Smythe Property Advisors, LLC

From: [redacted] Date: Tue, Sep 15, at 11:AMSubject: Response -- ID # [redacted] To: [redacted] > [redacted] and [redacted] moved in to a suite at [redacted] on October 5, ? Their lease expired on October 31, ? (I have attached a copy of the lease and pet deposit agreement that they signed.)? On August 1, the [redacted] ’s notified the property manager that they would be vacating early and signed the “Intent to Vacate” and “Breach of Lease” forms (copy attached) which clearly advised them that they would be responsible for the rent, etcthru the end of the lease.? The [redacted] ’s vacated the suite on September 27, ? The suite was not re-rented until a new tenant moved in on April 2, ? ? ? ? When the [redacted] ’s moved out of the suite, we performed the walk-thru and documented the damages to the carpet (due to excessive pet urine.) ? We attempted to have the carpet cleaned and deodorized (as the carpet was only months old ?" installed 7/15/2013) but were unsuccessful? Therefore, we had to have it replaced? The [redacted] ’s were charged a pro-rated amount for the carpet, deducting the months of time that the carpet was in the suite prior to their move in? I have attached a copy of the letter and Security Deposit Return Statement that was mailed to them on October 4, 2014.? ? On October 6, 2014, [redacted] called and advised he would be sending a check to cover the amount owed? He then called back on October 9, and said he would pay it in checks ?" one in October and one in November? We never received these and they did not contact us again.? ? In August 2015, the [redacted] ’s contacted us because they were attempting to purchase a home and the mortgage lender wanted proof that the debt to us was paid in full? We could not provide such proof until they paid us ?" and they sent us a bank check on August 25th to pay the balance in full? At that time, we mailed and emailed them a letter confirming that the debt was fully paid so they could proceed with their new mortgage.? Regarding Mrs [redacted] ’s comments:? ? ? Regardless of the reason for the move out, the [redacted] ’s were responsible for the rent until the earlier of A.) the end of the lease term or B.) the suite was re-rented and a new tenant moved in and began to pay rent? The [redacted] ’s acknowledged their understanding of this by signing the Breach of Lease form? The suite was not re-rented until April 2015, so they owed the rent thru the end of the term (October 31, 2014.)? ? ? ? The extensive urine in the carpet is above pet wear and tear (the odor was very strong ?" unfortunately, I have no way to document smells.) ? We attempted to clean the carpet first to reduce the cost to the [redacted] ’s, but were unsuccessful? Therefore, the replacement carpet cost (pro-rated) is their responsibility per the lease and pet agreement? The pet deposit covers pet deodorizing and exterior grounds cleanup (including landscaping treatment for urine damage to grass and shrubs.)? ? ? ? All documents regarding the move out that the [redacted] ’s signed are dated August 1st ?" and they did not move out until September 27th? Therefore, they knew well in advance about the charges and had ample time to negotiate with his employer? They may have done that and the employer may not have been willing to cover these costs ?" I don’t know ?" but our lease was with the [redacted] ’s and therefore they were responsible for the charges? Additionally the lease documents the tenant responsibilities regarding rent, pets, etc.? ? We will not refund any monies to the [redacted] ’s as the charges were legitimate per Ohio Tenant Law and the [redacted] ’s acknowledged in writing these charges prior to the move out.? ? Please feel free to contact me if you have any questions or comments.? ? SPAlogo (Color).jpg? Diana [redacted] Y***

