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Complaint Details
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Initial Complaint
07/08/2024
- Complaint Type:
- Service or Repair Issues
- Status:
- Resolved
They were our mortgage lender. They sent us an escrow refund check for $2,341 which was blank on the bank so our bank denied it. We then contacted them to request another check to be sent back in March 2023. They said it would take a few weeks and it has now been 4 months and we have still not received our reimbursement check. They keep telling me to call back in a few weeks. I've spoken to management and requested it to be expedited but nothing has happened.Initial Complaint
05/16/2024
- Complaint Type:
- Order Issues
- Status:
- Resolved
**SHADY VIOLATION OF FLOAT-DOWN POLICY, FORCING ME TO TAKE A RATE I DID NOT AGREE TO On 4/17/2023, I locked in a mortgage rate of 6.99 (with a credit) with my lender for a purchase of a home. At the time, the market rate was 6.75. As we approached closing, market rates dropped, and were at ***** with a small credit and I requested a float down per the company's policy. I received the policy from a different lender at Mutual of Omaha and was told by my current lender that I should not have access to that (customers can't access company policies?). I requested a .25 float down from my market rate of 6.75 per the policy but it was denied to a *****. I was not provided with any transparency in the numbers showing why it was denied, so I further countered citing that the market conditions had improved (and I confirmed this by getting a new quote from a new lender at Mutual of Omaha, Bankrate, and Loan Factory due to lack of transparency) and countered to meet in the middle by asking for a .125 float down but with half of my current credit, or a .25 float down from my higher 6.99 rate locked on 4/17. In the time it took to get a response to this request (a couple of hours), the market conditions got worse and the request was denied.I then conceded to their original offer of a .125 float down (even though the market allowed for a .25 when I made my request), but asked that it be applied to my existing 6.99 rate with the 1 point in credit, which is a ***** rate and keeping my credit. This again was denied and I was told that my rate would be *****. Mutual of Omaha is refusing to honor its float-down policy and apply it to my rate of 6.99 (with credits). Mutual of Omaha is forcing me to take a ***** rate that I never agreed to, Furthermore, I request transparency showing that I was not eligible for the .25 float down, given that the review of my request to leadership was delayed, which resulted in market conditions getting worse in the time they took to respond.Business response
06/04/2024
Mutual of Omaha Mortgage, Inc. received your complaint and completed its investigation. An initial pricing exception was already provided in connection with your loan and you were not eligible for a float down. Based on a review of the final closing disclosure, it appears that your loan officer was able to offer you the desired *****% rate and lender credit. The investigation did not find any evidence that Mutual failed to follow its lock down policies or engaged in "shady" practices. We hope this response resolves your complaint to your satisfaction.Customer response
06/06/2024
Better Business Bureau:
I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me, as my loan officer has provided the desired float down that I was eligible for.
Sincerely,
***********************Initial Complaint
05/08/2024
- Complaint Type:
- Service or Repair Issues
- Status:
- Answered
Had a phone call & email with promises by *************************-rate locked at 6.8, no closing fees, no-cost refinance, and they don't sell loans. We completed all parts of the application in a timely manner. We notified that closing was 3/22 and they should contact us if they needed anything else. 4 days before closing we got an email that our file had been deleted & we would have to reapply. Given the timeframe and afraid to lose the property we re-applied. We were mollified by the repeated assurances by ************* that they would make this up to us exponentially, we just had to be patient. Closing was rescheduled. Then again. Our other home sold and we were living in a hotel with 3 pets and all our belongings on a moving truck. Stress level was massive, & we were losing $ thousands on moving/storage fees, hotel/meal bills, etc. Less than 24 hours before closing, we were notified of another mistake, the mortgage was for a single-family instead of a multifamily. New disclosure w/ a HUGE APR increase, & added points to make it look like it wasn't. It looks like a TRID violation. Our closing costs went up by almost 3K. The lender credit by ***? $1k. A slap in the face. The mortgage was signed and...nothing. I submitted a poor review & got a call from ************************. Told he would get back to me but never did. Sent additional complaints on 4/15 & 17, no response. Received a phone call from someone with the email of ******************************************************* (frankly I have strong suspicions that they were not who they claimed to be) That person said they would investigate and get back to me the week of 4/22-26. I have never been contacted again. Sent an email on 4/30, no response.Our loan was sold a week after closing. Another broken promise.I have tried & tried to get MoO to uphold their word. If this is not resolved satisfactorily very soon, we will be filing a formal complaint about the APR change/TRID violation with the relevant authorities and refinancing with a new lender.Business response
