S & S Property Management

I am rejecting this response mainly because it's falseS & S property mgntcompany does not follow through and uses some lackadaisical sub contractorsThat don't schedule work or follow instructionsSo the work order for months was never completedI ask for the dates it will be completed S & S tell me they'll call back and rarely do they call backLike [redacted] not calling back this week or yesterday 3/3/17(his words) even then, still no completion date has been provided to the myself the tenantI've been calling for monthsSept, October, November, December, January, February & today March [redacted] was to look into reducing the rent from our meeting this weekYet he has not called back on Friday 3/3/17, I'm required to do ALL follow up calls or get no response from [redacted] & S & SI'm not informed of what contractor or any worker that would be scheduling the necessary repairsIts absurd for the tenant to inform S & S of no response from a company I have no idea who they areI've patiently waited for calls and times and I get no responseI call And emaill S & S a list of over issues occuring in Sept and that sane list isn't complete to this day 3/4/Holes and cracks in the home and walls that were made aware to S & S in September mice had appeared and droppingsThe repairman that came to patch the holes did bad job and lightly used materialsThe mice were able to come back through the same holes.I call in November several times because things were getting worstI then must repair their mistakes for my children's sakeThen pay for them on utility bill or in other waysIn regards to the landscaping nobody has ever called or come byThough the grass had weeds in August and we we're assured the owner and or his daughter will be taking care of the landscaping The weeds were 2-ft tall and the bushes in front & close to the home were overgrown and protruding all over the placemA tomato tree was planted in front by previous tenantsAlso to be removed so more insects can't come inCats have found a way under the home and tgeur smells are entering the home & closets.We asked then and prior and was told the time landscaping was verbally included in our leaseYet no actions were taken into the landscaping, masterbedroom door with devil signs, windows with socks used for insulation one is blacked out with white paint so the Sun can't shine in(this is the only window in the master bedroom.) S & S included a garage that was inoperable and told to pay a few months rent to fix itThis Garage was just completed on 3/1/After installing the wrong garage door with no entry or opening from the outsideI've waited and called and listened to the idea of a month approved work never to be executedI have dates and times for calls and alot more pictures to give as wellI'm forced to pay rent for a place the property management waits or forgets to ever fix because its a older homeI'd like to be refunded for this lease that has not delivered on what was told and sold as part of the home

Upon the tenants move out, it was noted that the yard needed to be mowedWhen the tenant moved in, the lawn was freshly mowedThe property is to be returned in the same condition as it was received, minus wear and tearThe tenant was aware that the lawn needed to be mowedThere were notes of maintenance items along with the lawn noted for the tenant to addressThe tenant did address the maintenance items but was not able to complete the lawn mowingThe amount charged is a standard one time service feeThe amount is not based on how long the grass is, it is based on a one time lawn mowing serviceThe tenant did verbally contact our office and state they had some disputes regarding their itemization of security depositOur office made the tenants aware, per procedure, that they must submit their dispute in writing to our office for reviewAs of today, our office has not received a dispute in writing from the tenantsThe tenants addressed their issues/concerns directly to Revdex.com without contacting our office in writing as addressed to do soThank you, S&S Property Management

Initial Business Response / [redacted] (1000, 5, 2016/10/07) */ [redacted] and [redacted] moved into [redacted] on 7/1/On the front page of their lease, ptstates tenants are responsible for water and is initialed off by both tenantsLetters with copies of AM IL Water bills were sent to the tenants on 8/22/& 9/28/Tenants did not have water, policy is to shut off after days of notificationAll maintenance issues have been addressed, with the exception of adjusting the bathroom door and a work order has been issuedIf further information is needed please let us know

Hello [redacted] , We would like to start our by saying we treat all tenants fairly and the sameWe do not make any changes to our contracts and have not had any issues pertaining to the verbiage in our lease agreements regarding day notices to vacate You did send an email over on March 31, 2016, in response to a lease renewal option our office sent to youYour email read, “I will submit my notice to move soon”This email does not officially state you will be movingIt states we will be receiving a notice from you soonThat can mean in a few days, months, etc A notice was received in our office on April 18, We date stamp all mail received on a daily basisThe letter was dated, by you, on April 7, 2016, however since the notice was not received until April 18th you are rent responsible days from that date This is how all notices are handledAs mentioned, we have not had any issues with the verbiage in the lease agreement which explains this processNo where in our lease agreement does it state verbal notice is acceptable In your complaint you also mention that our office will call you namesOur office staff does not call anyone names and has been trained to end a phone call if they feel a conversation is going in a bad direction Per your written emails, for example emails dated April 28th and April 29th, you have called our office staff and company inappropriate names and in response our office did not fire backOur office stuck to the matter and explained the same process to you as originally stated from the begininng of the conversations We apologize you did not understand the process of the day notice however this is a process we must stick toIt would be considered discrimination if we change the procedure for one person and not the next, therefore the date we received your notice to vacate was on April 18, You will be rent responsible days from that dateWe will handle the security deposit accordingly based off the condition of the property upon move out in comparison to the move inThank you [redacted]

