Union Hills Estates

A thorough evaluation has been performed on complaint # [redacted] by Mr [redacted] Each of his three major complaints will be discussed below:1.) Itemized cleaning charges – Mr [redacted] reported in his complaint that he cleaned the apartment before turning it in to us Review of the pictures taken during the move-out inspection do corroborate this statement, with the exception of the drip pans and toilet pictures The drip pan picture clearly shows that food particles/debris were not cleaned, despite Mr [redacted] ’s claims that pictures are “ unclear, grainy” Also, the toilet pictures clearly show stains on the rim of the toilet seat and a ring around the bowl for the toilet as well Truth be told, other pictures taken do appear unclear, but the pictures mentioned for the drip pans and toilet are clear enough to see that cleaning had not been performed Therefore, a decision has been made to adjust the cleaning charges to only charge for the drip pans and the toilet On the move out statement, the drip pans were charged on a separate line, so that charge will remain On a separate line item the itemized cleaning charges of $will be adjusted to only charge $for the toilet (which results in a net decrease in charges of $102.00).2.) Carpet cleaning charge – The carpet was not returned cleaned, professionally or otherwise It is not unreasonable to expect that a carpet be returned cleaned, thus the charge for cleaning the carpet will remain A receipt from our carpet cleaning vendor detailing the $is on file Nothing above and beyond that amount was charged Only vacuuming of the carpet is not considered completely cleaning the carpet 3.) Utilities (sewer, water and trash) – We appreciate Mr [redacted] for understanding how the utilities are charged, by considering the formula a “ relatively fair method to split water costs equally among all the tenants.” We also commend him for taking some time to pull all his previous bills and compare the charges Performing an analysis of his charges to determine the percentage change of the bills is an excellent way to determine the change throughout the years of his residency here at Union Hills EstatesAt the same time we question the formula used by Mr [redacted] to come up with the percentages he stated on his complaint A similar comparison was performed by us, and radically lesser percentages resulted To determine the values we divided the variance of two periods by the previous period to determine the percentage change between the two periods For example, if January had a bill of $(sample value only), and February had a bill of $120, then the resulting percentage using the above formula is a 20% increase from January to February.Using this formula to compare the bills from January 1, ($63.44) and January 1, ($90.23), the resulting value is a 42.23% increase In Mr [redacted] ’s complaint, he listed a 114% increase for the same period A 114% increase of $equals $135.76, which is higher than the actual value of $for January 1, While comparing the values for vsis one method of making a comparison, it is not the only method to determine the patterns or proper history of the utility charges Below is a calendar year by year comparison with some surprising results:Below are the comparisons for the yearly average of bills charged to Mr [redacted] :$$4.64% (increase from prior year)$27.56% (increase from prior year)$-3.29% (DECREASE from prior year)$11.71% (increase from prior year)From start to finish there is an OVERALL increase of 44.08% in the sewer/water/trash bills experienced by Mr [redacted] , but this value cannot be the only gauge used to argue the unfairness of our utility billing As noted above there was an overall DECREASE in yearly billings from as compared to Thus we beg to differ with Mr [redacted] ’s assessment that our utility billing process is “ a scam” and that we are “ fraudulently stealing from residents”In summary, we are happy to adjust the balance due from Mr [redacted] to $ We will BOTH email and mail the new statement to his forwarding information listed in the customer information of this complaint We are also open to work out a payment plan with Mr [redacted] if need be.Sincerely,Union Hills Estates