05/22/2024
Mutual of Omaha Mortgage, Inc. (Mutual) received your complaint and completed its investigation. Your initial application for a purchase loan was submitted on December 13,2023. The application stated that the loan was for a 1-unit property. The Loan Estimate disclosed a *****% with no points. The initial closing date was set for January 15, 2024. Your loan was contingent on the sale of your then current home. It appears that there were some delays with the appraisal that were outside of Mutuals control due to the remote location of the purchase property. The initial real estate agent that you contracted with for the sale of your home quit and your loan officer attempted to help you secure a new agent. It appears that there may have been three different agents involved. On February 7, 2024, you emailed your loan officer, sent your home insurance information, and set a closing date for March 22, 2024. The loan officer asked if you had a contract to sell your then current property and you indicated that you had an offer. The loan officer informed you that he needed a copy of the purchase agreement to complete the file. After February 7, 2024, Mutual did not receive any communication regarding the status of the sale of your home. Over 60 days elapsed since your loan file was conditionally approved and the business line needed to make a decision regarding the disposition of your file. Since your loan was contingent on the sale of your home and the company had no communication from your agent regarding the status, Mutual decided to move forward with the denial of your application on March 15, 2024 and an adverse action notice was mailed out.
On March 19, 2024, Mutual received notification that you were ready to close on the sale of your property and that you desired to close your loan. Your loan officer informed you that the initial application had been adversed and that a new application would have to be submitted.
On March 19, 2024, you re-applied for a purchase loan through Mutual. The application stated that the terms were based on a 1-unit property. You reviewed the application and provided your electronic signature on the same day. Your initial loan estimate quoted an interest rate of 7% with .187% in points. These terms were based on the property type of a 1-unit property. On March 26, 2024, Mutuals QC Department noted that your property contained 2-units and the business line provided a Changed Circumstance disclosure. Since the pricing for a 2-unit property is higher than pricing for a 1-unit property, your points increased to .837% on the redisclosure. The change in points was based on a valid change of circumstance that was disclosed to you. You expressed your frustration with the increase in points to your loan officer, who was able to obtain a $1,000 lender credit for your transaction. The loan officer was able to contact the sellers agent to obtain an extension and then was able to close your loan transaction in 10 days.
************************* responded to you when he initially learned of your complaint and ******************* did call you to learn more about your loan experience and to investigate the complaint. Mutual is sorry to learn of your frustration with the loan process; however, its investigation did not uncover any negligence on the part of the company that requires reimbursement or refund. Mutual had no communication from your agents regarding the required purchase contract and had to cancel the initial application. The points associated with your loan were appropriately adjusted to conform to pricing on a 2-unit property. Your loan officer and his team worked diligently to close your second application within 10 days. Rates have increased since your loan closing, but Mutual would be happy to discuss refinancing options when rates go down.
Mutual hopes this response resolves your complaint to your satisfaction.Customer response
05/24/2024
Complaint: 21685206
I am rejecting this response because:
"The loan officer asked if you had a contract to sell your then current property and you indicated that you had an offer. The loan officer informed you that he needed a copy of the purchase agreement to complete the file."
This is completely untrue. Please provide proof of this request. I have previously attached and have again done so here, the email of that interaction. We asked him to let us know if there is anything else needed. At no time did ************** ask for any additional information, contact us at any point after to re-inquire, or in any way imply that anything was needed. All paperwork was done by us as soon as requested at all times.
Mutual had no communication from your agents regarding the required purchase contract and had to cancel the initial application.
Assuming this is regards to the sale of our home - We supplied ************** with our realtor's name and contact info. If you are claiming ************** requested the purchase contract from her and she did not respond, provide proof.
Since your loan was contingent on the sale of your home and the company had no communication from your agent regarding the status, Mutual decided to move forward with the denial of your application on March 15, 2024 and an adverse action notice was mailed out.