I am rejecting this response because:S&S property fail to work in good faith.I am not able to aid that commitments were made and are now being renege upon$is due for rent refund.$is due for non-itemized bill for work I question was ever doneIf S&S property made an error and overpaid their client I have zero responsibility.Mr [redacted] you are responsible for those you hire and if a mistake is made, learn fron the mistake and move forward

Unfortunately this property was sold and the tenants was advised of the sale on March 22, 2017, as per the attached letters, which were mailed and posted to the tenants doors. Prior to this the actual owner, at that time, restricted repairs to emergency items only with approval. Tenants
maintenance call was received on our emergency line, after hours on March 27th, maintenance went out to assess the situation and an actual roofer was sent out on 3/30/to temporarily fix the roof due to the new ownership, effective 3/31/17. Tenant needs to contact the new owner for maintenance repairsOn 4/4/tenant was advised name and telephone number for the new owner

S&S Property Management recently took over management of the rental property on November 18, For the month of January, the tenant only paid partial rentIt is standard procedure to collect any rent given by tenants unless specified by the property owner to not collect rent unless paid in
fullOur office collected rent and followed standard procedure, which is serving the tenant a day notice to pay rent or quit, for the remaining rent balanceWe did complete this service and as of today, full January rent has been collected for the rental propertyIn regards to the Sacramento County Utility bill, the property owner provided the original bill along with the original envelope to pay the utilities dueUpon receiving income in the property owners account, rent payment, our office paid the bill as instructed by the property ownerThe property owner had already paid the bill on her own, before S&S sent out payment, and stated she faxed in confirmation of this paymentUnfortunately our office has no records of the fax the property owner stated she sent inWe did instruct the property owner to contact the Sacramento County Utility company to confirm if she can get a reimbursement or that more than likely she will have a credit on her next months bill Thank you, S&S Property Management

Due to the property owners refusal to get the property treated for field roaches, the tenant contacted Code EnforcementThe Code Enforcement officer went to the unit cited and required the property owner to have pest control services on the property for one yearOur property manager made the
property owner aware that he would attempt to have this violation removedAfter two weeks of phone calls to the Chief of Code Enforcement and communication to the Code Enforcement Supervisor, the property manager was able to get the violation reversedThe property manager updated the property ownerThe property owner asked that we cancel servicesS&S did cancel services, however there was a delayEventually services were canceledS&S did go outside our scope of work to assist the property owner with the violationIt was recommended by S&S that the property owner complete a one time pest service upon the tenant's first report, however, the property owner declined the treatment which caused the tenant to contact Code EnforcementS&S did save the property owner funds by getting the violation reversedS&S does not feel any funds are owed back to the property owner as if we did not assist with the reversal of the violation, which is outside of our scope of work, the owner would still be paying for monthly pest services

I am rejecting this response because: again the memo section along with my check was sufficientI spoke to your staff which prompted the notice on my door but at no time was I informed about an internal documentYour staff said the check and email was sufficient and I have phone recordsPlus your staff didnt just randomly place that on my doorIt was due to my callsLikewise, I relied on their erroneous assertionsI have phone records of my callsYour staff is obviously incompetentAnd lastly I believe Final In Full was sufficient because it only has one meaning because I said I was providing notice soonNowhere in the lease is a particular format required or specific languageAnd California public contract code provides that when there is disagreement regarding language then it is construed against the party who wrote the cobntract, which is youI did my part and you are imposing arbitrary and unreasonable standardsI said clearly that I was moving soon and would provide noticeWhat other meaning does Final In full have when coupled with my emailYour staff failing to inquire about an uncommon memo note is on your staffSurely, tenants are NOT using that as a common Memo noteA common memo note is May rent or something to that effectFinal In Full is clear language and at a minimum your staff should have inquiredI wrote that email saying I was providing notice soon, and how would I know that a different staff cashes checksI would not Know thatYour error in staff training and absence of customer service led to this resultI did my partMy initial email, check and calls were all my actionsYou just want to absolve yourself of your shady business practices and Ill do everything in my power to expose your shady practices

