 2015 and left a voicemail again for [redacted]. I called 2 hours later and she happened to answer the phone. She first started off by telling me I had the right to pay $25 for the inspection 2 weeks prior to moving. I told her I opted out of it, and I did that because I didn't think my money would get stolen from me. I returned my keys June 23, 2015 and [redacted] said that [redacted] went to inspect it June 24, 2015 and said she had to kick someone out of the property whom supposedly was in a room with a crack pipe. I was dumbfounded by this and asked if they called the cops. She said no because they don't have to. She ended up hanging up on me and I called right back. She said that they got with the landlord and decided on what to charge me for to "avoid calling the cops". Why wouldn't they call the cops if they walked into something like that. That's because they are lying and they can do or say whatever they want and take advantage of me not getting the 2 week inspection for $25. I asked why I was charged for toilet seats, a 10 year smoke detector (I lived there 27 months and that's the landlords responsibility), an air filter that was changed out on June 23, 2015, etc. She responded and read off what I "could" have been charged with but didn't. She said I was responsible for the property until they inspect it after I return keys. So in less than 24 hours the place got trashed. No, that is a bold faced lie. I was at that property on June 23, 2015 and nothing was wrong! I am so sickened by the way these people treat the renters. You know its bad when someone who works "third party" for them says bad things about them! I would like for my call to be listened to 3:57PM & 4:06PM 08/13/2015.Desired Settlement: I demand the $612.17 that was in the demand letter. My initial security deposit was $1375 and I got $449.81. I am not even asking for all of my deposit back so the $612.17 is the LEAST they can give back! I know they lie about these itemized charges because in my lease it states I had gardeners and they came every Thursday and took the debris but yet I got charged for trimming trees, shrubs, mowing (there was no grass ever), weeding, and removal of debris, etc. The list goes on!!

Business

Response:

This tenant called right after her initial deposit settlement went out. We emailed her to let her know that the charges were not finalized yet and she would receive a final accounting with all of the invoices when we receive them. We did not receive further communication from her via email despite our request. Here is that email: Hi [redacted],I received your voice mails about your security deposit. We will be sending the final security deposit out with all of the final bills in the next week. The bills will give you a detailed accounting of the work done at the unit. If you still have questions after receiving this please feel free to email at the address above. We have the notes from the carpet cleaners about the condition of the carpets. Furthermore, a carpet cleaning receipt was not received from the tenants, which is a requirement of the lease. There was also cleaning needed and that was a minimal charge as well. There were missing light bulbs, trash inside the unit and other items that needed addressing. There were over 440 photographs taken of the property at the time of move out. In regards to someone being in the home, there was no way to know that the tenant did not allow them in as there was no sign of forced entry. In discussing this matter with the owner further, they have agreed to refund approximately $429. A revised deposit settlement will be mailed with a check shortly. We have informed the tenant and she is accepting this settlement as satisfactory. Thank you.

Consumer

Response:

I accepted this settlement because I physically and emotionally cannot deal with this. I'm a mother of two and breastfeeding and cannot afford a decrease in milk anyore feom the stress. However, this goes to show they lie because I did email back and have attached the email from Vicki and my response to that. Also, note that she sent this email on July 24, 2015 and I had been calling since July 14, 2015. Also, I called the 3rd party business to ask about the house and [redacted] from First Choice Maintenance did in fact say the garage door was broke which I am assuming how someone got into a vacant home. However, I will be accepting much less than I know I'm entitled to for the reason stated above.

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

Review: Rented an apartment from Horizon, lease ended December 31, 2015. Paid lease through end date. Apartment in terrible condition, property managers / owner failed to professionally clean apartment before moving in. In early January, received an invoice claiming that in addition to owning hundreds of dollars in non-itemized, frivolous cleaning fees and repairs, I also was being sanctioned with early termination fees to the sum of almost $1000:

Broken Lease Fee: 697.50

Advertising: 190.00

Coordination fee: 95

Contacted Horizon via phone to dispute charges on January 8, was given a 3-4 day window for them to resolve the matter internally. Followed up immediately with emailed evidence that payment had been tendered and accepted for December; the lease had been paid in full, the Broken Lease Fee + attendant charges were baseless. Received no response. A week later, called several times to follow up and each time was forwarded by their receptionist to voicemail. Finally got someone on the phone, was told that their book keeper, [redacted], was 'unavailable'. Promised to investigate and resolve the issue within a week. Has since ignored all emails and calls, including emails to their 'new book keeper', [redacted].

