Z1 Properties Management & Sales

We would like to begin by saying that at the end of Augustand start of September there is a huge turnover market in Davis, given that allproperty management companies are in sync with the universityWe also havelawyers and vet students that start in August as opposed to others that startin SeptemberEarly mostudents often reach out to us asking for an earlymodate and we reach out to the exiting tenants to see if they wouldprefer rent relief as we wish to accommodate all of our clients.At this property, a professional couple got a job transfer andwanted to move out early so we did contact the tenants about an early move inif they were interestedOne of the two tenants responded about an early movein and we introduced her and the outgoing tenants, so they could negotiate areasonable compensation for the early move inWe wrote an addendum to theprevious lease stating that the outgoing tenant will be leaving early and theincoming tenant will be moving in earlyThis addendum ONLY contained the nameof the person who was moving in earlyThe other tenant was not included onthis addendum and there was no change to the lease agreement she had signed asthe addendum was not in any way attached to that lease.We did encourage the incoming tenant, who was moving inearly, to fill out a Move-In-Move-Out form, as we did not want her to be heldresponsible for any damage incurred to the property by the previous tenantShenever indicated to us that she wished to wait until the second tenant hadarrived to fill out the Move-In-Move-Out form, verbally or otherwiseShe didask us if she should wait until the other tenant moved in, and we explained toher that we did not want her to be held responsible for damage she did not do.The Move-In-Move-Out form was returned to us with the initials of both her andthe second tenantNowhere on this form did she indicate the presence of mold,or the fact that the smoke detectors were not working.As above stated, property management companies are in syncwith the university, and following turnover there are a huge number of repairsrequested from incoming tenants, not just with our management company but withall management companies in DavisWhen the new tenant, whose lease began onSeptember 1st, notified us about the concerns she had noted abouther property, we put them on our list and notified our handymanRepairs followingturnover can take some time, as there are so many requested at the same time byall property management companiesWe were notified of “mold” in two places in the house – the windowsill,and under the stairsThe handyman did come out to take a look at the propertyat his earliest available time, at which time he told us that the “mold” underthe stairs we had been notified of was actually discoloration of the wall froman old water leak, and some crumbling of the wallHe patched the wall so thatit was no longer an issue on that side and spoke to us about going back to takea look at the opposite side of the wall, where the water heater is, which weare working on scheduling with himThe “mold” in the windowsill was dust, whichhad gathered in the caulking around the windowHe stated that the caulkingthat was used to install the window can take up to a year to cure, during whichtime it is for it to collect dustHe did not note anything out of the ordinary for an old house.He also took a look at the sliding glass door in thebathroom, and told us that it is not broken, but that the bottom isfree-swinging and has been that way since installationHe did not recommendthat we replace it, as it is fully functional, nor could he do any repairs on afully functional shower doorAt that time the handyman also located the ACfilters and showed the tenants where they are.The broker personally went over to the property on themorning of September 15th and identified that one of three smokedetectors had a dead batteryThe tenant could not reach to test it, and thebroker changed the battery so it now worksHe also walked around the propertywith the tenants and discussed their concerns.As stated in their lease, the washer/dryer are given as-isto the property and neither the owner nor the management company areresponsible for their upkeep or replacementWe did, however, manage to locatea used dryer, which we contacted the owner about buying as a replacementHeagreed and it was installed in the property on September 18thWe were not notified of the presence of insects – bedbugs orfleas or anything else – and we cannot be reasonably expected to manage acomplaint we were not givenWe do take the presence of insects of any kindinside a home seriously, and will be contacting a pest management company aboutchecking them.In The City of Davis there are a lot of insects, and we havespoken to [redacted] on this issue in the pastThey told us thatcockroaches, spiders, and other insects gravitate towards homes because there’swater, and the state is in a severe draughtAccording to them, they have beenoverwhelmed by the number of insect complaints they have been receivingNor were we notified of a problem with the front door lock,as we take issues of that type seriously as well and would have had it fixedimmediatelyWe will be contacting our handyman about repairing it as soon aspossible.We would like to note that ZProperties has the bestreviews of all property management companies in Davis, and we have been votedthe best property management company in Yolo County