Arizona Law ( [redacted] ) states that landlord can only demand one and one half times the rent as security deposit, no matter how it is allocated. (Security Deposit, Cleaning Deposit, Pet Deposit, Key Deposit, Remote Deposit etc) The landlord is also to specify that a security deposit... is non refundable and also specify in writing the reason for the “non refundable” security deposit. The landlord is also required to provide the tenant a move in inspection form at move in and also required to notify the tenant in the lease agreement that they have a right to be present at the move out inspection. Upon move out by the tenant, the landlord has the right to deduct from the security deposit the following reasons: 1. Rent owed 2. Charges owed that are specified in the lease agreement 3. Costs from actual repairs made to damage that was caused by the tenant who did not comply with their obligations pursuant to ARS 33-1341 The landlord is required to provide the tenant an itemized list of deduction within 14 business days (not including Saturdays, Sundays, and legal holidays) by first class mail to the tenants last known place of residence, unless other arrangements are made. The 14 business days starts counting when the tenancy is terminated, return of possession (keys) and request by the tenant. If the landlord fails to abide by the time requirement above a tenant may send a notice to the landlord demanding that the full security deposit be returned because of the non compliance with the 14 day rule, If the landlord does not respond to the demand letter previously mentioned, the tenant may pursue legal action for up to three times the amount wrongfully withheld in a [redacted] ***. If the tenant disputes the itemized list of deductions he may respond to the landlord in writing with the detailed disputes and the matter can be taken to court if the parties cannot come to an agreement. Tenant be aware that cashing the amount of security deposit that you dispute can be seen as a form of acceptance of the amount initially returned. Arizona Law ( [redacted] ) states that a landlord has 14 business days (not including Saturdays, Sundays or legal holidays) to return an itemized list of deductions together with any amount due and payable to the tenant, if any. The three criteria that must be met in order for the 14 business days to commence are: 1. The lease agreement is terminated. 2. The possession of the property has been returned to the owner. (keys) 3. The tenant must request the security deposit be returned to them. Once the above criteria have been met, the landlord must return the itemized list of deductions together with the amount due and payable to the tenant, if any, within 14 business days. This means that the amount of time that the landlord has to return the security deposit is 14 business days which begins the date that all three of the criteria above are met. This usually is the date after the tenant moves out and returns the keys to the landlord. If the landlord fails to return the security deposit and/or Itemized list of deductions within 14 business days, he may be liable to the tenant for the amount due to the tenant plus twice the amount wrongfully withheld pursuant to [redacted] (E). The tenant may pursue legal action against the landlord in a [redacted] ***. This may equate to three times the amount wrongfully withheld. The tenant may send a final notice to the landlord specifying that they have not complied with their obligation and that you are requesting to have the full security deposit be returned to you immediately. If the landlord does not respond or declines the request you may pursue legal action against the landlord in a [redacted] for the above mentioned damages. [redacted] ###-###-#### [redacted] ###-###-#### [redacted] ###-###-####Thank you for using the landlord and tenant email service.DON’T MISS THIS GREAT OPPORTUNITY:We are holding a free seminar on how to exercise your rights as a landlord or tenant on April 16, 2015 at the [redacted] , located at [redacted] from 6:00 p.m. to 9:00 p.m. Please call ###-###-#### to reserve your seat as spots fill fast. You also may email your reservation at [redacted] . Don’t miss this great opportunity to inform yourself of your rights as well as the rights and responsibilities of both landlords and tenants in the state of Arizona. [redacted] ***Phoenix, Arizona 85003Fax ###-###-####This information explains important points under the Arizona [redacted] ***. It is an overview of the Arizona law, but it does not explain everything in the law that might be important to a specific case. We are able to provide general assistance, but can't give you legal advice. You are encouraged to take specific landlord/tenant matters to an attorney.

Revdex.com:What you call my "Business Response" is NOT one! When I sent you my original complaint I also sent it to the Landlord / Tenant Counselors Program (Neighborhood Services Department) at the *** ** *** This so called "Response" from Union Hills Estates is a copy of the response I received from "Neighborhood Services"; apparently they forwarded a copy to you also Nothing at all has been received from Union Hills Estates.Obviously, neither you nor they (Neighborhood Services) had actually read my complaints What they say in their letter is just standard Landlord/Tenant dispute quotes out of the state's "Residential Landlord & Tenant Act" - the same ones which I quoted in my letter! Sincerely,
*** ***

To Whom it May Concern:I did have the opportunity on 8/5/2014 to speak with [redacted].  I explained to [redacted] that I have spoken witth the office staff at Union Hills Estates and they indeed stated [redacted] cancelled on 7/2/2014, after leaving his...