Additionally, Horizon Properties displays proudly an A+ rating with the Revdex.com on their website, [redacted]. This is patently false; they were downgraded months ago and simply hyperlinked to an A+ rating image hosted locally on their server:

Pretty sure that's interstate wire fraud, false advertising, breach of contract just for starters.Desired Settlement: Per California state law, I would like my entire deposit refunded. They had 30 days to provide an itemized list of deductions, they did not provide it. They openly acknowledge that their invoice is fraudulent and simply refuse to address the issue. They have a well documented history of fraud/malicious behavior that's been adjudicated in favor of the complainants, and their Revdex.com rating has already been negatively impacted over it, despite their advertising to the opposite.

Business

Response:

When the tenant originally gave notice to move, he would have been breaking his lease. He was informed of this and chose to pay the rent through the end of his lease to prevent the broken lease fee and other associated charges. Unfortunately, we did not update our records when he changed his mind so he was charged the broken lease fee of $697 and $190 for advertising. These charges are being reversed and we will mail him a check. Civil section code 1950.5 allows up to 21 calendar days to provide the tenant with an accounting of how their deposit was used which may include estimates. This accounting, called the Initial Security Deposit Statement, was mailed to Mr. [redacted] on December 28, 2015. We must then provide the tenant with a Final Security Deposit Statement within 14 calendar days of completing the repairs or receiving the final documentation or invoices. The owner has not yet provided us with their final invoices, so we not yet able to prepare a Final Security Deposit Statement. We have requested that the owner reconsider the charges for which they held the tenant responsible. We do not own the property and do not have the final say over charges against the deposit. We will inform Mr. [redacted] if the owner agrees to refund any more of his security deposit. Not being aware that our Revdex.com rating had changed, we did not upload a new icon to our web site. We took care of that today so it now accurately reflects an A rating.

Consumer

Response:

I am rejecting this response because:All this response did is basically reiterate what I was told on the phone two months ago and then again six weeks ago; Horizon made an 'accounting error'. I still have not received my deposit. Accepting responsibility for a $900 overcharge is meaningless without actual remediation of the issue.

Review: I wish I wasn't in the position to write this, but Horizon Property has really painted me into a corner where I am going to take advantage of the few avenues I have to protest their treatment of us as tenants. My husband and I lived in a Horizon-managed property for nearly 6 years. Upon move out, we hired professional a professional house cleaner as well as a professional carpet cleaner to make sure the house was as clean as it was when we moved in. We spent hundreds and hundreds of dollars to do so, in addition to all the hours we spent on our own cleaning the house.Horizon unfairly - and illegally - is attempting to RETAIN OUR ENTIRE SECURITY DEPOSIT PLUS CHARGE US $1100.00 FOR REPAIRS.Understand that they are attempting to charge us more than $800 to clean the interior of the home, which is absurd. In short, it is a blatant attempt to improve the property they manage at our expense. Their estimates have no relation to reality. If they are really paying $800 to have that home cleaned, after I had cleaned it and we had paid to have it cleaned, then they are themselves getting ripped off or are in collusion with the wildly overpriced cleaning service they used as a vehicle to take our money. Take every horror story you have ever heard about abusing security deposits and they don't compare to this situation. I can only assume that Horizon views your security deposit as just another income source and had no intention of returning it to us. We have followed the law as tenants. They have not as landlord. My husband and I both work but are having to spend countless hours trying to get back the money that is legally ours. Unfortunately, we are going to have to take them small claims court, which means more preparation and likely time off work, just to get back what is entitled to us. DO NOT RENT FROM HORIZON PROPERTIES.Desired Settlement: We ask that Horizon Properties refund us our full deposit. We have sent 2 demand letters and have heard nothing from them. We will take this to the next level which will be small claims court.

