Stallard & Associates, Inc.

I have attached the original response to our resident, which should have been attached to the first email I sent to you on June 15, which was meant to be our responseIn it, I respond directly to our resident to to the complaints; as she had originally called our office and complained as well, and
a response to her directly was already in the works when we received the Revdex.com notice of complaint. At the bottom of the response to her I outline each of her "Desired Settlement" statements and responded to eachI have copied that portion below, but have changed some of the wording and format so that the statements can stand alone vs referring to another document, but the message is still the sameIf you prefer not to go through all of the communication, you may use the information below as our responseI did make one adjustment. In my original letter to our resident, I refer to the boy that came into the office with her year old daughter as the girl's brotherTo clarify, it was actually not her brother, but a another year old boy, and I am making that reference change below, which is not in the original document Response to complaint *** Resident asks if all parents received the same letter that she received. Our Response: yes Resident asks when the maintenance staff will be spoken to about walking into her apartment without permission. Our Response: On May 6, a notice was delivered announcing that we would be entering to perform maintenance on May 9, Both team members stated that one member knocked and announced their presence twice upon entering. We make every effort to notify in advance if we can, and to knock and announce our presence upon entering. While it is rare, this does occasionally happen. We are sorry that our resident experienced this Resident would like an explanation as to the closed door conversation with her year old daughter. Our Response: A different resident reported finding a duffel bag outside under her bedroom windowShe was very upset and felt the items were likely the belongings of a homeless man and felt that it was likely someone peeping into her windows, possibly intending harm. The manager got the bag and went through it's contents, asked around a little and determined that the bag appeared to belong to a child in the resident's householdThe manager left a message on the resident's voicemail that he had a duffel bag that he thought belonged to them and to please come to the office to pick it upResident's daughter and another boy came into the office and said that they were there to get the duffel bagOther customers were in the outer office, so the manager asked the resident's daughter and the boy with her to step into his officeHe closed the door and asked a few questions about the duffel bag, advised the girl that the location of the duffel bag had frightened another resident, and he advised her that her brothers needed closer supervisionA more detailed description about the conversation was sent to our resident; however, the door was closed out of respect for the family's privacyThe resident's daughter was never alone with the manager, and the office has large windows; so although no one could hear the conversation, everyone could see inside. Resident asks that the manager leave her children alone, stop talking to them and taking pictures of them. The manager has only addressed the children when they have been involved in an issue. The first, the resident’s child was with, or a witness to children tearing up our property. The video taken to record the damage as well as those involved, and was justifiedThe resident, as the parent, was contactedThe second, was when the resident’s child’s items were found in the above described circumstanceThe resident, as the parent, was contacted, and the resident chose to send her year old daughter and another boy to the office We hope this answers and clarifies her questions and concerns

Constantly going through managers, so you never see the same manager twiceLied about items still being in the apartment that were most definitely moved, as well as claimed we gave them "insufficient notice" on moving out (we gave them exactly days) and billed us for their own falsehoodsAwful apartment structure - the maintenance man had to constantly come in to fiddle with out thermostat, which controlled the temperature for our whole blockA remote control thermostat is equal to or less than 100$, and since we were the control apartment, we would freeze in the summer and burn up in the winter - we had to constantly open windows during the coldest, snowiest nights just so we wouldn't overheatDo not waste your money at this awful, awful place

Mr*** stated he felt a rent increase that took effect on 8/1/was not justified due to lack of notificationHe states, "Had I known the specific rate for the rent beginning
August 1, 2014, would have paid what was required." Unfortunately (Kara ***) the property manager handing Pennwood Townhomes (where Mr*** lives) Is no longer employed by Stallard (as of 12/10/14), and we are unable to find out exactly what communications might have taken place, but our policy is to try and talk to residents directly vs a (more impersonal) letterWe assume that because there is no copy of a letter in the file, Kara spoke with Mr*** on the phone about his lease expiration and the options available to himWe do know that on 3/26/14, the owner of our management company sent an email to Kara with the list of leases that were expiring in May, June and July of 2014, there are a total of expiring leases there are no other known problems where the resident didn't sign a new lease and wasn't aware of an increased monthly rental rateBelow is the header of that email, showing the date and Kara as one of the recipients: From: Greg Stallard (mailto:[email protected]) Sent: Wednesday, March 26, 12:PM To: Frontdesk; Cassie; Kara ***; Rick *** Cc: infotastallardonile.com; c***@stmllardonline.com; Kim *** Subject: May-July dwtn lease renewals See attached new lease renewal ratesIf you see something that appears to be wrong let me knowGreg Stallard We had considered sending you the attachment also, but due to privacy reasons (there are other names and sets of phone numbers), we have not included it in our response
One important thing we do know is thisthe lease is clear that staying after the lease ending date (7/31/14) triggers a rent increase (bold-underline added for emphasis),
HOLDING OVER: Any holding over by the Tenant upon expiration of this lease agreement shall not be deemed as an extension or renewal of this lease, but shall be deemed a monthly lease subject to all the conditions of a current lease and current community rules, along with any fees reserved for such termsRefusal to sign a current lease and community rules at lease end does not release Tenant's responsibility to comply with all current lease and community rules, fees, and stipulationsIn additiona rent premium will be charged for each month the tenant is on the monthly statusNotwithstanding any other communications that were likely, this provision along makes it clear the cost will increase when a lease expires and is not renewed for another specific period of timeIf Mr*** would like to sign a 6-month or a 12-month lease, we would provide him with a credit for the disputed $105.00, otherwise we feel the amounts charged to Mr*** account are justified and no adjustment should be necessaryIf the Revdex.com has any questions of us, we will do our best to answer them, in the hope of coming to a fast, fair resolution of this matter, Thank you for the chance to provide this informationIn summary,
Sincerely,
Jim ***
Stallard & Associates, Inc