Revdex.com:
I have reviewed the response made by the business in reference to my concern, and find that this resolution is satisfactory to meHowever, I must point out that the business never took any action or even responded to any of the emails from my roommate and I until after this complaint took place and Revdex.com and the city of Davis contacted them.
The handyman did remove mold from the kitchen and bathroom and he mentioned that the dark pigment on the upstairs windowsill could definitely have been mold, or combination of mold and dust, but that it should not be harmful since it is trapped in the calking.
I'd like to thank the Revdex.com for their intervention and for ZProperties for finally taking action and fixing the issues in *** * ***.
Sincerely,
*** ***

We would like to begin by saying that at the end of Augustand start of September there is a huge turnover market in Davis, given that allproperty management companies are in sync with the university. We also havelawyers and vet students that start in August as opposed to others that...

startin September. Early move-in students often reach out to us asking for an earlymove-in date and we reach out to the exiting tenants to see if they wouldprefer rent relief as we wish to accommodate all of our clients.At this property, a professional couple got a job transfer andwanted to move out early so we did contact the tenants about an early move inif they were interested. One of the two tenants responded about an early movein and we introduced her and the outgoing tenants, so they could negotiate areasonable compensation for the early move in. We wrote an addendum to theprevious lease stating that the outgoing tenant will be leaving early and theincoming tenant will be moving in early. This addendum ONLY contained the nameof the person who was moving in early. The other tenant was not included onthis addendum and there was no change to the lease agreement she had signed asthe addendum was not in any way attached to that lease.We did encourage the incoming tenant, who was moving inearly, to fill out a Move-In-Move-Out form, as we did not want her to be heldresponsible for any damage incurred to the property by the previous tenant. Shenever indicated to us that she wished to wait until the second tenant hadarrived to fill out the Move-In-Move-Out form, verbally or otherwise. She didask us if she should wait until the other tenant moved in, and we explained toher that we did not want her to be held responsible for damage she did not do.The Move-In-Move-Out form was returned to us with the initials of both her andthe second tenant. Nowhere on this form did she indicate the presence of mold,or the fact that the smoke detectors were not working.As above stated, property management companies are in syncwith the university, and following turnover there are a huge number of repairsrequested from incoming tenants, not just with our management company but withall management companies in Davis. When the new tenant, whose lease began onSeptember 1st, notified us about the concerns she had noted abouther property, we put them on our list and notified our handyman. Repairs followingturnover can take some time, as there are so many requested at the same time byall property management companiesWe were notified of “mold” in two places in the house – the windowsill,and under the stairs. The handyman did come out to take a look at the propertyat his earliest available time, at which time he told us that the “mold” underthe stairs we had been notified of was actually discoloration of the wall froman old water leak, and some crumbling of the wall. He patched the wall so thatit was no longer an issue on that side and spoke to us about going back to takea look at the opposite side of the wall, where the water heater is, which weare working on scheduling with him. The “mold” in the windowsill was dust, whichhad gathered in the caulking around the window. He stated that the caulkingthat was used to install the window can take up to a year to cure, during whichtime it is normal for it to collect dust. He did not note anything out of the ordinary for an old house.He also took a look at the sliding glass door in thebathroom, and told us that it is not broken, but that the bottom isfree-swinging and has been that way since installation. He did not recommendthat we replace it, as it is fully functional, nor could he do any repairs on afully functional shower door. At that time the handyman also located the ACfilters and showed the tenants where they are.The broker personally went over to the property on themorning of September 15th and identified that one of three smokedetectors had a dead battery. The tenant could not reach to test it, and thebroker changed the battery so it now works. He also walked around the propertywith the tenants and discussed their concerns.As stated in their lease, the washer/dryer are given as-isto the property and neither the owner nor the management company areresponsible for their upkeep or replacement. We did, however, manage to locatea used dryer, which we contacted the owner about buying as a replacement. Heagreed and it was installed in the property on September 18th. We were not notified of the presence of insects – bedbugs orfleas or anything else – and we cannot be reasonably expected to manage acomplaint we were not given. We do take the presence of insects of any kindinside a home seriously, and will be contacting a pest management company aboutchecking them.In The City of Davis there are a lot of insects, and we havespoken to [redacted] on this issue in the past. They told us thatcockroaches, spiders, and other insects gravitate towards homes because there’swater, and the state is in a severe draught. According to them, they have beenoverwhelmed by the number of insect complaints they have been receiving. Nor were we notified of a problem with the front door lock,as we take issues of that type seriously as well and would have had it fixedimmediately. We will be contacting our handyman about repairing it as soon aspossible.We would like to note that Z1 Properties has the bestreviews of all property management companies in Davis, and we have been votedthe best property management company in Yolo County.

