ComplaintsforOak City Properties Realty and Management LLC

• Initial Complaint

  12/16/2022

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  I lived in the same house for 5.5 years. I never once bothered them to come out to replace anything or update anything. The day before I went into the hospital for a scheduled c-section, I see an email telling me I had 3 weeks at that point to pack my entire house and vacate because the homeowner was selling the property. Upon moving in there were no screens in the windows except for one. One of the wooden beams on the porch was not attached and my was almost injured. There was a huge chunk of a metal sticking out of the ground with ragged edges. I had to replace blinds, pull cords to the ceiling fans, the plates to the wall outlets and a few doorknobs among other things. And there was a hole in the master bathtub a little larger than a tennis ball. My refrigerator stopped working. I had an infant at the time and lost a refrigerator full of food and breast milk. Did I receive compensation? No. My washer and dryer was at least 10-12 years old. Rust chips would fall into our laundry. I had a broken light fixture on my porch for 3+ years. A bird ending up creating a nest in there. I had a recurring plumbing issue that was "fixed" more than once. The sewage was backing up into the house and caused family members to end up with a rare infection that comes from feces! Disgusting! Sewer water was pushing up into the bathtubs and from under the toilet reaching the living room carpet. My yard filled with water that could be smelled from miles away. The apartment search was a disaster! Apartments had a 3-5 year waiting list. Others were operating off of waiting list and not accepting applications. Private owners had strict requirements. They forced me out in October. An eviction was filed (-$99) and they placed other erroneous charges on me. I cleaned the entire house with professional carpet cleaning ($150). $200 was charged for a damaged dry rotten step outside, which was like that when I moved in. I paid $1,000. Received a check for 508.55. No communication now.

  

  Business response

  12/20/2022

  Thank you for the opportunity to respond to this complaint.  It is always our goal to provide the highest level of service and we take pride in doing so as much as possible.  Unfortunately, in this business we manage the expectations of two parties, a Landlord and a Tenant.  Most of the time these relationships work out as a win-win for both parties but unfortunately they do not from time to time as well.  In this case, Mrs. *** is indicating that she was given 3 weeks to move out of the home. This is not accurate.  The lease required 30 days notice from the end of the term.  The original lease was set to expire at the end of August and we actually sent the official notice in June, so over 60 days.(See Attached Letter of Notice).  What is also not indicated in this complaint is that Mrs. *** did not move out of the property at the end of the lease, then failed to communicate with us for nearly 2 weeks after the end of the lease.  The Landlord was forced to take legal action and file for an eviction. At that point we were then contacted by the tenant.  Even after this the landlord gave the tenant two additional months to move out and cancelled the eviction proceedings.  This is a very different chain of events than the one claimed in this complaint that they were only given 3 weeks to vacate. 

  
  In regards to the second portion of this complaint and the tenants feelings regarding the security deposit.  This again is an unfortunate situation but there were charges that had to be deducted from the security deposit for damage to the home.  While the tenant did have the carpets cleaned, there was excessive cleaning noted on the following areas by the cleaners(Invoice Attached): Whole Kitchen, Inside Windows(Tape Residue Removal) and bathtubs. There was also damage to a step as well as the fees for the initial filing of eviction.

  
  In the end, we never want our tenants to be disappointed, and we never like to hear that they have had difficulties. Unfortunately, systems in houses fail from time to time but they are always addressed. We have records of all of the instances, including many of those noted in the complaint.  They were all inspected, addressed and repaired/replaced quickly.  There were yearly RHA inspections where the City inspected the units and if there were issues left unresolved they would have been indicated.  Since our taking over management in 2018 there were a total of 12 maintenance requests made.  The last maintenance request made by Mrs. *** was made in December of 2021.  We unfortunately were not the Property Managers of the home when Mrs. *** originally moved, the home was previously managed by another company and we were hired after the fact by the owner.  So I unfortunately cannot speak to the condition of the home when Mrs. *** first moved in, we can only address the items we were a part of and notified about.  