application and deposit on 6/29/22014.  Unfortunately, each application has 24 hours to cancel and receive their holding deposit back.   Since [redacted] cancelled on 7/2/2014, after the 24 hour cancellation period, we are unable to return his holding deposit.I would be happy to speak to [redacted] regarding his concerns at anytime at [redacted] or by email at [redacted]Thank you,[redacted]Asset Manager

A thorough evaluation has been performed on complaint #[redacted] by Mr. [redacted]. Each of his three major complaints will be discussed below:1.) Itemized cleaning charges – Mr. [redacted] reported in his complaint that he cleaned the apartment before turning it in to us.  Review of the pictures taken during the move-out inspection do corroborate this statement, with the exception of the drip pans and toilet pictures.  The drip pan picture clearly shows that food particles/debris were not cleaned, despite Mr. [redacted]’s claims that pictures are “…unclear, grainy”.  Also, the toilet pictures clearly show stains on the rim of the toilet seat and a ring around the bowl for the toilet as well.  Truth be told, other pictures taken do appear unclear, but the pictures mentioned for the drip pans and toilet are clear enough to see that cleaning had not been performed.  Therefore, a decision has been made to adjust the cleaning charges to only charge for the drip pans and the toilet.  On the move out statement, the drip pans were charged on a separate line, so that charge will remain.  On a separate line item the itemized cleaning charges of $115.00 will be adjusted to only charge $15 for the toilet (which results in a net decrease in charges of $102.00).2.) Carpet cleaning charge – The carpet was not returned cleaned, professionally or otherwise.  It is not unreasonable to expect that a carpet be returned cleaned, thus the charge for cleaning the carpet will remain.  A receipt from our carpet cleaning vendor detailing the $115 is on file.  Nothing above and beyond that amount was charged.  Only vacuuming of the carpet is not considered completely cleaning the carpet.  3.) Utilities (sewer, water and trash) – We appreciate Mr. [redacted] for understanding how the utilities are charged, by considering the formula a “…relatively fair method to split water costs equally among all the tenants.”  We also commend him for taking some time to pull all his previous bills and compare the charges.  Performing an analysis of his charges to determine the percentage change of the bills is an excellent way to determine the change throughout the years of his residency here at Union Hills EstatesAt the same time we question the formula used by Mr. [redacted] to come up with the percentages he stated on his complaint.  A similar comparison was performed by us, and radically lesser percentages resulted.  To determine the values we divided the variance of two periods by the previous period to determine the percentage change between the two periods.  For example, if January had a bill of $100 (sample value only), and February had a bill of $120, then the resulting percentage using the above formula is a 20% increase from January to February.Using this formula to compare the bills from January 1, 2011 ($63.44) and January 1, 2014 ($90.23), the resulting value is a 42.23% increase.  In Mr. [redacted]’s complaint, he listed a 114% increase for the same period.  A 114% increase of $63.44 equals $135.76, which is higher than the actual value of $90.23 for January 1, 2014. While comparing the values for 2011 vs. 2014 is one method of making a comparison, it is not the only method to determine the patterns or proper history of the utility charges.  Below is a calendar year by year comparison with some surprising results:Below are the comparisons for the yearly average of bills charged to Mr. [redacted]:2010 $62.72 2011 $65.63 4.64% (increase from prior year)2012 $83.65 27.56% (increase from prior year)2013 $80.90 -3.29% (DECREASE from prior year)2014 $90.37 11.71% (increase from prior year)From start to finish there is an OVERALL increase of 44.08% in the sewer/water/trash bills experienced by Mr. [redacted], but this value cannot be the only gauge used to argue the unfairness of our utility billing.  As noted above there was an overall DECREASE in yearly billings from 2013 as compared to 2012.  Thus we beg to differ with Mr. [redacted]’s assessment that our utility billing process is “…a scam” and that we are “…fraudulently stealing from…residents”. In summary, we are happy to adjust the balance due from Mr. [redacted] to $139.98.  We will BOTH email and mail the new statement to his forwarding information listed in the customer information of this complaint.  We are also open to work out a payment plan with Mr. [redacted] if need be.Sincerely,Union Hills Estates

Arizona Law ([redacted]) states that landlord can only demand one and one half times the rent as security deposit, no matter how it is allocated. (Security Deposit, Cleaning Deposit, Pet Deposit, Key Deposit, Remote Deposit etc) The landlord is also to specify that a security deposit...