From: *** *** ***Date: Tue, Sep 15, at 11:AMSubject: Response -- ID #***To: *** ***>*** and *** *** moved in to a suite at *** *** on October 5, ? Their lease expired on October 31,
? (I have attached a copy of the lease and pet deposit agreement that they signed.)? On August 1, the ***’s notified the property manager that they would be vacating early and signed the “Intent to Vacate” and “Breach of Lease” forms (copy attached) which clearly advised them that they would be responsible for the rent, etcthru the end of the lease.? The ***’s vacated the suite on September 27, ? The suite was not re-rented until a new tenant moved in on April 2, ? ? ? ? When the ***’s moved out of the suite, we performed the walk-thru and documented the damages to the carpet (due to excessive pet urine.) ? We attempted to have the carpet cleaned and deodorized (as the carpet was only months old ??" installed 7/15/2013) but were unsuccessful? Therefore, we had to have it replaced? The ***’s were charged a pro-rated amount for the carpet, deducting the months of time that the carpet was in the suite prior to their move in? I have attached a copy of the letter and Security Deposit Return Statement that was mailed to them on October 4, 2014.? ? On October 6, 2014, *** *** called and advised he would be sending a check to cover the amount owed? He then called back on October 9, and said he would pay it in checks ??" one in October and one in November? We never received these and they did not contact us again.? ? In August 2015, the ***’s contacted us because they were attempting to purchase a home and the mortgage lender wanted proof that the debt to us was paid in full? We could not provide such proof until they paid us ??" and they sent us a bank check on August 25th to pay the balance in full? At that time, we mailed and emailed them a letter confirming that the debt was fully paid so they could proceed with their new mortgage.? Regarding Mrs***’s comments:? ? ? Regardless of the reason for the move out, the ***’s were responsible for the rent until the earlier of A.) the end of the lease term or B.) the suite was re-rented and a new tenant moved in and began to pay rent? The ***’s acknowledged their understanding of this by signing the Breach of Lease form? The suite was not re-rented until April 2015, so they owed the rent thru the end of the term (October 31, 2014.)? ? ? ? The extensive urine in the carpet is above pet wear and tear (the odor was very strong ??" unfortunately, I have no way to document smells.) ? We attempted to clean the carpet first to reduce the cost to the ***’s, but were unsuccessful? Therefore, the replacement carpet cost (pro-rated) is their responsibility per the lease and pet agreement? The pet deposit covers pet deodorizing and exterior grounds cleanup (including landscaping treatment for urine damage to grass and shrubs.)? ? ? ? All documents regarding the move out that the ***’s signed are dated August 1st ??" and they did not move out until September 27th? Therefore, they knew well in advance about the charges and had ample time to negotiate with his employer? They may have done that and the employer may not have been willing to cover these costs ??" I don’t know ??" but our lease was with the ***’s and therefore they were responsible for the charges? Additionally the lease documents the tenant responsibilities regarding rent, pets, etc.? ? We will not refund any monies to the ***’s as the charges were legitimate per Ohio Tenant Law and the ***’s acknowledged in writing these charges prior to the move out.? ? Please feel free to contact me if you have any questions or comments.? ? SPAlogo (Color).jpg? Diana ** Y***

From: [redacted]Date: Tue, Sep 15, 2015 at 11:27 AMSubject: Response -- ID #[redacted]To: [redacted]>[redacted] and [redacted] moved in to a suite at [redacted] on October 5, 2013.  Their lease expired on October 31, 2014....

 (I have attached a copy of the lease and pet deposit agreement that they signed.) On August 1, the [redacted]’s notified the property manager that they would be vacating early and signed the “Intent to Vacate” and “Breach of Lease” forms (copy attached) which clearly advised them that they would be responsible for the rent, etc. thru the end of the lease. The [redacted]’s vacated the suite on September 27, 2015.  The suite was not re-rented until a new tenant moved in on April 2, 2015.       When the [redacted]’s moved out of the suite, we performed the walk-thru and documented the damages to the carpet (due to excessive pet urine.)  We attempted to have the carpet cleaned and deodorized (as the carpet was only 15 months old – installed 7/15/2013) but were unsuccessful.  Therefore, we had to have it replaced.  The [redacted]’s were charged a pro-rated amount for the carpet, deducting the 2.5 months of time that the carpet was in the suite prior to their move in.   I have attached a copy of the letter and Security Deposit Return Statement that was mailed to them on October 4, 2014.  On October 6, 2014, [redacted] called and advised he would be sending a check to cover the amount owed.  He then called back on October 9, 2014 and said he would pay it in 2 checks – one in October and one in November.  We never received these and they did not contact us again.  In August 2015, the [redacted]’s contacted us because they were attempting to purchase a home and the mortgage lender wanted proof that the debt to us was paid in full.  We could not provide such proof until they paid us – and they sent us a bank check on August 25th to pay the balance in full.  At that time, we mailed and emailed them a letter confirming that the debt was fully paid so they could proceed with their new mortgage. Regarding Mrs. [redacted]’s comments:1.       Regardless of the reason for the move out, the [redacted]’s were responsible for the rent until the earlier of A.) the end of the lease term or B.) the suite was re-rented and a new tenant moved in and began to pay rent.  The [redacted]’s acknowledged their understanding of this by signing the Breach of Lease form.  The suite was not re-rented until April 2015, so they owed the rent thru the end of the term (October 31, 2014.) 2.       The extensive urine in the carpet is above normal pet wear and tear (the odor was very strong – unfortunately, I have no way to document smells.)  We attempted to clean the carpet first to reduce the cost to the [redacted]’s, but were unsuccessful.  Therefore, the replacement carpet cost (pro-rated) is their responsibility per the lease and pet agreement.  The pet deposit covers normal pet deodorizing and exterior grounds cleanup (including landscaping treatment for urine damage to grass and shrubs.) 3.       All documents regarding the move out that the [redacted]’s signed are dated August 1st – and they did not move out until September 27th.  Therefore, they knew well in advance about the charges and had ample time to negotiate with his employer.  They may have done that and the employer may not have been willing to cover these costs – I don’t know – but our lease was with the [redacted]’s and therefore they were responsible for the charges.  Additionally the lease documents the tenant responsibilities regarding rent, pets, etc.  We will not refund any monies to the [redacted]’s as the charges were legitimate per Ohio Tenant Law and the [redacted]’s acknowledged in writing these charges prior to the move out.  Please feel free to contact me if you have any questions or comments.  SPAlogo (Color).jpg Diana ** Y[redacted]