Stephanie Hug Landlord

2/2/ Revdex.com [redacted] StLouis, MO Re: complaint [redacted] To the Dispute Resolution Department: I received the complaint that was filed by my tenant [redacted] on 1/22/I would like to provide the following detailed response to her claims When Ms [redacted] first moved in the property in December of she had [redacted] out to turn on her gas service and they found a few issues that weren’t compliant with their code I had all the issues properly repaired and addressed so her gas could be turned onThe “very old” stove in her unit was there when she walked through the apartment before she decided to move in and sign a leaseIt still wasn’t working properly thoughRather than repairing it I had a much nicer stainless steel gas range brought in and installed and the old range removed on 12/15/At that time they also replaced an electrical outlet and installed a new lock set per Ms [redacted] ’s request Ms [redacted] complained quite a bit about miceShe said she had set traps but they weren’t workingI’ve owned this building for years and this is the first time I’ve had any issues with miceI offered to have someone come look but [redacted] y said she had already called an exterminator and she was taking care of itShe continued to have issues even after the company she selected went to the propertyI had my contractor go to the property on 1/12/to put D-con in her unit on the second floor, in the first floor unit, basement and in the garage The property next door is vacant and not maintained so I filled an alert with the city for a possible rodent infestation and they concluded it was not an issue or the source of the problemI do not recall hearing any further complaints about mice after I had it treated Ms [redacted] said the roof was leaking in her front roomI had my contractors go to the property to address the problemThey sealed up a bunch of spots on the roof that could have been allowing the water penetration and along the corners and chimneyThey looked inside at the ceiling and said it was cracked a bit but still secure They didn’t recommend taking any kind of immediate action on the insideMs [redacted] most definitely has not been paying her rentI explained to her that I would always take care of problems with the building but fixing the ceiling was a cosmetic IMPROVEMENT and without her paying her rent consistently I didn’t have the budget for improvementsI sent the contractor back out on 10/26/to check on the roof and fix the 1st floor tenant’s light switchHe said everything inside looked dryHe felt the problem had been addressed when they made the repairHe said the front room ceiling could use a little patch work The water and sewer bills for this property are sent to my home addressI moved at the end of and had my mail forwarded to my new homeHowever the bills for this property are in my former last name so those bills were not being forwarded by the postal serviceI was not receiving the billsMs [redacted] is correct, the water was shut offWater is paid quarterly so it is very common for the bills to not be paid for monthsIn fact, every three months the bill hasn’t been paid in months! What she failed to mention in her complaint is that within hours or her telling me the water was off, I drove to the water company office, paid the bill in full and requested an emergency turn onThe water was back on in a matter of hoursMy address was updated and there has been no problem since I am unaware of any issues with holes under the floors or windows not sealedAll the windows are vinyl replacement windows, not the original wood I have had my contractors at the property many times to address issues that come upThis is the first I have heard of this complaint and I am not sure what she is referring to Mc [redacted] said she was concerned about mold a few weeks agoI said I wanted my contractor to come out the next day to see if there was an issue and to have it addressed right awayShe refused to allow him access to her unit that dayI asked if the next day would be better for her and she would not allow that eitherI have not had the building tested for lead I remindedMs [redacted] on 1/10/that paragraph of her lease agreement states the same: LEAD PAINT DISCLOSURE: “Every purchaser or lessee of any interest in residential real property on which a residential dwelling was built prior to is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoningLead poisoning in young children may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient, behavioral problems and impaired memoryLead poisoning also poses a particular risk to pregnant womenThe seller or lessor of any interest in residential real estate is required to provide the buyer or lessee with any information on lead-based paint hazards from risk assessments or inspection in the seller or lessor’s possession and notify the buyer or lessee of any known lead-based paint hazardsA risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase.” ***Lessor has no knowledge of lead-based paint and/or lead based paint hazards in the housingLessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing[redacted] Ms [redacted] ’s monthly rent is $She has not been paying her rentSince November any rental payment has been very inconsistent and always lateI have tried to be understanding of her financial hardships and worked with her to get caught up but the payments have not comeAs of today she owes me $in past due rent yet she continues to live in my propertyI have politely asked her to move outShe refusedAn eviction hearing is scheduled for later this month As with any property there are things that break, fail, need repair or replacementThere is no home in which nothing ever goes wrongI cannot prevent anything from ever happening to the buildingI can only control how I handle the repairsI have always responded in a reasonable amount of time to any material defect with the apartments and building that would affect my tenant’s ability to live thereI am disappointed to hear she is so unhappy hereI have given her many opportunities to move out but she continues to live there, even though she isn’t paying any rent Sincerely, [redacted] Property owner of [redacted]