  Customer response

  12/26/2022

  
  Complaint: ********
  
  I am rejecting this response because:

  Thank you to Oak City for acknowledging my complaint and responding. Email communication has been close to nonexistent since I’ve vacated the property. Of course it’s hard to account for all of the details in one sitting and document each incident verbatim to the exact date and time, but I do have the emails that show when you guys initially made contact. The date I received the email was 4/14/22 the day before I was scheduled for c-section 4/15/22. I didn’t see it until 4/24, which is when I replied explaining my situation. I was unable to lift anything over the weight of the baby and would be bedridden for several weeks to the next few months. Timing was all wrong!
  
  December 2021 you guys were conducting a pre-inspection before RHA was to come for their annual inspection and nothing was said about plans to sell the house then. Nor did you guys find any extra repairs that were needed by your maintenance guy including the step I was charged for outside. $200 for a broken, dry-rotted step in unacceptable. The same maintenance guy by the name of **** came for every work order. 
  
  I sent an email on April 21st, 2022 asking to add my daughther to the lease as instructed by RHA. May 6, 2022 she was added to the lease. I was told to provide you guys with 60 days notice previously and I was under the assumption you would provide 60 days as well. From the date I received the email, I only had 3 weeks to pack up and move out having major surgery. It was impossible! 
  
  I remained in constant communication that my mom passed and I was out of town for weeks making arrangements and then her funeral; that took time away from packing. I didn’t have helping packing or moving. The heat went out and the house was too cold to be in there with my children. I provided receipts for the cleaning as instructed and have submitted pictures of how spotless that house was. Yes, there was residual tape residue on the windows because it’s an old house and having been displaced once losing everything from Hurricane Matthew I didn’t want to take any chances with damage to the home or our belongings. I cleaned the tape off and the residue as best I could. Was that really $150 worth of work? 

  I was a good tenant. I didn’t complain or cause any trouble. I made sure you guys received full payment for balances I incurred. Water, lights and rent. At the end, I’m asking to be treated fairly. My family and I are still displaced and have been put under enough emotion duress. Yes, Oak City is the middle man, but you shouldn’t try to help your tenants especially one who is a single mom with small children. I’ve never been treated like this or put in this situation before. It’s humiliating and belittling.

  I get you guys charging the $99 fee for the eviction filing, but I kept emailing letting Jim know when I planned to be out keeping him updated. I emailed when the keys were dropped off as well as the money order. When in court for the eviction, no one from Oak City showed up. I explained my side to the judge and he apologized for what I was going through. He said I’ve been through enough and he was dismissing the case. I was no longer there and money had been paid. According to legal statutes, you weren’t supposed to file an eviction after receiving money from me. 

  They are cheating me out of almost $400 in erroneous charges. I want some of that money back. I need it back. I was forced out of the house and need the money for a new deposit. I also requested a ledger and/or letter showing eviction was dismissed and balances were paid in fill. 

  
  Sincerely,
  
  **** ***

  

  Business response

  12/29/2022

  Mrs. Fry,

  It is always our goal to try and find a positive solution to every problem that we encounter.  We recognize that charges to a security deposit can be difficult.  While we feel that everything was done by the book in this situation we are also human beings as well and are seeking a positive outcome also.  With that, we have discussed everything with the owner of the property and they are willing to refund an additional $175 from the deposit.  Based on the hardships that you are encountering per your response in this complaint, Oak City Properties would also be willing to add an additional $100 as well.  I hope that this offer will allow everyone to move forward and ease some of the distress you are experiencing. If so, please let us know if any of your contact information has changed as well as your current address.  