Business

Response:

The most important thing to note is that the Initial Security Deposit Settlement report they received is just that – an INITIAL report. The wording on the report itself states:"This is an Initial Security Deposit Settlement as some of the work may not have been completed and/or billed yet. As soon as we are able to provide copies of the final bills, we will review the settlement and submit a final accounting to you. Should you have a dispute with some or all of the information contained in this document, please wait until you receive the final accounting before you write to u** Please understand that the final bills are pending and there may be changes to the accounting."We had to obtain estimates for some of the work needed and will send a final report when complete which will include copies of the invoices for any work charged to them. They filed this complaint before even allowing us the time needed to coordinate with the owner as to what work would definitely be needed and what of that would be charged to the tenant** The lease is between the owner and the tenant. All decisions are the owner’s as Horizon Properties has no ownership interest in the property. If the tenant decides to take the matter to court, the California Judge’s Benchbook states that all matters in landlord-tenant disputes must be against the landlord and not the agent. Further, Horizon Properties does not receive any of the money spent to fix the things that the owner deems are tenant responsibility.We sent the owner copies of the tenants’ letters and informed Jennifer each time that the owner had been contacted and we had to await instructions as it was the owner’s decision to waive any item** The property is over 2300sf. The professional cleaning company charges based upon the size and condition of the home and how many people are needed for the job. Attached is the tenants’ inspection report which shows the condition of the home at move-in on the left and move-out on the right. Notice the left side has very few comment** There are comments of “dirty” and “dusty” and “debris” and “marks” and “webs” and “smudges” and “stains” and “ spots” throughout the entire move-out inspection. We have 766 pictures from the move-out inspection alone that corroborate this report. I have attached just three pictures to give you an idea of how dirty the place wa**Unfortunately the tenants turned in a receipt for carpet cleaning but not for house cleaning. Had they done so, we would have called their cleaners back out to the property to finish the job. The good news is that the owner has now waived multiple charges and revised the security deposit settlement. Instead of the tenants owing money, they will be getting a partial refund in the next few day** As stated above and in line with Civil Code 1950.5, we will send them copies of all bills in addition to the final security deposit settlement upon receipt of the final invoice. If the tenants have any dispute with the revised settlement, they may contact us in writing so that we may pass that along to the owner for further consideration.Thank you. [redacted], MPM®, RMP®President

Consumer

Response:

I am rejecting this response because: I find Janet's statement ridiculous.

Review: We are trying to get a place for rent, and since my husband and I both have bad credit we let this company know ahead of time, told them exactly what the issues are because we didn't want to just waist $60 for them to run our credit. Two people from there told me that the bad credit does not necessary disqualify us from renting. We also had to send them a picture of our dog. Long story short we received and email saying they have denied our application due to credit. So I called them and asked if we can have a co-signer they said yes, and acording to thair criteria she wold qualify, so we paid another $30 for the application, but they denied us again. So I called and complained about what I was told by them and what they did and [redacted] told me that even if we qualified due to credit they would have denied us anyway because of what dog breed we have anyway. So they seen what the dog looks like before they checked any credit and yet they still took our money. Not only the initial $60 but they could tell us before they took the application and $30 for the cosigner. Not good business practice.Desired Settlement: I want our money back as they ripped us off.

Business

Response:

[redacted] and [redacted] called our office to inquire about our advertised rental located at 5988 15th Avenue. Besides our calls being recorded, our receptionist [redacted] remembers talking to [redacted] on the phone. [redacted] asked “if they have a credit score of under 570, are there any exceptions?” ([redacted] tells everyone asking such questions that the majority of our property owners are looking for a score of 570 or higher). [redacted] states that she responded to [redacted]’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 [redacted] and [redacted] chose to submit their applications on 2/12/2015 at 12:00am. This particular owner only requires a credit score of at least 500. While [redacted]’s credit score was 540, she had a public record of over $5000. and combined the two applicants had collections in excess of $7000.00. Additionally, [redacted] does not have a credit score. We sent them a denial at 12:15. At this point we had not yet received pictures of their dog. The first picture of the dog came in at 1:05, the second and third came in at 2:46 and 3:29 respectively. The 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. [redacted] called our office 2/16/2015 asking if her application could be reconsidered if they had a co signer. She was told yes that the property owner would allow a co signer. Later that day they brought in the application and payment for their family member. Because some owners will allow restricted breeds with additional insurance, we ran the application of the co signer. We found that with the co signor’s income-to-debt ratio, they still would not be able to be rent this property. The dog was never a factor in the denial of their applications or that of their co signor. Should the co signer have been approved, we would have contacted the owner of the property about the dog and recommended approval. An email was sent to [redacted] and [redacted] letting them know that we were still unable to approve their applications even with the co signer. [redacted] called very angry, using profanity to express herself. I explained why we were unable to approve them. She 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.