2/2/2018   Revdex.com [redacted] St. Louis, MO 63102   Re: complaint [redacted]     To the Dispute Resolution Department:   I received the complaint that was filed by my tenant [redacted] on 1/22/2018. I would like to provide the following...

detailed response to her claims.   When Ms. [redacted] first moved in the property in December of 2015 she had [redacted] out to turn on her gas service and they found a few issues that weren’t compliant with their code.  I had all the issues properly repaired and addressed so her gas could be turned on. The “very old” stove in her unit was there when she walked through the apartment before she decided to move in and sign a lease. It still wasn’t working properly though. Rather than repairing it I had a much nicer stainless steel gas range brought in and installed and the old range removed on 12/15/2015. At that time they also replaced an electrical outlet and installed a new lock set per Ms. [redacted]’s request.   Ms. [redacted] complained quite a bit about mice. She said she had set traps but they weren’t working. I’ve owned this building for 10 years and this is the first time I’ve had any issues with mice. I offered to have someone come look but [redacted]y said she had already called an exterminator and she was taking care of it. She continued to have issues even after the company she selected went to the property. I had my contractor go to the property on 1/12/2016 to put D-con in her unit on the second floor, in the first floor unit, basement and in the garage.  The property next door is vacant and not maintained so I filled an alert with the city for a possible rodent infestation and they concluded it was not an issue or the source of the problem. I do not recall hearing any further complaints about mice after I had it treated.   Ms. [redacted] said the roof was leaking in her front room. I had my contractors go to the property to address the problem. They sealed up a bunch of spots on the roof that could have been allowing the water penetration and along the corners and chimney. They looked inside at the ceiling and said it was cracked a bit but still secure.  They didn’t recommend taking any kind of immediate action on the inside. Ms. [redacted] most definitely has not been paying her rent. I explained to her that I would always take care of problems with the building but fixing the ceiling was a cosmetic IMPROVEMENT and without her paying her rent consistently I didn’t have the budget for improvements. I sent the contractor back out on 10/26/2017 to check on the roof and fix the 1st floor tenant’s light switch. He said everything inside looked dry. He felt the problem had been addressed when they made the repair. He said the front room ceiling could use a little patch work.   The water and sewer bills for this property are sent to my home address. I moved at the end of 2016 and had my mail forwarded to my new home. However the bills for this property are in my former last name so those bills were not being forwarded by the postal service. I was not receiving the bills. Ms. [redacted] is correct, the water was shut off. Water is paid quarterly so it is very common for the bills to not be paid for months. In fact, every three months the bill hasn’t been paid in months! What she failed to mention in her complaint is that within 2 hours or her telling me the water was off, I drove to the water company office, paid the bill in full and requested an emergency turn on. The water was back on in a matter of hours. My address was updated and there has been no problem since.    I am unaware of any issues with holes under the floors or windows not sealed. All the windows are vinyl replacement windows, not the original wood.  I have had my contractors at the property many times to address issues that come up. This is the first I have heard of this complaint and I am not sure what she is referring to.   Mc. [redacted] said she was concerned about mold a few weeks ago. I said I wanted my contractor to come out the next day to see if there was an issue and to have it addressed right away. She refused to allow him access to her unit that day. I asked if the next day would be better for her and she would not allow that either. I have not had the building tested for lead.  I reminded. Ms. [redacted] on 1/10/2018 that paragraph 17 of her lease agreement states the same: LEAD PAINT DISCLOSURE: “Every purchaser or lessee of any interest in residential real property on which a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient, behavioral problems and impaired memory. Lead poisoning also poses a particular risk to pregnant women. The seller or lessor of any interest in residential real estate is required to provide the buyer or lessee with any information on lead-based paint hazards from risk assessments or inspection in the seller or lessor’s possession and notify the buyer or lessee of any known lead-based paint hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase.”  [redacted]Lessor has no knowledge of lead-based paint and/or lead based paint hazards in the housing. Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.[redacted]   Ms. [redacted]’s monthly rent is $465. She has not been paying her rent. Since November 2016 any rental payment has been very inconsistent and always late. I have tried to be understanding of her financial hardships and worked with her to get caught up but the payments have not come. As of today she owes me $3585 in past due rent yet she continues to live in my property. I have politely asked her to move out. She refused. An eviction hearing is scheduled for later this month.   As with any property there are things that break, fail, need repair or replacement. There is no home in which nothing ever goes wrong. I cannot prevent anything from ever happening to the building. I can only control how I handle the repairs. I have always responded in a reasonable amount of time to any material defect with the apartments and building that would affect my tenant’s ability to live there. I am disappointed to hear she is so unhappy here. I have given her many opportunities to move out but she continues to live there, even though she isn’t paying any rent.         Sincerely,       [redacted] Property owner of [redacted]