Upon the tenants move in, the grass was pretty dry but not over grownThere were however weeds and bushes that needed to be cleaned upThe property owner was supposed to complete a one-time cleanup of thisWhen S&S was notified that the property owner never completed a one-time cleanup,
S&S did send a landscaper out to complete thisLandscaping is not included in the tenants monthly rent amountLandscaping is tenants’ responsibilityThe tenant has called in multiple work orders, which have been completed. S&S did find out, however, that there were a few work orders that had not been completedThe tenant visited our office on February 27th, spoke with our property manager and made us aware of the few repairs that had not been completedWe do want to make sure that the vendors we contract with complete the repairs, however we do need the tenant to make our office aware if a vendor has not been in communication with them so we can contact the vendor or give the work order to a new vendorThe tenant was served with a 3-day notice since full rent was not received for the month of FebruaryThe tenant stated he deducted funds for repairs, however no receipts/invoices were provided and the list of repairs were not notedTenants must receive written consent to complete repairs on their own and request reimbursement prior to completing any repairs in the propertyThis is stated in the tenants’ lease agreementAs of today, the tenant has paid full months’ rent for February (paid on February 24th) and our office has been in contact with the vendors to complete repairs that were discussed between the property manager and the tenantThank You, S&S Property Management

Initial Business Response /* (1000, 5, 2016/06/27) */
We have tried very hard to please this customerWe have documented each attempt to contact them to schedule repairsOur maintenance man has showed up for an appointment and been turned awayOur drywall repairman called and left messages
days in a row with out a responseI received a text from client about the hot water and I asked who we should contact to schedule repair since we weren't able to get a response on the drywallI was told the drywall was not that important an issue and I had a bad attitude and to not text anymore or I would be reported
We would be happy to make any necessary repairs but we have to have access

I am rejecting this response because: the neighbors are walking in and out of my yard and making holes and leaving dirt piles in my back yardHow is this property shared? I was only aware of one owner for my rental propertyMy personal information was compromisedIs taking personal information from tenants against the law?

I am rejecting this response because:On 07/31/15 a Deposit and Rent Status Receipt was obtained for [redacted]y. There was verbal understanding and agreement between myself and [redacted]   Bureau of Real Estate License # [redacted] That [redacted] would be ready 08/08/15 then was changed to 08/14/15 and it was finally move in was 08/20/15. I am confident that S&S property can not show that they made payment to the property responsible party Ms. [redacted] prior to 07/31/15 for the month of August. S&S property is attempting to double dip for property management services and if there is any issue on 30 notice why did they accept me for another property. Finally their own evidence shows no itemized billing statement as is required by law but it does show an expired business license as of June 30,2015 Property was cleaned on or after August 21, 2015. Mr. [redacted] you are failing to deal with me fairly and in good faith.

Upon the tenants move out, it was noted that the yard needed to be mowed. When the tenant moved in, the lawn was freshly mowed. The property is to be returned in the same condition as it was received, minus wear and tear. The tenant was aware that the lawn needed to be mowed. There were notes of...

maintenance items along with the lawn noted for the tenant to address. The tenant did address the maintenance items but was not able to complete the lawn mowing. The amount charged is a standard one time service fee. The amount is not based on how long the grass is, it is based on a one time lawn mowing service. The tenant did verbally contact our office and state they had some disputes regarding their itemization of security deposit. Our office made the tenants aware, per procedure, that they must submit their dispute in writing to our office for review. As of today, our office has not received a dispute in writing from the tenants. The tenants addressed their issues/concerns directly to Revdex.com without contacting our office in writing as addressed to do so. Thank you, S&S Property Management

Initial Business Response /* (1000, 5, 2016/10/07) */
[redacted] and [redacted] moved into [redacted] on 7/1/16. On the front page of their lease, pt. 2 states tenants are responsible for water and is initialed off by both tenants. Letters with copies of AM IL Water bills were sent...

to the tenants on 8/22/16 & 9/28/16. Tenants did not have water, policy is to shut off after 7 days of notification. All maintenance issues have been addressed, with the exception of adjusting the bathroom door and a work order has been issued. If further information is needed please let us know.