Review: I just moved-in on 09/01/15 at [redacted]. My roommate [redacted] and I have a contract with Z1 properties, which states that OUR move-in date is 09/01/15. During our move-in inspection, I detected MOLD, 2 smoke detectors not working, sliding GLASS door in the bathroom is VERY loose, and the dryer is not working. I sent them an e-mail on 09/02/15 asking for immediate repairs since most of these issues concern health and safety problems. In addition, both my roommate and I signed the check-in list inspection, and I brought it in person on 09/03/15 to [redacted], owner of the company. He has not contacted us or responded to our e-mails, but he told my mother on September 1st by phone that the move-in check list/inspection was done 2 weeks earlier, because my roommate [redacted] was contacted by the rental company last July, while I was studying in Bali, and they offered her to move-in earlier, on 08/15/15 to which she agreed on,paying a portion of the rent DIRECTLY to the previous tenants. They said they did an "amendment" to the contract, changing a different move-in date. However, I was NEVER notified of such agreement,nor did I sign any paper that makes me aware of, and accepting such change on the rental contract. [redacted] was given a check-in list and was "encouraged" to sign it immediately, even though she verbally told them she should wait until I MOVE-IN to do the official inspection of the house on SEPTEMBER 1st. They said no, she unfortunately didn't notice the MOLD and smoke detectors not working, but she e-mailed Z1 properties about the dryer, the bathroom door, the door lock that is not working well and other issues but she never got a response either! The contract agreement states that, upon moving in, we have to notify them for MOLD detection, failing to do that IMMEDIATELY, the owner will not be held responsible for any issues on that matter. I strongly believe that I have the LEGAL right to ask for MOLD removal and to fix other issues since I JUST MOVED IN!Desired Settlement: MOLD REMOVAL. FIX SMOKE DETECTORS. REPAIR SLIDING GLASS DOOR IN BATHROOM. REPAIR DRYER. FIX DOOR LOCK IN FRONT DOOR. CHANGE AC FILTERS AND SHOW US WHERE THEY ARE LOCATED. PROOF THAT CARPET HAS BEEN PROFESSIONALLY CLEANED. INSPECTION AND EXTERMINATION OF FLEAS OR BEDBUGS WHICH SEEM TO BE IN THE HOUSE, ESPECIALLY UPSTAIRS.MOLD AND SMOKE DETECTORS MUST BE INSPECTED AND FIX IMMEDIATELY SINCE THEY ARE MAYOR HEALTH AND SAFETY PROBLEMS.THE REST OF THE REPAIRS SHOULD BE DONE BY 09/25/15 THE LATEST.