is non refundable and also specify in writing the reason for the “non refundable” security deposit. The landlord is also required to provide the tenant a move in inspection form at move in and also required to notify the tenant in the lease agreement that they have a right to be present at the move out inspection. Upon move out by the tenant, the landlord has the right to deduct from the security deposit the following reasons: 1.        Rent owed 2.        Charges owed that are specified in the lease agreement 3.        Costs from actual repairs made to damage that was caused by the tenant who did not comply with their obligations pursuant to ARS 33-1341 The landlord is required to provide the tenant an itemized list of deduction within 14 business days (not including Saturdays, Sundays, and legal holidays) by first class mail to the tenants last known place of residence, unless other arrangements are made. The 14 business days starts counting when the tenancy is terminated, return of possession (keys) and request by the tenant. If the landlord fails to abide by the time requirement above a tenant may send a notice to the landlord demanding that the full security deposit be returned because of the non compliance with the 14 day rule, If the landlord does not respond to the demand letter previously mentioned, the tenant may pursue legal action for up to three times the amount wrongfully withheld in a [redacted]. If the tenant disputes the itemized list of deductions he may respond to the landlord in writing with the detailed disputes and the matter can be taken to court if the parties cannot come to an agreement. Tenant be aware that cashing the amount of security deposit that you dispute can be seen as a form of acceptance of the amount initially returned. Arizona Law ([redacted]) states that a landlord has 14 business days (not including Saturdays, Sundays or legal holidays) to return an itemized list of deductions together with any amount due and payable to the tenant, if any.  The three criteria that must be met in order for the 14 business days to commence are: 1. The lease agreement is terminated. 2. The possession of the property has been returned to the owner. (keys) 3. The tenant must request the security deposit be returned to them. Once the above criteria have been met, the landlord must return the itemized list of deductions together with the amount due and payable to the tenant, if any, within 14 business days.  This means that the amount of time that the landlord has to return the security deposit is 14 business days which begins the date that all three of the criteria above are met.  This usually is the date after the tenant moves out and returns the keys to the landlord.  If the landlord fails to return the security deposit and/or Itemized list of deductions within 14 business days, he may be liable to the tenant for the amount due to the tenant plus twice the amount wrongfully withheld pursuant to [redacted] (E).  The tenant may pursue legal action against the landlord in a [redacted].  This may equate to three times the amount wrongfully withheld. The tenant may send a final notice to the landlord specifying that they have not complied with their obligation and that you are requesting to have the full security deposit be returned to you immediately.  If the landlord does not respond or declines the request you may pursue legal action against the landlord in a [redacted] for the above mentioned damages. [redacted] ###-###-#### [redacted] ###-###-#### [redacted] ###-###-####Thank you for using the landlord and tenant email service.DON’T MISS THIS GREAT OPPORTUNITY:We are holding a free seminar on how to exercise your rights as a landlord or tenant on April 16, 2015 at the [redacted], located at [redacted] [redacted]  from 6:00 p.m. to 9:00 p.m.  Please call ###-###-#### to reserve your seat as spots fill fast.  You also may email your reservation at [redacted].   Don’t miss this great opportunity to inform yourself of your rights as well as the rights and responsibilities of both landlords and tenants in the state of Arizona.[redacted]Phoenix, Arizona 85003Fax ###-###-####This information explains important points under the Arizona [redacted]. It is an overview of the Arizona law, but it does not explain everything in the law that might be important to a specific case. We are able to provide general assistance, but can't give you legal advice. You are encouraged to take specific landlord/tenant matters to an attorney.