Stallard & Associates complaint response The complaint of mold in the bathroom has been addressed. The building in which the complainant resides was built over years ago. Due to the building construction, bathroom vents cannot be installed in
the ceiling to vent to the outside. Ventilation for bathrooms was provided by a window located on the shower wall. This window still exists and is functionableWithout opening the window, minor amounts of surface mold can be expected to form on the ceiling and around the window area. We intend to replace small sections at the top of the bathroom window that have excessive buildupThese areas are located behind the window blind on each corner of the bath windowThe area on each corner that will be replaced is roughly inches wide by 4” long. All other areas of the bath ceiling are free of mold as of our last visit to the apartment on 12/23/2016. We have attempted to contact the tenant this week to arrange a convenient time for them that would allow up to replace the sections around the bath window. As of 12/23/2016, the tenant has not returned our calls. Unless they advise us differently, our intentions are to replace these areas the week of 12/27/ The Complaint of odor coming from pipes, vents and an electrical box were addressed last month. The only area that could be determined that an odor was coming from was the plumbing chase located in the back bedroom. This area does have an access panel that cannot be completely sealed so that the plumbing to the bathroom can be accessed when needed. It was determined the odor that the complainant was experiencing was coming from the occupants below. (At that time we addressed this issue with those tenants) The plumbing chase extends into the unit below and has an access panel located in the bedroom below the complainant. As this problem was being addressed with those living below, a temporary section of tape was applied around the access panelOur intentions are to remove the tape when replacing the area noted around the bath window and apply another type of adhesive around the access panel. At this time we feel that no further odor problem has or will occur. Also, we have surveyed the adjoining neighbors of the complainant and no reports of odors have been reported from those residents We feel that we have addressed the complainants issues as efficiently as possible and that the odor issue has been resolvedAs noted above, the last remaining issue around the bath window will be resolved next week. Scott Stallard

The ***’s did occupy a townhome at Winding Brook Apartments, which our company manages. We do not know who they might have spoken to at what time, what might have been said, and how it might have been understoodThis is the reason we utilize a written Lease Agreement, which we are
attaching to our email response. The ***’s signed such a written agreement (Cory on 1/26/15, and Haley on 2/2/15). Their lease started 2/1/and was set to end on 6/30/ In this Lease Agreement, paragraph one states no verbal agreement may alter any part of the lease. The Lease Agreement also clearly covers the costs incurred with an early termination of the lease, which includes a penalty that is equal to two month’s rent, to be paid on or prior to the actual vacate date. The ***’s vacated on 6/8/15, but did not pay the required termination fee For these reasons, our final accounting of their account included the “delinquent” amount of $1,in the letter we prepared on July 9, and was mailed within a day or two of that date. The language in the letter that was sent instructs the recipient that failure to respond within days of the date of the letter would subject them to legal action. However… the letter does not require payment within days. Even though the lease clearly calls for payment prior to the move-out date, the letter states, “you must pay in full OR CONTACT OUR OFFICE WITHIN DAYS OF THE DATE OF THIS NOTICE” (caps added for emphasis). We do work with people and allow a certain amount of flexibility in paying larger balances. Our intent with the language is to make sure people understand there will be consequences of the matter is ignored When Mr*** called our office to protest the amount due and the day time period, there were other statements made which I was attempting to address, when he interrupted me with “listen here ***”, at which point I ended the phone call, because we have a policy of not requiring employees to be subjected to this type of treatment or language. We try our best to be respectful and polite even during differences of opinions, and feel that respect should be reciprocated However as noted, the first contact/phone call had ended prematurely because of Mr***’s behavior, and when Mr*** next contacted us, it was via email and he was asking where and how to make a payment to pay off the balance on his account. We provided that information and he made the payment, closing out his account Regarding the one month delay between the move-out date and the receipt of the letter showing the amount due, Indiana law requires that such letters/notices be given to vacating tenants within days of the move-out date, so we were well within the statutory time limit for such communication. Lastly I would like to add that the ***’s must have been happy renting from us based on the fact that they rented at Ashbury in Kokomo from June to February 2015, then transfer to our sister property Winding Brook and lived there until they broke their lease as previously notedTheir unhappiness occurred at the time they were charged for not fulfilling their leaseNo settlement will be offered In summary, we regret the ***’s are not happy, but we were merely attempting to enforce the terms of a lease that was signed by both parties back in January/FebruaryNo settlement will be offered Sincerely, Jim M***

