RHKC has sent you all of the emails and information about the claim...bottom line RHKC doesn't control the security deposit refund...the owner doesAs stated in the lease if the renter felt that the security deposit was less than expected he should have directed his it to the ownerNot rental home KC Per the lease the renter was in the lease and it is his responsibility to have the lawn mowed until the final day of the leaseHe agreed to that at the time he signed the lease
RESPONSE from Rental Home KC:
The
mowing issue is very simple. The tenant’s lease expired on 5/31/14.
He chose to move out earlier in the month, but remained responsible for rent,
utilities and lawn maintenance until the end of May (per the
lease). Two weeks...
after he moved RHKC asked him to mow and he did
so on 5/22. Nine days later the grass was very tall –
exceeding both city and HOA limits - and RHKC had received complaints from
neighbors, so we had it mowed at his expense. (Tenant is responsible for
this expense)
The
first time RHKC heard of a problem, with the door, was when a RHKC agent tried
to do a showing. When the agent was at the house and the storm door was
locked. (This is when the tenant still was living in the home) The
tenant’s explanation was that the door would fly open if the deadbolt on the
storm door wasn’t locked. The striker plate was removed, so the door
would latch. After the tenant moved out, we had a contractor make
sure the problem was corrected, that is when he discovered the door frame was
split from top to bottom, through the hinges. He felt this would only be
caused by the door being pushed open past the limits of the hinges.
The
tenant’s first response to being charged for repair was to claim that the door frame
was rotten and the door did not work correctly since they moved in.
However, they had never reported any problem with the door – until we
encountered the problem around May 1, 2014. The home was purchased
a week prior to the [redacted]’s moving in. There was no mention on the home
inspection that the split door frame was broken…it would have been noted in the
inspection. The [redacted]’s never reported it the entire 2 years they had lived
there. (They had submitted 11 requests for items needing repaired while in the
lease, none of which mentioned the door.
Post
move out…The tenant claimed the door was damaged after he moved out, the
opposite of the original story. He continued to have access to the
house and was in and out of the house multiple times between moving furniture
out and the end of the lease on 5/31.
Although
nothing in Kansas law or in the lease required it, the homeowner generously
offered to allow the tenant to have a competent repairman inspect the door and
do the repair. The tenant never responded to that offer.
The
tenant indicates that since the door frame had not yet been repaired (it was
temporarily reinforced to avoid further damage) he does not have to pay for
it. The damage has been done, so the owner is financially damaged,
regardless of the timing when the door is/was replaced. (This is
the same as a tenant being charged for a carpet stain even though the carpet is
not immediately replaced by a landlord.)
The
tenant did not include in his complaint that he failed to have the house
professionally cleaned as clearly required in the lease. The owner waived
that requirement. (Average house cleaning
for a 4 bedroom home is $250.) Mr. [redacted] also failed to mention that
three rooms had extensive dirty hand prints and some black [redacted]s on the
walls. (The entire house was repainted just before the tenant moved in.)
Instead
of charging for repainting which would have been clearly justified, the walls
were scrubbed (tenant had an opportunity to do this but did not) and RHKC did
not charge for that service. The painting and cleaning costs
would far exceed the amount he indicates that
he was overcharged for the door.
The
tenant states the attempts to resolve this matter were ignored, but we have several emails back and forth with
the tenant during that time period that explain the issues and extend the offer
to allow him to have the door frame repaired. (See attached)
The
tenant was notified of the deductions from their deposit within 30 days of the
end of their lease, as required by Kansas law. The law states that
disputes regarding security deposits are to be addressed in small claims
court. Since the tenant has made no such claim in the 45 days
between receiving the itemized statement of deductions and filing this
complaint, we assume he realizes his claims are without sufficient merit.
Ultimately,
the lease is a contract between the owner and the tenant…the owner elected to
charge Mr. [redacted]’s security for these items (as well as others) and RHKC feels
that the owner fairly charged him. Rental Home KC cannot be held
responsible for what the owner “chooses” to charge a renter for the damage that
they did.