Business

Response:

We would like to begin by saying that at the end of Augustand start of September there is a huge turnover market in Davis, given that allproperty management companies are in sync with the university. We also havelawyers and vet students that start in August as opposed to others that startin September. Early move-in students often reach out to us asking for an earlymove-in date and we reach out to the exiting tenants to see if they wouldprefer rent relief as we wish to accommodate all of our clients.At this property, a professional couple got a job transfer andwanted to move out early so we did contact the tenants about an early move inif they were interested. One of the two tenants responded about an early movein and we introduced her and the outgoing tenants, so they could negotiate areasonable compensation for the early move in. We wrote an addendum to theprevious lease stating that the outgoing tenant will be leaving early and theincoming tenant will be moving in early. This addendum ONLY contained the nameof the person who was moving in early. The other tenant was not included onthis addendum and there was no change to the lease agreement she had signed asthe addendum was not in any way attached to that lease.We did encourage the incoming tenant, who was moving inearly, to fill out a Move-In-Move-Out form, as we did not want her to be heldresponsible for any damage incurred to the property by the previous tenant. Shenever indicated to us that she wished to wait until the second tenant hadarrived to fill out the Move-In-Move-Out form, verbally or otherwise. She didask us if she should wait until the other tenant moved in, and we explained toher that we did not want her to be held responsible for damage she did not do.The Move-In-Move-Out form was returned to us with the initials of both her andthe second tenant. Nowhere on this form did she indicate the presence of mold,or the fact that the smoke detectors were not working.As above stated, property management companies are in syncwith the university, and following turnover there are a huge number of repairsrequested from incoming tenants, not just with our management company but withall management companies in Davis. When the new tenant, whose lease began onSeptember 1st, notified us about the concerns she had noted abouther property, we put them on our list and notified our handyman. Repairs followingturnover can take some time, as there are so many requested at the same time byall property management companiesWe were notified of “mold” in two places in the house – the windowsill,and under the stairs. The handyman did come out to take a look at the propertyat his earliest available time, at which time he told us that the “mold” underthe stairs we had been notified of was actually discoloration of the wall froman old water leak, and some crumbling of the wall. He patched the wall so thatit was no longer an issue on that side and spoke to us about going back to takea look at the opposite side of the wall, where the water heater is, which weare working on scheduling with him. The “mold” in the windowsill was dust, whichhad gathered in the caulking around the window. He stated that the caulkingthat was used to install the window can take up to a year to cure, during whichtime it is normal for it to collect dust. He did not note anything out of the ordinary for an old house.He also took a look at the sliding glass door in thebathroom, and told us that it is not broken, but that the bottom isfree-swinging and has been that way since installation. He did not recommendthat we replace it, as it is fully functional, nor could he do any repairs on afully functional shower door. At that time the handyman also located the ACfilters and showed the tenants where they are.The broker personally went over to the property on themorning of September 15th and identified that one of three smokedetectors had a dead battery. The tenant could not reach to test it, and thebroker changed the battery so it now works. He also walked around the propertywith the tenants and discussed their concerns.As stated in their lease, the washer/dryer are given as-isto the property and neither the owner nor the management company areresponsible for their upkeep or replacement. We did, however, manage to locatea used dryer, which we contacted the owner about buying as a replacement. Heagreed and it was installed in the property on September 18th. We were not notified of the presence of insects – bedbugs orfleas or anything else – and we cannot be reasonably expected to manage acomplaint we were not given. We do take the presence of insects of any kindinside a home seriously, and will be contacting a pest management company aboutchecking them.In The City of Davis there are a lot of insects, and we havespoken to [redacted] on this issue in the past. They told us thatcockroaches, spiders, and other insects gravitate towards homes because there’swater, and the state is in a severe draught. According to them, they have beenoverwhelmed by the number of insect complaints they have been receiving. Nor were we notified of a problem with the front door lock,as we take issues of that type seriously as well and would have had it fixedimmediately. We will be contacting our handyman about repairing it as soon aspossible.We would like to note that Z1 Properties has the bestreviews of all property management companies in Davis, and we have been votedthe best property management company in Yolo County.