Revdex.com:
I have reviewed the response made by the business in reference to complaint ID ***, and have determined that the response would not resolve my complaint. For your reference, details of the offer I reviewed appear below
Regards,
*** *** I have rejected and I took this to the civil rights because I told her yes if you read the notes and said we had a on going law suit because the court staff was stealing and writing evictions.I git judgement over them because they also did damage to my car and that's who stallard is to/

Respondent's Answer To Complaint The complainant filled out a rental applicat ion for an apartment at the *** *** ApartmentsComplainant was approved and placed a holding fee of $to reserve the apartmentThe rental application submitted by Complainant is attached hereto as Respondent's
Exhibit #As indicated on the Rental Application: For an apartment to be held, a holding fee must be paid with this applicationPlease note without placing the holding fee pricing and availability may changeLandlord has five business days to check referencesIf application is not approve, your full holding fee we be refundedThe application fee is not considered part of the holding fee and will not be refundedIf I choose not to enter into a lease agreement after an apartment has been reserved for me, Iwill be assessed liquidated damages of $per day from the date of approval to the date of refusalThe date of refusal must be prov ided in writingThese liquidated damages, to which will be added any attorney's fee, cost and expenses incurred by Landlord in the recovery of same, will be due and payable upon demand Complainant placed a holding fee of $on 5/2/to reserve the apartmentComplainant contacted the office on 5/12/to state that they no longer wanted the apartment and asked to have the holding fee refundedComplainant was informed that the holding fee would not be refunded due to the terms and conditions of the application.The complainant was charged a $a day fee for 11days for holding the apartment and cancellingThe charges came to a total of $which was applied against the complainants holding fee of $200, leaving an owed balance of $An itemized billing will be mailed to the complainant

Stallard & Associates complaint response The complaint of mold in the bathroom has been addressed. The building in which the complainant resides was built over years ago. Due to the building construction, bathroom vents cannot be installed in the ceiling to vent to
the outside. Ventilation for bathrooms was provided by a window located on the shower wall. This window still exists and is functionableWithout opening the window, minor amounts of surface mold can be expected to form on the ceiling and around the window area. We intend to replace small sections at the top of the bathroom window that have excessive buildupThese areas are located behind the window blind on each corner of the bath windowThe area on each corner that will be replaced is roughly inches wide by 4” long. All other areas of the bath ceiling are free of mold as of our last visit to the apartment on 12/23/2016. We have attempted to contact the tenant this week to arrange a convenient time for them that would allow up to replace the sections around the bath window. As of 12/23/2016, the tenant has not returned our calls. Unless they advise us differently, our intentions are to replace these areas the week of 12/27/ The Complaint of odor coming from pipes, vents and an electrical box were addressed last month. The only area that could be determined that an odor was coming from was the plumbing chase located in the back bedroom. This area does have an access panel that cannot be completely sealed so that the plumbing to the bathroom can be accessed when needed. It was determined the odor that the complainant was experiencing was coming from the occupants below. (At that time we addressed this issue with those tenants) The plumbing chase extends into the unit below and has an access panel located in the bedroom below the complainant. As this problem was being addressed with those living below, a temporary section of tape was applied around the access panelOur intentions are to remove the tape when replacing the area noted around the bath window and apply another type of adhesive around the access panel. At this time we feel that no further odor problem has or will occur. Also, we have surveyed the adjoining neighbors of the complainant and no reports of odors have been reported from those residents We feel that we have addressed the complainants issues as efficiently as possible and that the odor issue has been resolvedAs noted above, the last remaining issue around the bath window will be resolved next week. Scott Stallard

The [redacted]’s did occupy a townhome at Winding Brook Apartments, which our company manages.  We do not know who they might have spoken to at what time, what might have been said, and how it might have been understood. This is the reason we utilize a written...