Rental
Home KC has rented over 700 houses in the past 7 years and this is only the 2nd
complaint ever filed with the Revdex.com…the first was without merit as is this one.
Please
let me know if you have any other questions,
All
the Best,
[redacted]
[redacted]
Owner
Rental
Home KC
PS
The homeowner has also offered to write a letter to the Revdex.com if needed to
explain his side of the story if
needed. His name is [redacted] and his phone number is
###-###-####. He did an excellent job getting the house ready for the
[redacted]’s to move in. He closed on a Thursday of a Holiday weekend and in 6
days had the entire interior of the house painted, replaced almost all the old
light fixtures and towel bars, put in all new carpet and a new microwave and
had lawn sprinkler repaired. Within a month had the all of the back
windows in the house replaced. I believe this owner was very fair in the
security deposit refund to the [redacted]’s.
Email thread attached.
11 work orders during their lease – not including sprinkler
turn on/offs, gutter cleaning, rekey
05/31/13 Ceiling fan smoking
07/10/13 Hot water faucet in ½ bath won’t shut off
completely
07/18/13 Dish washer shuts off a few minutes after
cycle starts
09/03/13 Toilet tank lever broke off
09/03/13 Exhaust fan in bath not working
09/03/13 Wind storm blew off 1 or more screens
09/09/13 Replace storm window blown off and broken in
storm
09/19/13 Repair roof/flue to stop water leak showing
in basement
10/19/13 Furnace shut off and wont restart
11/04/13 Garage door broke loose from track
02/08/14 Hall bath tub drain clogged
RHKC has sent you all of the emails and information about the false claim...bottom line RHKC doesn't control the security deposit refund...the owner does. As stated in the lease if the renter felt that the security deposit was less than expected he should have directed his it to the owner. Not rental home KC.
Per the lease the renter was in the lease and it is his responsibility to have the lawn mowed until the final day of the lease. He agreed to that at the time he signed the lease.
RHKC has sent you all of the emails and information about the claim...bottom line RHKC doesn't control the security deposit refund...the owner doesAs stated in the lease if the renter felt that the security deposit was less than expected he should have directed his it to the ownerNot rental home KC Per the lease the renter was in the lease and it is his responsibility to have the lawn mowed until the final day of the leaseHe agreed to that at the time he signed the lease
RESPONSE from Rental Home KC:
The
mowing issue is very simple. The tenant’s lease expired on 5/31/14.
He chose to move out earlier in the month, but remained responsible for rent,
utilities and lawn maintenance until the end of May (per the
lease). Two weeks...
after he moved RHKC asked him to mow and he did
so on 5/22. Nine days later the grass was very tall –
exceeding both city and HOA limits - and RHKC had received complaints from
neighbors, so we had it mowed at his expense. (Tenant is responsible for
this expense)
The
first time RHKC heard of a problem, with the door, was when a RHKC agent tried
to do a showing. When the agent was at the house and the storm door was
locked. (This is when the tenant still was living in the home) The
tenant’s explanation was that the door would fly open if the deadbolt on the
storm door wasn’t locked. The striker plate was removed, so the door
would latch. After the tenant moved out, we had a contractor make
sure the problem was corrected, that is when he discovered the door frame was
split from top to bottom, through the hinges. He felt this would only be
caused by the door being pushed open past the limits of the hinges.
The
tenant’s first response to being charged for repair was to claim that the door frame
was rotten and the door did not work correctly since they moved in.
However, they had never reported any problem with the door – until we
encountered the problem around May 1, 2014. The home was purchased
a week prior to the [redacted]’s moving in. There was no mention on the home
inspection that the split door frame was broken…it would have been noted in the
inspection. The [redacted]’s never reported it the entire 2 years they had lived
there. (They had submitted 11 requests for items needing repaired while in the
lease, none of which mentioned the door.