This is false. No notice of action was ever received in any form. However, 5 business days earlier on 3/8 MoO contacted the closing law firm, ****, to ask for an updated commitment which Lima provided. Even though this clearly was still an active deal, it was evidently decided by MoO less than 5 business days later on 3/15 that the loan was not going forward with no communication to anyone involved.
Your initial application for a purchase loan was submitted on December 13, 2023. The application stated that the loan was for a 1-unit property.
and
On March 19, 2024, you re-applied for a purchase loan through Mutual. The application stated that the terms were based on a 1-unit property.
Please provide proof that we filled out an application with that information. That was a Lender error as it was filled out incorrectly by your employee.
You reviewed the application and provided your electronic signature on the same day. Your initial loan estimate quoted an interest rate of 7% with .187% in points
We told ************* that the documents incorrectly said single property. He told us to sign it anyway and he would fix it. This was often his response, we told him about multiple other mistakes in the paperwork on phone calls and via email. We were always told to just sign and they would be fixed. The sellers name was still wrong on the documents on the day of closing!
From our first interaction, we were made multiple promises via email:
11/13/24-"all rates are quoted without discount points or lender fees"
and
11/20/24-We are currently at *****% with no discount points or lenders fees. If you will email me the purchase agreement, I can lock in the rate and send the initial loan disclosures for your review." (as an aside - we did so, with a purchase agreement sent 4 MINUTES after this request. I have time-stamped emails. Then when we got the paperwork, the rate 7.15% . We complained and he said he would change it to ***** closer to closing. He never did before this loan was canceled. This was one of multiple instances the rate was changed to higher than what was promised.)
For the second application, ************** told us the original, quoted loan rate from our original application would be matched again, *****%. When the paperwork for the second application were received, the rate was 7% and now included points, despite the previously quoted email regarding points on 11/13.
We asked about the rate and points, and pointed out that it was not what he promised. We were not going to sign due to that. He told us again that *** would take care of us, he could get specifics as soon as the loan was approved. We signed, trusting his word.
On March 26, 2024, Mutuals QC Department noted that your property contained 2-units and the business line provided a Changed Circumstance disclosure. Since the pricing for a 2-unit property is higher than pricing for a 1-unit property, your points increased to .837% on the re disclosure. The change in points was based on a valid change of circumstance that was disclosed to you.
No disclosure was ever received. Please feel free to provide proof of this. ************* verbally told us the loan was built incorrectly and needed to be redone yet again. We had told ************** that it was a multi-family from the beginning, and told him the disclosure was wrong months prior. The failure to correct this was lender error.
Regardless of the non-existent CoC, it appears the threshold for TRID was still triggered by our points being raised by .650. By my calculations, the threshold would be at a change of .5 points (= .125% APR). A new 3 day wait was required.
Lender error is never a valid changed circumstance. There is no prescribed way to fix lender error under TRID.
Again, if this can not be resolved our next steps will include complaints with appropriate governmental agencies.
You expressed your frustration with the increase in points to your loan officer, who was able to obtain a $1,000 lender credit for your transaction
This is untrue and obviously not an accurate timeline. We have provided emails dating a week prior to the 3/27 closing disclosure, asking ************** to specify exactly what *** would do to compensate for the huge mistake made in canceling the first loan and to reimburse our costs due to that.
On 3/19 ************* emailed: If receiving compensation for the additional costs incurred is something that will inhibit us from moving forward with your loan then please let us know as soon as possible. We affirmed it was. He told us again that *** would take care of us, he could get specifics as soon as the loan was approved. We signed, trusting his word. We did not receive the final disclosure which raised our points 450% until approximately 2PM on 3/26, less than 24 hours before closing at 7:30 AM on 3/27 and a week after that quoted email. Clearly this was an issue already.
Our frustration began with the incompetence of our loan officer in disposing of our initial application and terms, and only mounted as the additional mistakes and lies mounted. I will repeat what I stated earlier. ************************* disposed of our loan with no communication. He acknowledged this. He repeatedly made promises that *** would make amends and suggested it would be in the form of things like lender credits or an immediate low APR refinance to address the added costs from that original mistake. We sent several emails asking for specifics which were not replied to. However, he made repeated promises over email and phone that we would be taken care of, that he just needed to have a meeting with his supervisors to discuss specifics.