Lease Agreement, which we are attaching to our email response.  The [redacted]’s signed such a written agreement (Cory on 1/26/15, and Haley on 2/2/15).  Their lease started 2/1/15 and was set to end on 6/30/16.   In this Lease Agreement, paragraph one states no verbal agreement may alter any part of the lease.  The Lease Agreement also clearly covers the costs incurred with an early termination of the lease, which includes a penalty that is equal to two month’s rent, to be paid on or prior to the actual vacate date.  The [redacted]’s vacated on 6/8/15, but did not pay the required termination fee.   For these reasons, our final accounting of their account included the “delinquent” amount of $1,398.00 in the letter we prepared on July 9, 2015 and was mailed within a day or two of that date.  The language in the letter that was sent instructs the recipient that failure to respond within 14 days of the date of the letter would subject them to legal action.  However… the letter does not require payment within 14 days.  Even though the lease clearly calls for payment prior to the move-out date, the letter states, “you must pay in full OR CONTACT OUR OFFICE WITHIN 14 DAYS OF THE DATE OF THIS NOTICE” (caps added for emphasis).  We do work with people and allow a certain amount of flexibility in paying larger balances.  Our intent with the language is to make sure people understand there will be consequences of the matter is ignored.   When Mr. [redacted] called our office to protest the amount due and the 14 day time period, there were other statements made which I was attempting to address, when he interrupted me with “listen here [redacted]”, at which point I ended the phone call, because we have a policy of not requiring employees to be subjected to this type of treatment or language.  We try our best to be respectful and polite even during differences of opinions, and feel that respect should be reciprocated However as noted, the first contact/phone call had ended prematurely because of Mr. [redacted]’s behavior, and when Mr. [redacted] next contacted us, it was via email and he was asking where and how to make a payment to pay off the balance on his account.  We provided that information and he made the payment, closing out his account.   Regarding the one month delay between the move-out date and the receipt of the letter showing the amount due, Indiana law requires that such letters/notices be given to vacating tenants within 45 days of the move-out date, so we were well within the statutory time limit for such communication.    Lastly I would like to add that the [redacted]’s must have been happy renting from us based on the fact that they rented at Ashbury in Kokomo from  June 2013 to February 2015, then transfer to our sister property Winding Brook and lived there until they broke their lease as previously noted. Their unhappiness occurred at the time they were charged for not fulfilling their lease. No settlement will be offered.   In summary, we regret the [redacted]’s are not happy, but we were merely attempting to enforce the terms of a lease that was signed by both parties back in January/February. No settlement will be offered     Sincerely,         Jim M[redacted]

Following is the response from Stallard & Associates regarding the complaint from [redacted], [redacted]. This unit was leased by [redacted] on October 11, 2014.   [redacted] applied to be added to the lease agreement on...

February 7, 2015. As of today, [redacted] is the only occupant listed on the lease agreement. Our policy on pest control along with the bed bug addendum signed by [redacted] is attached to this email and will be referenced. As noted on the complaint statement the first bedbug inspection revealed no signs of bedbugs.  When another request to inspect for bedbugs was turned in for the apartment the following month two inspectors were sent to perform an inspection. During this inspection 1 bedbug was found.  The area where it was found was treated.  It’s important to note that trying to find signs of bedbugs to determine their presence and if treatment is needed can be very time consuming and in cases such as this apartment very hard to determine.  [redacted] was not charged for the inspection or the treatment done to the area where bedbugs where found.  This initial service is a complimentary one that we provide.  We are not in the business of charging tenants for a service if we cannot justify it being performed.  That is why bedbug treatment was not initially suggested.  As noted in the bedbug addendum the tenants are responsible for the cost of treatment of bedbugs.  The complaint states that they are prohibited from calling a pest control company on their own. The bedbug addendum states that a management approved licensed pest control person must do the inspection and or treatment.  See attachment. Item 5. The treatments that we provide are usually the best option for tenants as we are able to have them performed at a discounted level that is not available to the tenants.  The complaint states that we failed to provide monthly pest control when the technician was on vacation.  The terms of our lease state we provide periodically preventive maintenance. We may choose to perform this monthly however not required per the terms of the lease agreement.  See attached. It’s important to note that the apartment was occupied for over 7 months before a report of bedbugs was called in to the office.  Bedbugs are the ultimate hitchhiker and could have easily been brought into the apartment unknowingly during this time. While we are not trying to blame the problem on the current tenants of the apartment however there is no way of knowing how the bugs entered the apartment.  We understand the stress that comes with having unwelcomed visitors in one’s apartment and feel that we provide honest and affordable recommendations when a problem is found.     Solution: After the determination of bedbugs on Thursday June 26th, 2015 a treatment plan has been agreed upon between Stallard & Associates and the tenants of the unit.  Thank you,   Scott  S[redacted] Stallard & Associates

The Complainant filled out an online rental application for a one bedroom apartment The Rental Application submitted by the Complainant is attached hereto as Respondent's Exhibit #1.As indicated on her Rental Application, the Complainant responded to the question "have you ever been a defendant in...