Review: Rented house on [redacted], Paid a deposit of $1750.00. Moved out before May 1, 2015. Paid professional cleaning for carpet $300 and house cleaning service which were both recommended by Horizon Properties. The house was properly cleaned according to contract and used their trusted choice of cleaning businesses to properly clean the house. It has now been more then three months and have not received any of the $1750 in rental deposit due me. I have contacted Horizon several times and each time I received an excuse.The house was sold less then a month after I vacated the property. I still have heard nothing from Horizon in regards to my deposit due me. I do not owe them any rent or repair charges. The house was pristine when vacated back in May.Desired Settlement: Horizon Properties needs to provide the Deposit owed me in the amount of $1750.00.

Business

Response:

This tenant vacated the property on 4/30/15.We mailed the Initial Security Deposit Accounting form on 5/20/15 and have proof of that from the post office (Certificate of Mailing)The only communication we had about the tenant’s deposit was on 6/29/15 when he said he hadn’t received it.We let him know that we mailed it on 5/20/15 and included a copy of the page in the firm mailing book showing the date we mailed it and sent him another copy via email (see attached) In regards to the deposit settlement, we did let him know that the charges were provided to us by the owner and that we would provide a final copy with receipts as soon as we received them from the owner. The tenant did not leave the property in as pristine condition as he thinks and we have written inspections and dozens of photos to prove that. There were stains, scratches and marks on the walls that were not there at move in and large scratches in the real hardwood flooring. There were drapes noted as being ripped and stapled and even a cracked light fixture. The biggest charge, however, was for the missing refrigerator. We have been trying to reach the owner for the final receipts and are continuing to contact him. Until he provides the receipts for the work he had done, we are unable to close this deposit settlement. The tenant’s only recourse may be to file in Small Claims Court against the owner for the refund of his deposit. Please note that the tenant contracted our vendor for cleaning as he mentions in his complaint. But he says that he paid for that service when in fact he still has not, leaving our vendor needing to collect from him for that work. Please let me know if there is anything else I need to do for this complaint. Thank you. [redacted]Horizon Properties

Consumer

Response:

I am rejecting this response because: Not a single fraction of the security deposit has been remitted nor has any proof of receipt been provided the tenant. Tenant provided all keys and receipts on April 30, 2015. Horizon Properties management company is using the same excuses as in other complaints on Revdex.com that they then paid out. The facts are that all obligations were carried out by the tenant. Horizon failed to remit deposit and or provide receipts that by California law civil code 1950.5. (G)they were obligated to obey. It is now September 23rd 2015 and still no deposit or receipt that Ms. [redacted] spoke of. Tenant has paid an excess of $2050 dollars moving out of a house that Horizon Properties claims was not in good condition when vacated, not to mention the owner was calling the tenant and harassing the tenant as to when would be the earliest that the tenant could move out so that the house could be sold. Tenant Vacated the property and left the house clean. Horizon Properties only response is to sue the owner? Horizon Properties owes the tenant $1750 plus late fees to the tenant. Kind regards.

Business

Response:

1. There was no Security deposit etc. sent or received. There may be a proof of mailing but no receipt. (and to which address the [redacted]?) We have sent you copies of the Initial Security Deposit Accounting form and the proof of mailing both by mail and email multiple times. We are now providing it directly to the Revdex.com so you can no longer claim that you haven’t received it. Please look at the proof of mailing as that clearly shows the address to which we mailed you. That address is: [redacted]. Please look at the form we mailed you as it clearly indicates what you were charged and why. 2. Horizon Properties spent the deposit on what? where? We understand that you disagree with the charges, but you keep claiming that Horizon Properties charged you. We didn’t charge you for anything. The owner of the property in which you lived charged you. The Initial Security Deposit Accounting which we have sent you numerous times clearly outlines what you were charged for. 3.All obligations were met. They actually were not. Your move-in/move-inspection and the associated photos prove that.4. nothing received. therefore the 21 required days to return the deposit or provide a detailed description of deposit spent or withheld was never reported to tenant. See our reply to #1 above. You can no longer claim that we have not sent you this document. That is exactly why we get proof of mailing form the post office. We sent it when we were required to and several more times since. Your next step would be to read it.5. If a final copy of receipts from the owner is ever going to be sent why wait almost 8 months to finally contact the tenant on Revdex.com? We didn’t. We simply responded to your complaint. Had you not complained, we would only have continued our requests to the owner to provide the final invoices. Horizon is only answering now because they have to on a public forum. Horizon has not contacted tenant since the attached email. Correct. We are only answering because you have logged a complaint. So if the owner decides to send receipts 10 years from now then that is when Horizon will get around to sending the tenant anything. Correct. We cannot produce something over which we have no control. If your boss had possession of an invoice for work he got done for a customer, and you asked him for it, but he did not provide it, and you did not know who did the work, when the work was done, the extent of the work that was done or how much they charged, would you be able to produce the invoice for your customer? I don’t think so, no matter how many times your customer asked you for it.6. Horizon has still sent nothing. They have had a forwarding address and number since day one yet have not contacted the tenant about anything. $1750 up in smoke. See our replies to #1 and #4 above. 7. If tenant did not leave the house clean and used the Horizon Authorized Vendors, Horizon Authorized vendors did not clean the house properly nor gave the tenant adequate time to call the vendors back to clean the house. What did Horizon do here? No one knows for sure. The issue is not the cleaning, though you have not paid the bill for the cleaning. If Horizon Properties preferred vendors do any work for tenants and the work is not as expected, Horizon Properties has the vendor go back out to the property to make things right at no extra charge. Again, cleaning is not what you are being charged for. You really need to read what we have sent you multiple times. Rather than claim you did not get it, why don’t you read it and move on to disputing the things for which you were charged if indeed you can justify a dispute.8. As for the refrigerator, tenant had to supply refrigerator upon move in. There was no refrigerator in place when tenant moved in. The owner, however, removed (at tenants request) a rat infested refrigerator from the garage. Can this be the refrigerator that Ms. [redacted] is referring to? If so I can supply some pictures of this refrigerator that is being charged to the tenant complete with a dried up rat in it. So if Horizon is charging the tenant for that refrigerator replacement they should charge the owner for not removing it sooner from the property. Horizon Properties has not charged the tenant for anything. Again, if you have a dispute with any portion of the charges against you, you are welcome to put them in writing so we can forward them to the owner for reconsideration. The owner owned the house and the owner makes the final decision as to any and all charges against the deposit. Horizon has no control in the matter. None. Ever. Please note that as in all other complaints on Revdex.com Horizon Properties does not take any responsibility for their actions What actions?? We do not own the house in which you lived. We did not get the work done. We did not charge your deposit. False accusations do not change that. nor do they offer any solution to not providing any deposit refund to their tenants who have paid their rent. Most businesses would be accountable and actually provide solutions and be more customer friendly. We have recommended you sue the owner in Small Claims Court. The courts are very tenant-friendly and, if your claims are true, you should easily win a judgment. In fact, if the judge feels that the owner was not fair in the amount they withheld from your deposit, I believe you could be awarded a full refund of your deposit plus extra money as punitive damages. Horizon has done none of this and has pilfered tenants deposit only to blame it on the owners that they represent. Pilfered? We did not steal your money. We did not own the house in which you lived. We did not get the work done. We did not charge your deposit. We did not spend your deposit. We did not keep your deposit. False accusations do not make it real. This company is very corrupt has falsified information constantly You are now committing libel and we will not stand for it. Telling lies about Horizon Properties will not accomplish anything. Horizon Properties manages over 650 properties – responsible for more than 650 families and the more than 600 owners who own those properties. The few complaints from people who do not accept responsibility for their own actions are but a drop in the bucket compared to the hundreds and hundreds of competent, honest and reliable people who rent from and own the properties under our care. Trashing Horizon Properties does not make how you left that property go away no matter how much you want it to. puts nothing in writing. EVERYTHING IS IN WRITING. What we mailed to you is in writing. Our emails with duplicates are all in writing. Our replies to your complaints here are all in writing. Maybe you should read them. Future tenants beware that you will be taken for more then your money if you rent a property managed by Horizon Properties. If you are thinking about renting from them please contact me directly and I will give you my first hand account of the horrible experience I have endured. Regards. [redacted]

I had excellent service from Horizon Properties. The advertisement was highly professional yet composed with a personal touch which probably helped the clients to visualize the property easily without even looking at it. Also, the renter was found without a lot of delay. Most importantly we did not have to reduce the rent a lot. I received timely statements from Horizon about the accounts/cash flow. These are all reasons I would recommend them.

