Monroe Chiropractic Clinic, Inc

Emerald Real Estate Management, LLCTo whom it may concernWe manage the rental property located at [redacted].All of our communications with our tenants is by emails and letters, so we have a written record of the contacts and any problems or repairs needed.We have had several...

email contacts over the past year with this tenant, and have always been able to maintain good communication and a timely response to any problems or maintenance we were notified about.I have reviewed all of our email communication to and from the tenant, and I see no indication of a communication problem (we have been timely in all of our contacts with the tenant). Tenants do not always agree with our evaluation of the rental property when they move out, so we do very detailed walk-in and walk-out inspections.We use a software that documents the condition of the Yard, Property, and Cleaning both in writing and with pictures.A picture is worth a thousand words when it comes to determining the shape and condition of a property, as well as monitoring wear and tear.We average around three hours to complete an inspection, so again I state that the inspections are very detailed.When the tenant moved in we did our walk-in inspection, fully documenting the condition of the property.From our inspection we then generate a PDF copy of the inspection, which includes all of the pictures taken as well as written descriptions of any noted problems or issues.We then email a link to an online copy of the inspection PDF (emailed to this tenant November 2014) so that the tenant can see, download, and print out a copy of the inspection and pictures.We encourage all of our tenants to download and review these reports, so they can add any undocumented repairs needed, as well as see what we will require of them when they move out.By our lease......They are required to return the property to us in the same condition that the property was in when they rented it from us and took possession of their rental.When the tenant moved out we then did a walk-out inspection.Again a PDF copy of the inspection is online, and we again emailed (emailed to this tenant November 24th 2015) a link to the repord for them to access, review, print out, or compair.I will try to address the issues with the tenants complaint, which appears to be a dispute over the tenants deposit monies that we used to repair and clean the property.The tenant insisted very aggressively that they had the carpets steam cleaned.They stated that we can not charge them for the carpet cleaning, which they already paid for.On our inspection the carpet flooring did not look like it had been steam cleaned, and there was an odor to the carpet.When we tried to address the carpet not being cleaned the tenant stated that they would furnish us with a receipt for the steam cleaning to prove that they had complied with the lease.As of today's date We have not received a copy of their receipt. They did tell me that the carpet cleaning had been performed by [redacted].We request a copy of the receipt as we can and have called vendors back to re-do a job that was not done to our satisfaction. When the receipt did not materialize we then contacted [redacted] directly and were informed by them that they did clean one room (the Living room) only, not the whole house.They were contracted with the tenant to clean the living room only.They then informed us that there was excessive dog hair and dirt in the carpet that they could not remove.We did not recall [redacted] to re-do the carpet because we did not feel that the carpet that was cleaned was cleaned properly by them in the first place.We would have also had to arrange for someone else to steam clean the remaining carpets, as [redacted] had no obligation to clean carpets that they were not originally contracted for.The tenant insisted that they cleaned up the yard.The tenant has a pet dog, and there was excessive dog fecal material scattered around the yard and mixed in with the landscaping.We had to pay for someone to remove the stool from the yard and landscaping and then haul it off as well.The miscellaneous items they are complaining about were explained to them in an email that we sent to them when they started to question the deposit we were refunding to them.There was a remaining balance on the Water bill that was the tenants responsibility to pay. We pro-rated the bill to reflect only the time that the tenant had possession of the property, and that amount was also deducted from their deposit.The house had to be lightly cleaned, as there was a difference of opinion as to the quality of the cleaning that the tenant had done in the house.The property has to be cleaned to our standards for the next tenant, who will note how clean the house was when they moved in.As stated previously, they are required to return the property to us in the same condition that the property was in when they rented it from us and took possession of their rental.The rented property has a water treatment system installed, and by lease the tenant has to maintain the system.There was maintenance on the system and chemicals that needed to be replaced, which were deducted from the deposit as well.There were several light bulbs that were burnt out both inside and outside the house. The tenant stated that all the lights/light bulbs were working when they moved out...when we did our inspection there were several lights/light bulbs that were out.We had to replace any light bulbs that did not light.We have to trust and go on what we see and can document with pictures when we do our inspections..... not what the tenant says.....that's why all the pictures.After we inspect a property we then compare their walk-in inspection and their walk-out inspection to determine what has changed or needs to be addressed.They are required to return the property to us in the same condition that the property was in when they rented it.If you have any questions please don't hesitate to contact us.Respectfully,Patrick L[redacted]###-###-####Emerald Real Estate Management, LLC