an unlawful detainer (eviction) lawsuit or defaulted (failed to perform) any obligation of a rental agreement or lease?" by stating "no." In addition, the Complainant responded to the question "have you ever broken a lease or been evicted?" by stating "no." Finally, the Complainant declared that all of the statements in her Rental Application were true and complete by signing and submitting her Application on 6/12/2015.During the usual and customary processing and background check conducted as a result of her Rental Application, it became clear that the Complainant provided false information on her Application. Specifically, the Complainant was clearly named as a Defendant in the case of Willowbrook Lake Apartments v. [redacted], et al. which was filed on 12/17/2012 under Cause No. [redacted]. In that matter, the Plaintiff was awarded a judgment in the sum of $1943 plus court costs as damages due to her breach of the obligations contained in her lease. As a result, it is obvious that the Complainant has been a Defendant in a prior eviction lawsuit, and has previously breached a lease. Prior to the findings mentioned above the Complainant's application was submitted to CoreLogic [redacted] which runs all rental applications for Stallard & Associates.lnc. [redacted] provides a recommended decision based on applicants credit history, debt, income, etc.. The decision that was received on the Complainant was a Decline. Based on the [redacted] decision and the judgement against the Complainant that was found no housing options were offered to Complainant.The Complainant's statement that her application was not processed is obviously false. The Complainant completed an online application and paid for her application with a credit card. Lastly, the Respondent has no involvement with the management or ownership of Shadeland Terrace or Van Rooy, which the Complainant states took $86 dollars and is asking for in her desired settlement from Stallard & Associates..The Complainant's desired settlement from an application that was submitted to Stallard & Associates 22 month ago is based on obvious false claims submitted by the Complainant. Therefore, no refund of an application fee will be provided.Thank you,Scott Stallard Rental Application for [redacted]20 - One Bedroom[redacted]ubmitted Via Website on 06/12/2015 at 01:25 PM dvertised Rent: 485.00esired Move In: 07/01/2015Applicants FA 6?1 #1[redacted]DependentsFirst Na Last Name Relationship Date Of Birth[redacted]Pets VehiclesReferencesEmergency Contact Applicant did not provide any pets.Applicant did not provide any vehicles.Applicant did not provide any references.  Name [redacted]Phone Number [redacted] Residential HistoryCurrent Address [redacted]
[redacted]Resided From October 2014 to - Monthly Rent 670.00Manager herb - Phone Number: (877) 582-7162 Reason for leaving income lostIncomeEmployment DetailsApplicant did not provide any employment details.Additional IncomeMonthly Income ource1,392.70 sSi,sSi Personal Information   Date Of Birth [redacted]   SSN [redacted]   Drivers License [redacted]   State IN  Financial Information Bank AccountsCredit Cards Applicant did not provide any bank account information.  Applicant did not provide any credit card information.QuestionsHave you ever been a defendant in an unlawful detainer (eviction) lawsuit or defaulted (failed to perform) anyobligation of a rental agreement or lease? NoHave you ever been convicted of a felony? NoHave you ever filed suit against a landlord? Yesbecause I had a on going lawsuit if them and they was trying to say we was wrong when they was.Do you have a water bed, an aquarium or any other water filled furniture? NoAre you a smoker? NoHave you ever broken a lease or been evicted? NoDoes the applicant require a reasonable accommodation? If so, the specific request should be made on a separate "Reasonable Accommodation Request Form" and submitted to management. Final decision shall be made by executive management only.NoHow did you hear about us? Stallardonline.com Apartments.com Google etc. (if a referral, please list the referring tenant below)Noalways pass by the property Terms of AgreementBy checking the box and typing your full name in the space provided below, you declare that all your statements in this application are true and complete. By submitting this electronic application, you authorize Stallard & Associates, Inc. to verify this information through any means, including any consumer or criminal record reporting agencies, personal and professional references, employers and other rental housing owners. If you fail to answer any question or give false information, the property may reject your application, retain all application fees and deposits as liquidated damages for its time and expense, and terminate your right of occupancy. You further authorize Stallard & Associates, Inc. to obtain from any law enforcement agency, present or past employer or supervisor, landlord, finance bureau/office, credit bureau, collection agency, college, university or other institute of learning or certification, private business, military branch or the national personnel records center, personal reference and/or other persons, and authorize the same to give records or information that they may have concerning your criminal history, motor vehicle history, earnings history, credit history, character, employment records, record of attendance and earned degrees or certificates, or any other information requested, whether the said records are private or public, and including those which may be deemed to be privileged or confidential in nature and you irrevocably and unconditionally release all such persons, including any named or unnamed informant, from any liability resulting from the furnishing of this information.You also acknowledge that our privacy policy is available to you.X I have read and accept the Terms of the Application Agreement.X [redacted] Date: 06/12/2015