Business

Response:

We would like to begin by saying that at the end of Augustand start of September there is a huge turnover market in Davis, given that allproperty management companies are in sync with the university. We also havelawyers and vet students that start in August as opposed to others that startin September. Early move-in students often reach out to us asking for an earlymove-in date and we reach out to the exiting tenants to see if they wouldprefer rent relief as we wish to accommodate all of our clients.At this property, a professional couple got a job transfer andwanted to move out early so we did contact the tenants about an early move inif they were interested. One of the two tenants responded about an early movein and we introduced her and the outgoing tenants, so they could negotiate areasonable compensation for the early move in. We wrote an addendum to theprevious lease stating that the outgoing tenant will be leaving early and theincoming tenant will be moving in early. This addendum ONLY contained the nameof the person who was moving in early. The other tenant was not included onthis addendum and there was no change to the lease agreement she had signed asthe addendum was not in any way attached to that lease.We did encourage the incoming tenant, who was moving inearly, to fill out a Move-In-Move-Out form, as we did not want her to be heldresponsible for any damage incurred to the property by the previous tenant. Shenever indicated to us that she wished to wait until the second tenant hadarrived to fill out the Move-In-Move-Out form, verbally or otherwise. She didask us if she should wait until the other tenant moved in, and we explained toher that we did not want her to be held responsible for damage she did not do.The Move-In-Move-Out form was returned to us with the initials of both her andthe second tenant. Nowhere on this form did she indicate the presence of mold,or the fact that the smoke detectors were not working.As above stated, property management companies are in syncwith the university, and following turnover there are a huge number of repairsrequested from incoming tenants, not just with our management company but withall management companies in Davis. When the new tenant, whose lease began onSeptember 1st, notified us about the concerns she had noted abouther property, we put them on our list and notified our handyman. Repairs followingturnover can take some time, as there are so many requested at the same time byall property management companiesWe were notified of “mold” in two places in the house – the windowsill,and under the stairs. The handyman did come out to take a look at the propertyat his earliest available time, at which time he told us that the “mold” underthe stairs we had been notified of was actually discoloration of the wall froman old water leak, and some crumbling of the wall. He patched the wall so thatit was no longer an issue on that side and spoke to us about going back to takea look at the opposite side of the wall, where the water heater is, which weare working on scheduling with him. The “mold” in the windowsill was dust, whichhad gathered in the caulking around the window. He stated that the caulkingthat was used to install the window can take up to a year to cure, during whichtime it is normal for it to collect dust. He did not note anything out of the ordinary for an old house.He also took a look at the sliding glass door in thebathroom, and told us that it is not broken, but that the bottom isfree-swinging and has been that way since installation. He did not recommendthat we replace it, as it is fully functional, nor could he do any repairs on afully functional shower door. At that time the handyman also located the ACfilters and showed the tenants where they are.The broker personally went over to the property on themorning of September 15th and identified that one of three smokedetectors had a dead battery. The tenant could not reach to test it, and thebroker changed the battery so it now works. He also walked around the propertywith the tenants and discussed their concerns.As stated in their lease, the washer/dryer are given as-isto the property and neither the owner nor the management company areresponsible for their upkeep or replacement. We did, however, manage to locatea used dryer, which we contacted the owner about buying as a replacement. Heagreed and it was installed in the property on September 18th. We were not notified of the presence of insects – bedbugs orfleas or anything else – and we cannot be reasonably expected to manage acomplaint we were not given. We do take the presence of insects of any kindinside a home seriously, and will be contacting a pest management company aboutchecking them.In The City of Davis there are a lot of insects, and we havespoken to [redacted] on this issue in the past. They told us thatcockroaches, spiders, and other insects gravitate towards homes because there’swater, and the state is in a severe draught. According to them, they have beenoverwhelmed by the number of insect complaints they have been receiving. Nor were we notified of a problem with the front door lock,as we take issues of that type seriously as well and would have had it fixedimmediately. We will be contacting our handyman about repairing it as soon aspossible.We would like to note that Z1 Properties has the bestreviews of all property management companies in Davis, and we have been votedthe best property management company in Yolo County.

Consumer

Response:

I have reviewed the response made by the business in reference to my concern, and find that this resolution is satisfactory to me. However, I must point out that the business never took any action or even responded to any of the emails from my roommate and I until after this complaint took place and Revdex.com and the city of Davis contacted them.