  Respectfully,

  Brent Vaughn

• Initial Complaint

  10/17/2022

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  10/14/2022 TO: BBB of Eastern North Carolina 5540 Munford Rd., Ste. 130 Raleigh, NC 27612-2655 (919) 277-4222 FROM: ******* ****** 191 Browning Rd. Waynesville, NC 28786 919-423-0162 [email protected] RE: This complaint letter is being filed with above mentioned BBB against: Oak City Properties Realty and Management LLC 4818 Six Forks Rd STE 104, Raleigh, NC 27609-5255 (919) 232-9222 https://www.oakcityproperties.com/ I’d like my deposit of $1450 refunded. Yet, Oak City continues to be dishonest and harass me. See their letter dated 09/27/22 to me saying I owe them money due to their “FICTICIOUS TRUMPED UP ACCOUNTING” Also, as far as July and Aug rent, this was addressed in the bank case I won. See that attached document. I clearly won that case because I proved they lied to me and tried to take advantage of me after they said I could leave the lease two moths early, after I wrote to them, and requested this, and they approved. I have this in writing from them. PLEASE SEE ATTACHED DOCUMENT WITH THOSE DETAILS, that I submitted to my bank. IT WILL BE VERY CLEAR. YOU MUST READ THIS DOCUMENT FOR THE DETAILS! Given all of the above, there is absolutely no reason why I am not entitled to my full deposit refund of $1450. They continue to harass me and make up bogus fictitious details on which to base payment demands, months after I vacated the property. I have photos of the entire home taken minutes before I left the property for the last time, and I also have 2 witnesses to confirm my statements. Oak City Property is an unethical and dishonest company, period. I am fully entitled to my refund of $1450. I was never once late in my rent payments in two years, which I can also prove. *** I HAVE 40 PHOTOS THAT WERE TAKEN UPON MOVE OUT. HOW DO I SUBMIT THOSE TO YOU? I CAN PROVE WHAT I'M SAYING. 5 MG MAX PER FILE?

  

  Business response

  11/02/2022

  Good Morning,  Thank you for the opportunity to respond to this complaint.  The tenant who has filed a complaint with the BBB signed a lease that was set to end on 8/31/2022. The tenant contacted our office and indicated that they needed to vacate the property early and break the lease.  In this case, like usual, we attempted to work this out with the tenant and to get the home on the market in order to re-rent the home as soon as possible, which we did.  As part of this, the tenant was informed(In accordance with NC State Statutes and the Lease) that they would be responsible for the lease(including rent, utilities, etc…) up until a new tenant was placed and that lease began, along with the cost of marketing fees to re-rent the home and any damages to the property caused by the tenant.  This was all agreed upon. The tenant made the next rental payment, which cleared our accounts and was paid out to the homeowner of the property.  Then did not make another payment after this, a breach of the agreement.  Months after that initial payment was made, the tenant filed with her bank that this was a fraudulent charge(she made this payment personally through our payment system directly, our firm does not have the ability to make payments on a tenants behalf...they must initiate the payment so in this case she made the payment and months later declared it fraudulent with her bank) and nearly 2 months after it cleared they reversed the charge and refunded her the funds with no indication or request from our office.  There was no case that took place as we were never informed that this was happening rather her bank and the payment service directly.  These companies simply stated that the account holder has the right to protest charges.  There is a lease that was in place that indicates remedies for disagreements should the tenant feel things were not done accordingly through the courts however the tenant has not attempted to take this route. Rather, she has filed complaints against our company where we can not have a judge rule on the legality of her claims.  The tenant legally owes much more than her Security Deposit in this case and the owner of the property as well as Oak City Properties Realty & Management, LLC has full authority to take this to court as well but has chosen not to do so in order for all parties to move past this.  For the record we completely disagree with the complaint filed against our firm.  

  Customer response

  11/07/2022

  
  Complaint: ********
  
  I am rejecting this response because:

  I DID NOT SIMPLY INFORM THE RENTAL COMPANY THAT I WAS LEAVING, I ASKED THEIR PERMISSION AND IT WAS GRANTED.
  
  AND I OFFERED TO WORK WITH THEM IN EVERY WAY TO RE-RENT THE UNIT. THEY RAISED THE RENT $545 PER MONTH! AND THEN WONDEREED WHY IT DID NOT RENT? THIS HOME WAS LEFT IN PERFECT CONDITION AND WAS ABSOLUTELY WITHOUT A DOUBT IN PERFECT SHAPE FOR THE NEXT RENTER TO WALK RIGHT IN IMMEDIATLEY AND TAKE POSSESION. THE RENTAL COMPANY NEEDED TO DO ABSOLETLY NOTHING TO MAKE THIS UNIT RENT READY AND THEIR WAS ABSOLUTELY NO DAMAGE IN THE UNIT TO REPAIR. I HAVE SUBMITTED MORE 40 PHOTOS TO PROVE THAT.
  