Revdex.com:
I have reviewed the response made by the business in reference to complaint ID [redacted], and have determined that the response would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
The statements made by Scott S[redacted] in the response from Stallard and Associates are primarily false statements.In regards to our lease and occupancy: My name should be on the lease, as of the time of the application in January. We were told by Justin P[redacted] that submitting the paperwork and a $25 fee would add my name to the lease. We asked if there was anything further to be done, and we were told no, that would make it official. There is no reason for my name not to be listed as an occupant except incompetence on the part of Stallard's staff. Since it seemed to confuse Scott S[redacted] in the original complaint, for the purpose of this response, "we" refers to either or both occupants - it would be redundant for us to file separate complaints, so we are filing this jointly, but there is only space to list one name on the Revdex.com form.In reference to the second inspection: [redacted] spoke to Mike, Stallard's pest control technician, on Friday, June 26, 2015. Mike stated that the second inspection of the apartment was performed by one technician, not two, and that it was just done by Scott, who is usually a maintenance technician. Despite being the person in charge of treating pests, Mike had not seen the apartment himself until Tuesday, June 30, 2015, when he entered the apartment for the treatment. He also stated that Stallard's policy is that if they find one bedbug during an inspection, they immediately leave the apartment and recommend a thorough bedbug treatment. Therefore, saying that the technician found "one bedbug" does not accurately reflect the condition of the apartment, and saying there were two technicians is false. According to Mike, upon finding that bedbug, Scott discontinued his search and informed Justin that treatment would need to be done, without any further investigation. It is untrue to state that there was "one" bug, because they didn't look any further after they found that one.In reference to the free treatment: I'm not sure what "free" treatment they are referring to, but we have a receipt for $175 that it cost us to get the treatment done after their second inspection. After the second inspection was completed, we contacted Justin P[redacted], the property manager, to find out the results, because Stallard failed to contact us after the inspection was completed. Justin stated that a full bedbug treatment needed to be done. He told us that it was actually "a pretty bad case". He stated that the treatment would cost $40/hour, with 4-5 hours needed for the initial treatment and two visits of one hour each for follow-up treatments. Either Scott Stallard's implication of "one bedbug" and "free treatment" is a lie, or Justin lied to me during our call and we paid $175 for nothing - both sets of statements cannot be true.In reference to using outside agencies that are approved by Stallard: I asked Justin P[redacted] during our conversation about treatment pricing if it was possible for us to utilize any other options, or if we had to use their pest control employee, since they clearly weren't even capable of FINDING the bugs during their first visit. Justin stated that we did not have any other options. We were not interested in minimal cost, we were interested in having the treatment done correctly so that we would not need to repeat it. Mike stated during his phone call with [redacted] that Stallard does not have the same type of equipment that real pest control agencies do, and so they cannot perform the same types of treatments. However, when I asked Justin about what else we were permitted to do, he said there was nothing.In reference to the theory that we brought the bedbugs in: It seems rather unlikely. We have spoken to other residents in our complex who also have bedbugs, and we have taken several photographs of the amount of mattresses and other fabric items that have been thrown away in the dumpster in the past week by various residents. Stallard's stated policy of charging residents for treatment to their unit and potentially any unit who also has bedbugs makes residents less likely to report infestations. There is clearly a bedbug problem in this complex, but because each resident has to pay hundreds of dollars for their own treatment, no one wants to report it. This is a low-income area, and we are fortunate enough to have the means to pay for our treatment, but Stallard should recognize that not everyone does and it is in their best interest as landlords to do everything possible to keep their complexes bug-free. We also noted that the bedbug pesticides Mike spread around the walls to kill the bedbugs are the same pesticides that were on the floor when [redacted] moved in, so this is clearly not the first time they have felt the need to treat for bedbugs.As an added note, if Scott did spot-treat the bug he found, we were not told that he had done so. No one even left a note to say that someone had been in our apartment, let alone that pesticides had been used in our bedroom. We get notes that state someone has been here for "requested maintenance", including when Mike does pest control, so there's no excuse for not leaving a note to say that chemicals had been used.We will absolutely continue to pursue this.
Regards,
[redacted]

Following is the response from Stallard & Associates regarding the complaint from [redacted]. This unit was leased by [redacted] on October 11, 2014.   [redacted] applied to be added to the lease...

agreement on February 7, 2015. As of today, [redacted] is the only occupant listed on the lease agreement. Our policy on pest control along with the bed bug addendum signed by [redacted] is attached to this email and will be referenced. As noted on the complaint statement the first bedbug inspection revealed no signs of bedbugs.  When another request to inspect for bedbugs was turned in for the apartment the following month two inspectors were sent to perform an inspection. During this inspection 1 bedbug was found.  The area where it was found was treated.  It’s important to note that trying to find signs of bedbugs to determine their presence and if treatment is needed can be very time consuming and in cases such as this apartment very hard to determine.  [redacted] was not charged for the inspection or the treatment done to the area where bedbugs where found.  This initial service is a complimentary one that we provide.  We are not in the business of charging tenants for a service if we cannot justify it being performed.  That is why bedbug treatment was not initially suggested.  As noted in the bedbug addendum the tenants are responsible for the cost of treatment of bedbugs.  The complaint states that they are prohibited from calling a pest control company on their own. The bedbug addendum states that a management approved licensed pest control person must do the inspection and or treatment.  See attachment. Item 5. The treatments that we provide are usually the best option for tenants as we are able to have them performed at a discounted level that is not available to the tenants.  The complaint states that we failed to provide monthly pest control when the technician was on vacation.  The terms of our lease state we provide periodically preventive maintenance. We may choose to perform this monthly however not required per the terms of the lease agreement.  See attached. It’s important to note that the apartment was occupied for over 7 months before a report of bedbugs was called in to the office.  Bedbugs are the ultimate hitchhiker and could have easily been brought into the apartment unknowingly during this time. While we are not trying to blame the problem on the current tenants of the apartment however there is no way of knowing how the bugs entered the apartment.  We understand the stress that comes with having unwelcomed visitors in one’s apartment and feel that we provide honest and affordable recommendations when a problem is found.     Solution: After the determination of bedbugs on Thursday June 26th, 2015 a treatment plan has been agreed upon between Stallard & Associates and the tenants of the unit.  Thank you,   Scott  S[redacted] Stallard & Associates