A thorough evaluation has been performed on complaint #[redacted] by Mr. [redacted]. Each of his three major complaints will be discussed below:1.) Itemized cleaning charges – Mr. [redacted] reported in his complaint that he cleaned the apartment before turning it in to us.  Review of the pictures taken during the move-out inspection do corroborate this statement, with the exception of the drip pans and toilet pictures.  The drip pan picture clearly shows that food particles/debris were not cleaned, despite Mr. [redacted]’s claims that pictures are “…unclear, grainy”.  Also, the toilet pictures clearly show stains on the rim of the toilet seat and a ring around the bowl for the toilet as well.  Truth be told, other pictures taken do appear unclear, but the pictures mentioned for the drip pans and toilet are clear enough to see that cleaning had not been performed.  Therefore, a decision has been made to adjust the cleaning charges to only charge for the drip pans and the toilet.  On the move out statement, the drip pans were charged on a separate line, so that charge will remain.  On a separate line item the itemized cleaning charges of $115.00 will be adjusted to only charge $15 for the toilet (which results in a net decrease in charges of $102.00).2.) Carpet cleaning charge – The carpet was not returned cleaned, professionally or otherwise.  It is not unreasonable to expect that a carpet be returned cleaned, thus the charge for cleaning the carpet will remain.  A receipt from our carpet cleaning vendor detailing the $115 is on file.  Nothing above and beyond that amount was charged.  Only vacuuming of the carpet is not considered completely cleaning the carpet.  3.) Utilities (sewer, water and trash) – We appreciate Mr. [redacted] for understanding how the utilities are charged, by considering the formula a “…relatively fair method to split water costs equally among all the tenants.”  We also commend him for taking some time to pull all his previous bills and compare the charges.  Performing an analysis of his charges to determine the percentage change of the bills is an excellent way to determine the change throughout the years of his residency here at Union Hills EstatesAt the same time we question the formula used by Mr. [redacted] to come up with the percentages he stated on his complaint.  A similar comparison was performed by us, and radically lesser percentages resulted.  To determine the values we divided the variance of two periods by the previous period to determine the percentage change between the two periods.  For example, if January had a bill of $100 (sample value only), and February had a bill of $120, then the resulting percentage using the above formula is a 20% increase from January to February.Using this formula to compare the bills from January 1, 2011 ($63.44) and January 1, 2014 ($90.23), the resulting value is a 42.23% increase.  In Mr. [redacted]’s complaint, he listed a 114% increase for the same period.  A 114% increase of $63.44 equals $135.76, which is higher than the actual value of $90.23 for January 1, 2014. While comparing the values for 2011 vs. 2014 is one method of making a comparison, it is not the only method to determine the patterns or proper history of the utility charges.  Below is a calendar year by year comparison with some surprising results:Below are the comparisons for the yearly average of bills charged to Mr. [redacted]:2010 $62.72 2011 $65.63 4.64% (increase from prior year)2012 $83.65 27.56% (increase from prior year)2013 $80.90 -3.29% (DECREASE from prior year)2014 $90.37 11.71% (increase from prior year)From start to finish there is an OVERALL increase of 44.08% in the sewer/water/trash bills experienced by Mr. [redacted], but this value cannot be the only gauge used to argue the unfairness of our utility billing.  As noted above there was an overall DECREASE in yearly billings from 2013 as compared to 2012.  Thus we beg to differ with Mr. [redacted]’s assessment that our utility billing process is “…a scam” and that we are “…fraudulently stealing from…residents”. In summary, we are happy to adjust the balance due from Mr. [redacted] to $139.98.  We will BOTH email and mail the new statement to his forwarding information listed in the customer information of this complaint.  We are also open to work out a payment plan with Mr. [redacted] if need be.Sincerely,Union Hills Estates

What you call my "Business Response" is NOT one!  When I sent you my original complaint I also sent it to the Landlord / Tenant Counselors Program (Neighborhood Services Department) at the [redacted].  This so called "Response" from Union Hills Estates is a copy of the response I received from "Neighborhood Services"; apparently they forwarded a copy to you also.  Nothing at all has been received from Union Hills Estates.Obviously, neither you nor they (Neighborhood Services) had actually read my complaints.  What they say in their letter is just standard Landlord/Tenant dispute quotes out of the state's "Residential Landlord & Tenant Act" - the same ones which I quoted in my letter!  Sincerely,

To Whom it May Concern:I did have the opportunity on 8/5/2014 to speak with [redacted].  I explained to [redacted] that I have spoken witth the office staff at Union Hills Estates and they indeed stated [redacted] cancelled on 7/2/2014, after leaving his...