The final lender credit did not even address the additional points, never mind canceling our original loan and causing the closing delay where we were homeless. We were then promised a loan that matched our original one. MoO had the power to meet that expectation and fulfill their promises, but consciously chose not to. Even today, you could build a loan at that rate and correct this situation, but choose not to.
After I made the complaint, two different people called me. After spending my time detailing the entire story over once again, the associates I spoke with never made the return phone calls they promised and completely ignored my follow up emails. We are shocked that this is the level of customer service being provided by what we thought was a reputable company.
Sincerely,
*****************************Business response
06/10/2024
Mutual contacted the borrower outside of the BBB to address the complaint. We believe we have resolved the issue to the complainant's satisfaction.Initial Complaint
04/10/2024
- Complaint Type:
- Service or Repair Issues
- Status:
- Answered
We filed for a debt consolidation loan and were notified on March 12th that our loan was approved. We then were subject to a litany of emails requesting additional documentation which we provided. However, on March 23rd the lender then asked for tax records for 2023 which do not exist (we have yet to file) and denied the loan based on this fact? Is this even legal? This after we paid over $500 for an appraisal on our house.Business response
05/03/2024
Mutual of Omaha Mortgage, Inc. received your complaint and completed its investigation. On February 22, 2024 you applied for a subordinate lien loan offered by Spring EQ. Mutual of Omaha Mortgage, Inc. acted as the broker on the transaction and was originating the loan in accordance with Spring EQ underwriting requirements. Spring EQ requested an operating income statement for 2023 rental income for an Air B&B and the statement that was provided detailed rental income that was significantly lower than what was filed on the taxes for 2022. The underwriter consulted program guidelines,which state that when multiple sources of documentation are provided to verify rental income, the lowest calculated rental income will be used for qualification. When the lower amount was used by Spring EQ, your debt-to-income ratio increased from 45% to 52%, resulting in your application being ineligible for financing. During the loan process, we also had to remove your wifes income due to a switch from W2 employee in 2022 to a 1099 employee in 2023. A review of the file indicates that the loan officer did everything possible to originate your loan, but wasnt able to satisfy investor conditions for the reasons stated above. Your loan file was appropriately adversed for an unacceptable debt-to-income ratio and an adverse action notice was sent to you. Mutual had a permissible purpose to order your credit report and received your authorization for the pull;therefore, it is unable to remove the credit inquiry on file. The loan was originated and adversed in a compliant manner. Mutual is sorry to learn of your frustration with your loan process; however, for the reasons stated above we are not recommending further action in connection with your complaint. We hope this response resolves your complaint to your satisfaction.Initial Complaint
03/01/2024
- Complaint Type:
- Service or Repair Issues
- Status:
- Answered
I did a refinance with this company. I worked with both *************************** and ***********************. This was a horrible experience and didn't go smooth at all. I closed on Saturday 2/24/24 and was funded on 2/29/24. I was supposed to receive $66,378.88 I received $64,304.73 I then let ******* know and he said the attorney sent the wrong amount? Well that is not my problem this is lack of communication between this company and them. Then on 3/1/24 I receive only $857.59 which is way off. ******* stated the attorney sent a higher pay off then they were supposed to again not my problem. ******* did not offer to fix this instead said I have to now wait for my old mortgage company to send me the rest. 1. who knows if I will end up with the correct amount? 2. I now have to wait 20 days plus it being mailed to me so close to a month to get it? This is a breach on what I signed and next steps I will get an attorney and *** for the amount and attorney fees.Business response
03/25/2024
Mutual of Omaha Mortgage, Inc. received your complaint and completed its investigation. The title company was working off of a payoff statement that was not updated to reflect a final payment that you made to your lender prior to closing. As a result, the payoff amount used on the loan was approximately $1,200 higher than it should have been. Once we were made aware of the issue, we issued a corrected CD to reflect the accurate numbers. Your prior lender is in the process of issuing a check to cover the full amount of the payoff overpayment. Based on my conversations with the title company, the check should be received by the end of the month. The error was inadvertent and was immediately corrected upon receipt of your complaint. Mutual reviewed your loan file and did not detect any other issues with the origination process. We hope this response resolves your complaint to your satisfaction.Customer response
03/27/2024
Complaint: 21372023
I am rejecting this response because: Mistakes like this should never have been made. This is a mortgage and being careless is not good on your part. I did receive the check yesterday nearly a month after the closing this is unacceptable as a customer of yours. I should have received the correct amount day 1 also you owe me $15.00 for the second wire transfer you did to my account there should have only been one wire transfer not two. Please send this out in check form not a wire transfer!