Revdex.com:
I have reviewed the response made by the business in reference to complaint ID [redacted], and have determined that the response would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
The statements made by Scott S[redacted] in the response from Stallard and Associates are primarily false statements.
In regards to our lease and occupancy: My name should be on the lease, as of the time of the application in January. We were told by Justin P[redacted] that submitting the paperwork and a $25 fee would add my name to the lease. We asked if there was anything further to be done, and we were told no, that would make it official. There is no reason for my name not to be listed as an occupant except incompetence on the part of Stallard's staff. Since it seemed to confuse Scott S[redacted] in the original complaint, for the purpose of this response, "we" refers to either or both occupants - it would be redundant for us to file separate complaints, so we are filing this jointly, but there is only space to list one name on the Revdex.com form.
In reference to the second inspection: [redacted] spoke to Mike, Stallard's pest control technician, on Friday, June 26, 2015. Mike stated that the second inspection of the apartment was performed by one technician, not two, and that it was just done by Scott, who is usually a maintenance technician. Despite being the person in charge of treating pests, Mike had not seen the apartment himself until Tuesday, June 30, 2015, when he entered the apartment for the treatment. He also stated that Stallard's policy is that if they find one bedbug during an inspection, they immediately leave the apartment and recommend a thorough bedbug treatment. Therefore, saying that the technician found "one bedbug" does not accurately reflect the condition of the apartment, and saying there were two technicians is false. According to Mike, upon finding that bedbug, Scott discontinued his search and informed Justin that treatment would need to be done, without any further investigation. It is untrue to state that there was "one" bug, because they didn't look any further after they found that one.
In reference to the free treatment: I'm not sure what "free" treatment they are referring to, but we have a receipt for $175 that it cost us to get the treatment done after their second inspection. After the second inspection was completed, we contacted Justin P[redacted], the property manager, to find out the results, because Stallard failed to contact us after the inspection was completed. Justin stated that a full bedbug treatment needed to be done. He told us that it was actually "a pretty bad case". He stated that the treatment would cost $40/hour, with 4-5 hours needed for the initial treatment and two visits of one hour each for follow-up treatments. Either Scott Stallard's implication of "one bedbug" and "free treatment" is a lie, or Justin lied to me during our call and we paid $175 for nothing - both sets of statements cannot be true.
In reference to using outside agencies that are approved by Stallard: I asked Justin P[redacted] during our conversation about treatment pricing if it was possible for us to utilize any other options, or if we had to use their pest control employee, since they clearly weren't even capable of FINDING the bugs during their first visit. Justin stated that we did not have any other options. We were not interested in minimal cost, we were interested in having the treatment done correctly so that we would not need to repeat it. Mike stated during his phone call with [redacted] that Stallard does not have the same type of equipment that real pest control agencies do, and so they cannot perform the same types of treatments. However, when I asked Justin about what else we were permitted to do, he said there was nothing.
In reference to the theory that we brought the bedbugs in: It seems rather unlikely. We have spoken to other residents in our complex who also have bedbugs, and we have taken several photographs of the amount of mattresses and other fabric items that have been thrown away in the dumpster in the past week by various residents. Stallard's stated policy of charging residents for treatment to their unit and potentially any unit who also has bedbugs makes residents less likely to report infestations. There is clearly a bedbug problem in this complex, but because each resident has to pay hundreds of dollars for their own treatment, no one wants to report it. This is a low-income area, and we are fortunate enough to have the means to pay for our treatment, but Stallard should recognize that not everyone does and it is in their best interest as landlords to do everything possible to keep their complexes bug-free. We also noted that the bedbug pesticides Mike spread around the walls to kill the bedbugs are the same pesticides that were on the floor when [redacted] moved in, so this is clearly not the first time they have felt the need to treat for bedbugs.
As an added note, if Scott did spot-treat the bug he found, we were not told that he had done so. No one even left a note to say that someone had been in our apartment, let alone that pesticides had been used in our bedroom. We get notes that state someone has been here for "requested maintenance", including when Mike does pest control, so there's no excuse for not leaving a note to say that chemicals had been used.
We will absolutely continue to pursue this.
Regards,
[redacted]