Hello [redacted],    We would like to start our by saying we treat all tenants fairly and the same. We do not make any changes to our contracts and have not had any issues pertaining to the verbiage in our lease agreements regarding 30 day notices to vacate.    You did send an email...

over on March 31, 2016, in response to a lease renewal option our office sent to you. Your email read, “I will submit my notice to move soon”. This email does not officially state you will be moving. It states we will be receiving a notice from you soon. That can mean in a few days, months, etc.    A notice was received in our office on April 18, 2016. We date stamp all mail received on a daily basis. The letter was dated, by you, on April 7, 2016, however since the notice was not received until April 18th you are rent responsible 30 days from that date.    This is how all notices are handled. As mentioned, we have not had any issues with the verbiage in the lease agreement which explains this process. No where in our lease agreement does it state verbal notice is acceptable.    In your complaint you also mention that our office will call you names. Our office staff does not call anyone names and has been trained to end a phone call if they feel a conversation  is going in a bad direction.    Per your written emails, for example emails dated April 28th and April 29th, you have called our office staff and company inappropriate names and in response our office did not fire back. Our office stuck to the matter and explained the same process to you as originally stated from the begininng of the conversations.    We apologize you did not understand the process of the 30 day notice however this is a process we must stick to. It would be considered discrimination if we change the procedure for one person and not the next, therefore the date we received your notice to vacate was on April 18, 2016. You will be rent responsible 30 days from that date. We will handle the security deposit accordingly based off the condition of the property upon move out in comparison to the move in. Thank you.    [redacted]

Our records show that there was a deposit collected from the tenant for another rental property, however there was no notes or communication regarding a move out date for the [redacted] property. As mentioned, our office contacted the property owner, of [redacted], regarding the rent however have not received a final response on whether or not a reimbursement will take place. Our office left a message again today for the property owner. As mentioned, the funds were forwarded to the property owner. If there is any changes with the funds for rent, after speaking with the property owner, our office will be in communication with the tenant. We contacted our cleaner and she was issued a renewed license on June 17, 2015 and it is set to expire June 30, 2016. The previous copy attached was not current. We have attached the corrected information regarding the cleaners business license. You are more than welcome to confirm this on the City of West Sacramento website and search business license number [redacted].

Attached are the work orders received for the property along with invoices of work completed. Items have been completed during the tenants’ residency at the property.  The completion dates are listed on the work orders. Depending on vendors’ availability, a work order is assigned and contracted out to an available vendor. There are no in house vendors within our company. The vendor then comes in direct communication with the tenant to set up appointments to either complete the work or provide an estimate. Agreed, the window company did not complete the work they were called out to do. S&S found this out when the tenant came in the office on February 27th.  S&S has since been in communication with the window vendor and they will be in communication with the tenant to get the window completed. The tenant states that they called in November of 2015, however the tenant was not occupying the property in the year of 2015. They move in on August 31, 2016. The last email on record from the tenant was received on September 19th 2016. After review of the email an appointment was set up on September 21st 2016, our property manager met with the tenant at the rental property to get a visual on the repairs needed and work orders were created. If there are multiple emails sent by the tenant, S&S has not received them. If the tenant would like to forward the correspondence for our review, we have no problem with that. A new garage door was installed on December 23rd 2016, not on March 1st 2017 as the tenant has mentioned. The garage was correctly installed and can be accessed from the exterior. The tenant did state that he could not lock the door from the exterior, since there was only an interior lock on the garage door. This was an inconvenience only as the garage door could be locked from the interior and the tenant would have to walk around through the garage man door. A vendor did install an exterior lock for the tenants’ convenience on February 28th 2017. The initial desired resolution, from the tenant, was to have the repairs completed as soon as possible. S&S has completed the repairs brought to our attention by the tenant and have confirmed that the glass vendor has spoken with the tenant, been out to measure and has ordered the glass. Once the glass is received, the vendor will call the tenant to schedule an appointment for installation. In the second complaint from the tenant, he is requesting the lease term be refunded. Upon the tenant speaking with our property manager on February 27th, the property manager asked the tenant if he wanted to move out of the property since he was not happy with the condition. The tenant declined stating he did not want to move due to being in the middle of the school year. The tenant is requesting $200.00 to be given to him for the inconvenience of the repairs. S&S has completed repairs, as seen in the attached, however since the window was not completed S&S will be reimbursing the tenant $200.00.  Thank you,  S&S Property Management

I am rejecting this response because:S&S property fail to work in good faith.I am not able to aid that commitments were made and are now being renege upon. $450.00 is due for rent refund.$180.00 is due for non-itemized bill for work I question was ever done. If S&S property made an error and overpaid their client I have zero responsibility.Mr. [redacted] you are responsible for those you hire and if a mistake is made, learn fron the mistake and move forward.

RE:  Complaint #11807691 - [redacted] -  Brighton Woods #112N This issue was resolved on 6/3/15, when I spoke with owner on Mr. [redacted]'s behalf. The owner agreed to settle for just the $250 forfeit of the security deposit, dropping the other outstanding fees. If you need further...

information please don't hesitate to contact us. Respectfully,   -- Kimberly Schwitters, Office Manager