Post
move out…The tenant claimed the door was damaged after he moved out, the
opposite of the original story. He continued to have access to the
house and was in and out of the house multiple times between moving furniture
out and the end of the lease on 5/31.
Although
nothing in Kansas law or in the lease required it, the homeowner generously
offered to allow the tenant to have a competent repairman inspect the door and
do the repair. The tenant never responded to that offer.
The
tenant indicates that since the door frame had not yet been repaired (it was
temporarily reinforced to avoid further damage) he does not have to pay for
it. The damage has been done, so the owner is financially damaged,
regardless of the timing when the door is/was replaced. (This is
the same as a tenant being charged for a carpet stain even though the carpet is
not immediately replaced by a landlord.)
The
tenant did not include in his complaint that he failed to have the house
professionally cleaned as clearly required in the lease. The owner waived
that requirement. (Average house cleaning
for a 4 bedroom home is $250.) Mr. [redacted] also failed to mention that
three rooms had extensive dirty hand prints and some black [redacted]s on the
walls. (The entire house was repainted just before the tenant moved in.)
Instead
of charging for repainting which would have been clearly justified, the walls
were scrubbed (tenant had an opportunity to do this but did not) and RHKC did
not charge for that service. The painting and cleaning costs
would far exceed the amount he indicates that
he was overcharged for the door.
The
tenant states the attempts to resolve this matter were ignored, but we have several emails back and forth with
the tenant during that time period that explain the issues and extend the offer
to allow him to have the door frame repaired. (See attached)
The
tenant was notified of the deductions from their deposit within 30 days of the
end of their lease, as required by Kansas law. The law states that
disputes regarding security deposits are to be addressed in small claims
court. Since the tenant has made no such claim in the 45 days
between receiving the itemized statement of deductions and filing this
complaint, we assume he realizes his claims are without sufficient merit.
Ultimately,
the lease is a contract between the owner and the tenant…the owner elected to
charge Mr. [redacted]’s security for these items (as well as others) and RHKC feels
that the owner fairly charged him. Rental Home KC cannot be held
responsible for what the owner “chooses” to charge a renter for the damage that
they did.
Rental
Home KC has rented over 700 houses in the past 7 years and this is only the 2nd
complaint ever filed with the Revdex.com…the first was without merit as is this one.
Please
let me know if you have any other questions,
All
the Best,
[redacted]
[redacted]
Owner
Rental
Home KC
PS
The homeowner has also offered to write a letter to the Revdex.com if needed to
explain his side of the story if
needed. His name is [redacted] and his phone number is
###-###-####. He did an excellent job getting the house ready for the
[redacted]’s to move in. He closed on a Thursday of a Holiday weekend and in 6
days had the entire interior of the house painted, replaced almost all the old
light fixtures and towel bars, put in all new carpet and a new microwave and
had lawn sprinkler repaired. Within a month had the all of the back
windows in the house replaced. I believe this owner was very fair in the
security deposit refund to the [redacted]’s.
Email thread attached.
11 work orders during their lease – not including sprinkler
turn on/offs, gutter cleaning, rekey
05/31/13 Ceiling fan smoking
07/10/13 Hot water faucet in ½ bath won’t shut off
completely
07/18/13 Dish washer shuts off a few minutes after
cycle starts
09/03/13 Toilet tank lever broke off
09/03/13 Exhaust fan in bath not working
09/03/13 Wind storm blew off 1 or more screens
09/09/13 Replace storm window blown off and broken in
storm
09/19/13 Repair roof/flue to stop water leak showing
in basement
10/19/13 Furnace shut off and wont restart
11/04/13 Garage door broke loose from track
02/08/14 Hall bath tub drain clogged
RHKC has sent you all of the emails and information about the false claim...bottom line RHKC doesn't control the security deposit refund...the owner does. As stated in the lease if the renter felt that the security deposit was less than expected he should have directed his it to the owner. Not rental home KC.
Per the lease the renter was in the lease and it is his responsibility to have the lawn mowed until the final day of the lease. He agreed to that at the time he signed the lease.