Revdex.com:
I have reviewed the response made by the business in reference to complaint ID [redacted], and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.The response further proves my claim.  I have been paying rent ($725/month) since August 1, 2014.  No one including the previous property manager notified me of my new rent amount for six months.  I have made a few maintenance requests during this time.  There were a few times I spoke directly to Kara about these maintenance request.  Never did she mention signing a new lease.  Never did she mention the new rent amount.  Never did she mention any outstanding balances on my account.  Furthermore, for six months Stallard and Associates have accepted the rent I was paying ($725/month) without mentioning that I was not paying the total amount. Also, if there is no documentation in my files that states maintenance requests and nothing about leasing information or specific rent on and after August 1, 2014, I do not see how this is the fault of the renter (ie. me).  I can only pay what I know to be the rent amount.When I first moved in, I knew of my rent amount and never paid any less.  Therefore, after a year why would I pay less than my rent amount all of a sudden with the chance of legal action against me. In my rental history I have never paid lower than the documented rent amount.  Why would I start now and continue to do so for six months until the new property manager notifies me.  And even in this instance it was told to me over the phone and not in an official letter from Stallard and Associates.In my past dealings renting apartments they all communicated in written form and placed a copy of all correspondence in my files to verify that I was communicated with.  Can anyone at Stallard and Associates provide such information?As stated in the claim, it seems I am paying for the previous property manager not performing their duties correctly.  This is also stated in the response.  Also, this claim is happening based on assumptions made by Stallard and Associates and not cause of any documentation.  The only documentation that Stallard and Associates can point to is that in my lease it states that after the year lease is up I my rent will increase.  This does not state what the rent increase will be.  This is the basis of this claim and the lack of documentation (and therefore their policies of not corresponding with renters with written letters).If this was a court of law, an assumption that the previous property manager communicated verbally with the tenant would not hold due to lack of evidence.  Evidence would be that a copy of the letter sent to the tenant would be in the files.In conclusion this is a claim for $105 due a process that needs to be improved (verbal discussions that have not happened) instead of clear documentation for specific proof, and due to Stallard and Associates employee not performing duties assigned.  This has nothing to do with me the tenant and not satisfying my rental obligations.
Regards,
[redacted]

I have attached the original response to our resident, which should have been attached to the first email I sent to you on June 15, which was meant to be our response. In it, I respond directly to our resident to to the complaints; as she had originally called our...

office and complained as well, and a response to her directly was already in the works when we received the Revdex.com notice of complaint.  At the bottom of the response to her I outline each of her "Desired Settlement" statements and responded to each. I have copied that portion below, but have changed some of the wording and format so that the statements can stand alone vs referring to another document, but the message is still the same. If you prefer not to go through all of the communication, you may use the information below as our response. I did make one adjustment.  In my original letter to our resident, I refer to the boy that came into the office with her 16 year old daughter as the girl's brother. To clarify, it was actually not her brother, but a another 16 year old boy, and I am making that reference change below, which is not in the original document.   Response to complaint [redacted]     Resident asks if all parents received the same letter that she received.   Our Response: yes.   Resident asks when the maintenance staff will be spoken to about walking into her apartment without permission.  Our Response: On May 6,  a notice was delivered announcing that we would be entering to perform normal maintenance on May 9, Both team members stated that one member knocked and announced their presence twice upon entering.  We make every effort to notify in advance if we can, and to knock and announce our presence upon entering.  While it is rare, this does occasionally happen.  We are sorry that our resident experienced this.   Resident would like an explanation as to the closed door conversation with her 16 year old daughter.   Our Response: A different resident reported finding a duffel bag outside under her bedroom window. She was very upset and felt the items were likely the belongings of a homeless man and felt that it was likely someone peeping into her windows, possibly intending harm.  The manager got the bag and went through it's contents, asked around a little and determined that the bag appeared to belong to a child in the resident's household. The manager left a message on the resident's voicemail that he had a duffel bag that he thought belonged to them and to please come to the office to pick it up. Resident's daughter and another boy came into the office and said that they were there to get the duffel bag. Other customers were in the outer office, so the manager asked the resident's daughter and the boy with her to step into his office. He closed the door and asked a few questions about the duffel bag, advised the girl that the location of the duffel bag had frightened another resident, and he advised her that her brothers needed closer supervision. A more detailed description about the conversation was sent to our resident; however, the door was closed out of respect for the family's privacy. The resident's daughter was never alone with the manager, and the office has large windows; so although no one could hear the conversation, everyone could see inside.    Resident asks that the manager leave her children alone, stop talking to them and taking pictures of them. The manager has only addressed the children when they have been involved in an issue.  The first, the resident’s child was with, or a witness to children tearing up our property.  The video taken to record the damage as well as those involved, and was justified. The resident, as the parent, was contacted. The second, was when the resident’s child’s items were found in the above described circumstance. The resident, as the parent, was contacted, and the resident chose to send her 16 year old daughter and another boy to the office.   We hope this answers and clarifies her questions and concerns.