We've been with Horizon Properties nearly 2 years now & couldn't be happier. We live on the opposite end of the country from our rental property in Sacramento but we feel we never have reason to worry about anything regarding the home. Horizon's owner & staff are warm, caring, very professional people and wonderful to deal with. A class act all the way around!

Review: This house [redacted] was not cleaned or repaired prior to our move in. Spider webs, sticky cabinets and nail polish on walls, plus a lot of construction was needed; we reported it.nothing was done. Bulbs were not replaced throughout the house; we reported it.nothing was done. The garage door squeaked badly; we reported it.nothing was done, but told not to use. The wrong type of carpeting is installed and its a safety hazard. Our first call in to their office to ask for help, we were dismissed and sworn at. We had no help from them. So we lived with what we were given. We rigged the dishwasher with a wine cork. We put carpets over the carpet. We cleaned what wasnt cleaned except spider webs, which are 30 feet off the floor. We lived around property owners property. the garage was unusable due to all the stuff left on the property. We complied with all the rules and kept our place clean. We Hired Horizons carpet cleaners (But they say they had to call in another)we had a large team of friends come in and clean (it was cleaner than when we moved in)and now they wont return our security deposit. I don't live in California anymore and one reason is because of the way I was treated by this company. We paid on time. even the extra they wanted due to our animals. They will whine about the carpet and baseboards but the baseboards weren't even painting all the way. We have a lot of pictures of everything they didn't do.Desired Settlement: I would like all of the security deposit refunded, minus the small office room. Our dogs kept going in there. All other repairs and cleaning done should be on the landlord since they didn't do before we moved in. The place was cleaner than when we moved in, the carpets where cleaned by the same company they use. All the mold, bumps, and dings, 16 light bulbs, GFI plugs, painting through out, were all prior problems. This landlord if making us pay for this prior black mold house.

Business

Response:

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.

Consumer

Response:

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,

Review: We have been waiting on a refund of our security deposit for about 6 weeks. They sent us an estimated copy of our deposit, saying that we owed 11 dollars from a 2600 dollar deposit - claiming paint and cleaning estimates. The place was not painted before we moved in, and we had receipts stating that it was cleaned when we moved out, so the estimates were not in "good faith." I wrote back to them explaining why they were not "in good faith" and I have not heard back from them.I have sent an email to the office manager ([redacted]) trying to get a response, but I am still waiting to hear back.We have had issues with them trying to make us pay for dry rotted fencing, which takes years to accomplish, of which was marked in the move in inspection - that there were issues with the fencing. We have tried to have other things repaired with no success. An example would be the oven, which never was repaired .Desired Settlement: We would like the remainder of our security deposit back.

Business

Response:

As is required by law, we mailed the tenant an Initial Security Deposit accounting on 1-21-14 which was within 21 days of their moving out. Based on the move-out inspection which documented writing, scuffs and stickers on the walls, we held back funds in the Initial Security Deposit accounting for a portion of the painting estimate. The painting was not needed after all as our vendor determined that cleaning the walls would be sufficient. We also held funds for cleaning, maintenance/repairs and screens which were based on good faith estimates for work that was clearly tenant responsibility. The carpets were also stained and had pet damage. The carpet cleaner was able to remove most of the stains and treat the pet damage, so replacement was not necessary. The estimates did not appear to be excessive when taking into consideration the amount of work needed. Ultimately the final charges to the security deposit were less than were indicated on the Initial Security Deposit accounting. We were able to issue a refund to the tenant once all work was completed and the final invoices were received. The Final Security Deposit accounting was completed and mailed on February 26, the same day the tenant filed his complain with Revdex.com.