application and deposit on 6/29/22014.  Unfortunately, each application has 24 hours to cancel and receive their holding deposit back.   Since [redacted] cancelled on 7/2/2014, after the 24 hour cancellation period, we are unable to return his holding deposit.I would be happy to speak to [redacted] regarding his concerns at anytime at [redacted] or by email at [redacted]Thank you,[redacted]Asset Manager

Arizona Law ([redacted]) states that landlord can only demand one and one half times the rent as security deposit, no matter how it is allocated. (Security Deposit, Cleaning Deposit, Pet Deposit, Key Deposit, Remote Deposit etc) The landlord is also to specify that a security deposit...

is non refundable and also specify in writing the reason for the “non refundable” security deposit. The landlord is also required to provide the tenant a move in inspection form at move in and also required to notify the tenant in the lease agreement that they have a right to be present at the move out inspection. Upon move out by the tenant, the landlord has the right to deduct from the security deposit the following reasons: 1.        Rent owed 2.        Charges owed that are specified in the lease agreement 3.        Costs from actual repairs made to damage that was caused by the tenant who did not comply with their obligations pursuant to ARS 33-1341 The landlord is required to provide the tenant an itemized list of deduction within 14 business days (not including Saturdays, Sundays, and legal holidays) by first class mail to the tenants last known place of residence, unless other arrangements are made. The 14 business days starts counting when the tenancy is terminated, return of possession (keys) and request by the tenant. If the landlord fails to abide by the time requirement above a tenant may send a notice to the landlord demanding that the full security deposit be returned because of the non compliance with the 14 day rule, If the landlord does not respond to the demand letter previously mentioned, the tenant may pursue legal action for up to three times the amount wrongfully withheld in a [redacted]. If the tenant disputes the itemized list of deductions he may respond to the landlord in writing with the detailed disputes and the matter can be taken to court if the parties cannot come to an agreement. Tenant be aware that cashing the amount of security deposit that you dispute can be seen as a form of acceptance of the amount initially returned. Arizona Law ([redacted]) states that a landlord has 14 business days (not including Saturdays, Sundays or legal holidays) to return an itemized list of deductions together with any amount due and payable to the tenant, if any.  The three criteria that must be met in order for the 14 business days to commence are: 1. The lease agreement is terminated. 2. The possession of the property has been returned to the owner. (keys) 3. The tenant must request the security deposit be returned to them. Once the above criteria have been met, the landlord must return the itemized list of deductions together with the amount due and payable to the tenant, if any, within 14 business days.  This means that the amount of time that the landlord has to return the security deposit is 14 business days which begins the date that all three of the criteria above are met.  This usually is the date after the tenant moves out and returns the keys to the landlord.  If the landlord fails to return the security deposit and/or Itemized list of deductions within 14 business days, he may be liable to the tenant for the amount due to the tenant plus twice the amount wrongfully withheld pursuant to [redacted] (E).  The tenant may pursue legal action against the landlord in a [redacted].  This may equate to three times the amount wrongfully withheld. The tenant may send a final notice to the landlord specifying that they have not complied with their obligation and that you are requesting to have the full security deposit be returned to you immediately.  If the landlord does not respond or declines the request you may pursue legal action against the landlord in a [redacted] for the above mentioned damages. [redacted] ###-###-#### [redacted] ###-###-#### [redacted] ###-###-####Thank you for using the landlord and tenant email service.DON’T MISS THIS GREAT OPPORTUNITY:We are holding a free seminar on how to exercise your rights as a landlord or tenant on April 16, 2015 at the [redacted], located at [redacted]  from 6:00 p.m. to 9:00 p.m.  Please call ###-###-#### to reserve your seat as spots fill fast.  You also may email your reservation at [redacted].   Don’t miss this great opportunity to inform yourself of your rights as well as the rights and responsibilities of both landlords and tenants in the state of Arizona.[redacted]Phoenix, Arizona 85003Fax ###-###-####This information explains important points under the Arizona [redacted]. It is an overview of the Arizona law, but it does not explain everything in the law that might be important to a specific case. We are able to provide general assistance, but can't give you legal advice. You are encouraged to take specific landlord/tenant matters to an attorney.