Sincerely,
*********************************Business response
04/05/2024
Mutual of Omaha Mortgage, Inc. received your complaint and completed its investigation. We believe you should have received the check from your prior lender by now. We also received notification from the title company that they will reimburse you $15 for the extra wire transfer fee. We hope this response resolves your complaint to your satisfaction.Customer response
04/08/2024
Complaint: 21372023
I am rejecting this response because: Once I receive the $15.00 from the title company then this case can be closed.
Sincerely,
*********************************Initial Complaint
02/06/2024
- Complaint Type:
- Service or Repair Issues
- Status:
- Answered
We got a reverse mortgage that included a large amount of money "set aside" for insurance and taxes. When we paid off the mortgage we did not get the set aside back as the loan officer told us we wouldBusiness response
02/22/2024
Mutual of Omaha Mortgage, Inc. ("Mutual") received your complaint and completed its investigation. The set aside consists of funds that are set aside for your line of credit and made available to you that the servicer uses to pay your taxes and insurance when due. They are not borrowed funds until you use them to pay property changes, so you do not accrue interest on the funds until they are used. If you never use the funds, they were never borrowed and therefore do not need to be repaid. The funds were never part of the loan balance and it is just eliminated at payoff. There was no escrow for these funds and there is no refund because the funds were never contributed by the borrower as they are in a forward mortgage situation. Mutual did not uncover any evidence that the loan officer misrepresented the nature of the set aside, but it has brought your complaint to the attention of the loan officer's ****** manager for potential training purposes. Mutual hopes this response resolves your complaint to your satisfaction.Initial Complaint
02/02/2024
- Complaint Type:
- Service or Repair Issues
- Status:
- Answered
1. I lost my business due to ***** and other problems related to non-payment of money owed to me.2. In 2023, I needed to pay my mortgage but used all my funds. For that reason, I applied for a reverse mortgage with Mutual of Omaha. I was so desperate that I deeded them my house. This is not buyer's remorse because nothing was given me in return for the deed. I lost my home and have received nothing. A lien should have been placed on my home as funds were paid to me but a deed is abuse of an elderly person in distress. I want my house deeded to me and a lien put on the property by Mutual of Omaha for their anticipated costs of repair. In the alternative, the value of my house is over $1 Million and I want prompt payment of $1 Million to me and I will vacate the home in 30 days of receipt of the funds.3. Mutual of Omaha sent an appraiser who did not recognize I need all windows replaced, they are rotten. He overlooked the need to replace siding. His appraised cost of repairs is 1/4 of actual costs given to me by a contractor willing to do the job. I want a proper appraisal by two experienced appraisers to establish actual costs. I want the appraisers to check plumbing, windows, siding, all porches, electrical, and the actual costs of replacement when repair is impossible even to the untrained eye. An electrician found the current electric box to be dangerous with no ground to earth.4. My HVACs (upstairs and downstairs) went out just before a storm came with freezing temperatures. I got the HVACs replaced for $18,000+. I have asked for this to be refunded to me by Mutual of Omaha since they own my home and the replacement of these units increased the value of my home. I want the $18,000+ refunded to me.5. I am a lawyer and my legal work on this problem, if billed to a client would be $10,000. I want to be reimbursed for my time. I should not have to haggle with the lender about the work when they own the home.Business response
02/23/2024
Mutual of Omaha Mortgage, Inc. ("Mutual") reviewed your complaint and completed its investigation. According to the loan file, you received counseling from a ********** of ******* and ***************** counselor on June 26, 2023. During the counseling session, the counselor went over the financial implications of, and the alternatives to, a Home Equity Conversion Mortgage ("****") and each type of payment plan, as well as the costs of a **** and when the **** will become due and payable. The **** is a HUD loan program that is insured by the Federal ******* Authority ("FHA").