Sent on: 3/25/2014 10:39:52 PM

Consumer

Response:

I have reviewed the response made by the business in reference to complaint ID [redacted], and find that this resolution is satisfactory to me, but caveat emptor: I provided them cleaning from a carpet company and a professional cleaning company - and was charged twice for cleaning. I could have saved over $600.00 had I just let them clean the house - and not hired my own cleaners.

I have kept the receipts.

Sincerely,

Review: I rented a home in November of 2013 from Horizon Properties. In the walk through, it was noted that the lawns were strewn with leaves and weeds. It also stated that the home was in need of dusting of the blinds and that the grout was stained in the bathroom and that the doorstop was missing in the bedroom. However, when we moved, we cleaned the home thoroughly and even left extra A/C filters in the garage since we purchased a pack of 6 and only used 2. When we finally received a final refund of our deposit along with the bills, we were shocked. They charged us to mow the lawns, which three neighbors were witness to the fact that we mowed the day before moving. We were also charged to blow and rake the leaves. We were charged for doorstops that was never there to begin with as well as the cleaning of the blind slats and the bathroom grout! On top of that, we replaced all of the smoke detector a batteries the morning we moved and they charged us for all new batteries in The alarms as well as to replace all of the light bulbs in the home. One was missing when we moved out and none were burned out. They charged me to haul away two large pots that were in the front yard when we moved in and it even states so on our move in sheet. They are terrible at responding to me and have yet to answer as to why I am responsible to leave the home in better condition than when I moved in. These people use family and friends to do the repairs, and then they charge me for things that are not my responsibility, per the contract.Desired Settlement: I would like a refund for the doorstops, the lawn care, light bulbs, batteries, new toilet seat, house cleaning and hauling of debris to the dump in the amount of $303.75.

Business

Response:

The Move-in inspection reflected that there was a mini-blind that had light dust, but at move-out it reflected that it was actually dirty. There were a few rooms marked as missing door stops but some were replaced and they are now non-operational. There were light bulbs missing, not just burned out but actually missing. Those would be the tenants’ responsibility to replace as they were present when they moved in. There were a few light fixtures noted as being dim. When the globes were removed it showed the bulbs were burned out. The hauling charge was for the broken BBQ in the rear yard and the remnants of the yard clean up. However, the charges for both the hauling and the yard cleanup have been waived by the owner, so the tenant will be receiving a check for $156.75. We are hoping this will be acceptable for the tenant. The cost of cleaning is justified. As the move-in inspections shows the home was professionally cleaned and the move-out inspection shows quite a few areas that were dirty. The cleaning bill was $105.00. This is a fair price for a move-out cleaning. All of our vendors are licensed and insured, and most of our vendors have been with us for over 10 years. We emailed a copy of the move-in/move-out inspection to the tenant and let him know he would be responsible for all charges that were not considered normal wear and tear. The tenant was also given the opportunity for a pre-move out inspection which he declined. At that time we could have shown him what items would have been his responsibility and he would have had time to fix or clean those items before we started the turn over process. I have attached his move-in/move-out inspection for your review. The move-in notes are on the left and the move-out notes are on the right, making it very easy to compare.Please let me know if you need anything else.

Review: The quality of the property in which I left the management to supervise is not left at a appropriate state expected of the management.Desired Settlement: I want the carpet replaced to the previous color, the yard cleaned up, and all necessary repairs to be made, including damage to the paint to the interior of the house.

Business

Response:

The owner is upset that the carpet replacement in the family room

and hall do not match the existing carpet in the bedrooms. He said it is

too dark and demands that the carpet company or Horizon Properties pay for the

replacement. We asked him if he would let us know when and where the carpet was

purchased so that we could provide that information to the carpet company, but he said he did not know. We checked with [redacted] as they are the ones that replaced the carpet, and they said they put in

what they felt would blend the best as they could not match the carpet. We did inform the owner of this at the time.

We had a difficult time renting this property. We

recommended to the owner that all the carpeting be replaced but especially in

the family room and hallway because of severe stains and odors. He did not want

to do any maintenance at the property at all. I, the Broker, had to intervene and

convince the owner to let us replace the carpet in the

family room and hallway using the new tenant's security deposit. We then replenished the deposit by withholding $100 from the rent each month.

The owner specifically told [redacted], our Office Manager, while he was in our office that we were to do

nothing at the property. He and [redacted] agreed that once

he inspected the house he would let us know by email if he wanted us to assign any work. We communicated with the owner about all the work needed but he

told us that he would be taking care of all the work himself with the exception of some

minor hauling.

We cannot live with the tenants, of course, but we do keep an eye on the properties under our care. We do drive-by inspections of every property every three months and interior inspections every year and make recommendations of the work needed after a tenant moves out. If the owner will not or cannot provide necessary information to match the carpet, this will severely impact the carpet company's ability to provide an exact match. I believe the carpet company did the best job they could under the circumstances.

Consumer

Response:

These are the before and after pictures of our yard.

Horizon Properties has done a remarkably experienced, knowledgable and professional job in managing our rental properties in the Sacramento area for many years. They have developed useful relationships with vendors for maintenance, eviction attorneys, and local contractors. They almost always respond to problems quickly and efficiently. They have an extensive team of qualified people to provide accounting services (including payment of utility and maintenance bills), move-in and move-out inspections, security deposit administration, inspections for statutory compliance (CO2, smoke detectors, ordinance complaince, pest control, appliance maintenance, etc.), as well as superb leasing services. They preserve and safeguard our property and achieve the best possible cash flow and prompt tenant turn-over with minimal trouble for the owners. Their rental advertising, property descriptions and photos are top notch. Their up-to-date knowledge of the local rental market has often helped us to re-rent without losing a single month's rent. Their tenant screening, including tenant credit reports, tenant applications and background checks is completely thorough and trustworthy. For this unmatched range of excellent services, they charge amazingly competitive fees. Having extensive personal experience on the commercial side of the property management industry, I have a great appreciation for the effort required to achieve Horizon's level of excellence in the management of residential real estate.

These people are terrible! I have submitted a complaint regarding my deposit here. Vicki at Horizon is horrible along with several others' customer service! They don't care about anyone. The owner snapped pictures of my entire house as I was putting my daughter down for a nap. I complained and found out she was the owner and said unauthorized it. Why would I complain if I authorized it, if I had a choice I would have said no! Oh and I've been trying to contact them after my attorney wrote a demand letter and they didn't respond within the 10 days. After a month and a half later I finally got Vicki on the phone because she answered the original call rather than the receptionist. I got hung up on. Got her again and just lied. I think they set up my house saying there was a "crackhead" on there. Still a week later I am still trying to get a response and the money back. I'm not even asking for all of it just the money I know I should have! I have been so sick because of how horrible they are. Not to mention it reduces my breast milk because of my stress and that affects my children!!! They have horrible horrible customer service!

Horizon Properties is an Awesome Management Company. I have been a tenant for over 5 years and they have always strived to provide excellent service, especially since [redacted] has been on board. He is the Best. Kudos! Whenever we call, he is definitely there 24/7; rain or shine. He is very efficient to say the least. The entire staff that I have dealt with from the receptionist to the Inspectors to the management team which include [redacted] and [redacted], have always followed up with me in a timely manner to ensure all of our needs are met. The vendors they use are totally awesome as well. Always professional. They provide excellent customer service and satisfaction. It is greatly appreciated and I will definitely tell all of my friends.

Review: Per Civil Code 1950.5 Horizon Properties has failed to return our security deposit within the time frame set by law (approaching 60 days since moving out). We have all documentation including photos and correspondence regarding our "showing of the property", providing them with the appropriate "move out" date, and the excellent condition of the property upon moving out (based on the condition of the property at the time of our move in). They have provided a fictitious "initial security deposit accounting invoice"; for example, the invoice shows a $200 estimate for the cleaning of drapes/blinds, but when I called [redacted] states no work has at the property since our moving out, and no invoice exist.Desired Settlement: Full deposit in the amount of $2,139.68.

Business

Response:

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] 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 again. From: [redacted] Sent: Tuesday, December 09, 2014 11:37 AMTo: [redacted]Cc: 'J[redacted]Subject: RE: [redacted] Please thank Mr & Mrs [redacted] for us as well as ignore any documents they may receive from us. Thanks again and take care :) [redacted] fax[redacted] Please click the link below to join Horizon Properties in the [redacted]