There are two notes, two security instruments, and a mortgage agreement associated with a reverse mortgage file. The first note is a promissory note evidencing your promise to repay, with interest, loan advances made by Mutual and secured by the first Deed of Trust. The second note and deed of trust secures any payments made to the borrower by HUD on the **** in the event that the lender fails to make the payments under the loan agreement. Title remains in your name and you remain the owner of your home. The Note and Deed of Trust outline the default scenarios in which the loan becomes due and payable. Essentially, the deed of trust gives the lender a lien on the secured property to satisfy the obligation under the note if it is not paid. This appears to be the exact setup you were requesting in your complaint.
Mutual reviewed your file and determined that all the required paperwork was submitted and signed off on. There is no indication that you were unaware of any of the loan details or did not desire to pursue the reverse mortgage transaction. Your statement that you did not receive anything in return for the reverse mortgage is inaccurate. You received access to a fairly significant line of credit.
In accordance with appraisal independence requirements, Mutual ordered your appraisal through an **************************** to ensure that it had no influence or control over the appraisal process. The appraiser was a Certified *********************** Appraiser approved by the *************************************************. The Appraiser evaluated your home in accordance with HUD requirements and outlined the necessary repairs that needed to be completed to satisfy HUD requirements. Mutual did not detect any evidence that his appraisal was insufficient or inaccurate.
Mutual's investigation finds that your loan was originated in accordance with program requirements as well as state and federal law. Contrary to the claims in your complaint, you remain the owner of your home and now have access to a line of credit that you can use as you desire. Mutual is sorry to learn of your frustration with the loan process; however, for the reasons stated above it respectfully rejects your demand to undo the loan and pay you the value of your property. Mutual's servicing department has been in contact with you to see if there are anything that can be done regarding the damage outlined in your complaint.
Initial Complaint
01/07/2024
- Complaint Type:
- Customer Service Issues
- Status:
- Resolved
Daily unsolicited voice messages from ************ selling reverse mortgages to my number above registered on the *** list .Business response
01/18/2024
Mutual of Omaha Mortgage, Inc. received your complaint and completed its investigation. As soon as Mutual received notice of your complaint it, it placed you on its do not call list. We hope this resolves your complaint to your satisfaction.Customer response
01/19/2024
Better Business Bureau:
I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me.
Sincerely,
*****************Initial Complaint
12/17/2023
- Complaint Type:
- Product Issues
- Status:
- Answered
I want all mailings from this company to stop. The letter state to email address for removal. The address is ***************************************************************** I emailed this address and my email was rejected.Company is: Mutual of Omaha Mortgage, *********************************************************************************************************Business response
01/01/2024
As soon as Mutual of Omaha Mortgage, Inc. received your complaint, it removed your name from its marketing campaigns. You should no longer receive mail from Mutual of Omaha Mortgage moving forward.Initial Complaint
12/16/2023
- Complaint Type:
- Sales and Advertising Issues
- Status:
- Resolved
Multiple unsolicited cold calls selling reverse mortgage. I have never done business with Mutual of Omaha and don't intend to.Business response
01/01/2024
Mutual of Omaha Mortgage does not have a record of any calls made to phone number you provided. As soon as your complaint was received, the company placed your number on our Do Not Call list. You should not receive any calls from us in the future.Customer response
01/02/2024
Complaint: 21014157
I am rejecting this response because my number is on the Do Not Call List.
Sincerely,
*************************Business response
01/02/2024
Mutual of Omaha Mortgage, Inc. has no record of your name of phone # in our systems. We only call numbers that are linked from Salesforce. We believe that is possible that you opted into one of our third-party lead provider campaigns using a different phone number. As indicated in our prior response, the phone number you provided in connection with your complaint has been added to our DNC list even though there is no record of Mutual calling it.Customer response
01/02/2024
Better Business Bureau:
I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me.
Sincerely,
*************************
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Contact Information
1 E 22nd St Ste 401
Lombard, IL 60148-6159
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Get a QuoteCustomer Complaints Summary
55 total complaints in the last 3 years.
19 complaints closed in the last 12 months.