  THE BOTTOM LINE IS THIS - WITH ALL OF THE EVIDENCE I PRESENTED TO MY BANK, (WHICH BBB HAS AN EXACT COPY OF, WITH OVER 40 PHOTOS), IN ORDER TO ATTEMPT TO RETRIEVE THE ONE MONTHS RENT, WHICH I DID SUCCESSFULY, BECAUSE I WAS CLEARLY ABLE TO PROVE TO THE BANK THAT Oak City Properties WAS FRAUDULENT IN THEIR “CLAIMED ATTEMPTS TO RE-RENT THE UNIT. PERIOD!
  
  AND BY THAT TIME, AFTER THEY HAD NOT RETURNED ANY OF MY CALLS OR ACKNOWLEDGED ANY OF MY CORRESPONDANCE, ALL OF WHICH I ALSO HAVE A COPY OF ALL EMAILS AND PHONE CALLS, I KNEW THEY WERE PURPOSELY IGNORING ME, IN ATTEMPT TO KEEP MY DEPOSIT, AND EXTORT THE WHOLE SITUATION.
  
  BBB – YOU HAVE ALL THE DOCUEMNTATION THAT I SUBMITTED TO MY BANK SO YOU CAN READ THOSE DETAILS AS WELL. HAVE YOU DONE THAT?
  
  NOW OAK CITY CLAIMS THEY HAVE “chosen not to do so (GO TO COURT) in order for all parties to move past this”. THIS IS A JOKE!
  
  THEY HAVE BLATENLY LIED THAT THEY WERE NEVER INFORMED OF ANY OF THIS.
  
  I WOULD RATHER GO TO COURT! I DIDN’T BREECH ANYTHING! I OFFERED TO WORK WITH THEM, AND IN MY PROFESSION I KNOW THAT RENTAL MARKET, AND MUCH MORE ABOUT THAT NEIGHBORHOOD THAN THEY DO! THAT HOME SHOULD HAVE BEEN OFF THE MARKET IN A SINGLE DAY, AND THEY KNOW THIS!
  
  I WANT MY $1450 DEPOSIT BACK! I HAVE EVERY RIGHT TO IT!
  
  Sincerely,
  
  ******* ******

  

  Business response

  11/10/2022

  While we feel that it is very unfortunate that you feel this way, we must again point to the lease and the documentation you signed which we have now included.  You signed a lease that was set to end at the end of August 2022, you gave notice that you were not going to fulfill that contract and would be leaving the property prior to the end of the term, thus breaking your lease. We placed the home on the market and worked to obtain a tenant ASAP.  The owner has the duty to try and re-rent the property, which we did.  The owner also has the right to rent the home at market value.  2022 saw the highest rental rates in history for homes and the pricing model was very different from 2020 when you signed your original lease.  I would like to site the original term of the lease of 8/31/2022, Section 2 of the lease, Section 4 of the lease, Section 5m of the lease as well as Section 16 of the lease.  I would also point to page 2 of the Signed Notice document that indicates clearly and was signed by you on 6/1/2022 that you would be responsible for all payments/utilities up to and including 8/31/2022, which did not happen.  Your Security Deposit was used in accordance with State Statutes and was applied accordingly.  

  Customer response

  11/17/2022

  
  Complaint: ********
  
  I am rejecting this response because: See the attached documents.
  
  Sincerely,
  
  ******* ******

  

  Business response

  12/07/2022

  Her documents clearly show, via her own emails, that she was responsible for the lease and acknowledged that the owner was NOT agreeable to ending the lease early. That we would relist the property as soon as she vacated the premises and she would be responsible until the unit re-rented. Her original lease rate was substantially lower than what the current rents were in June/July of 2022.  When the property was re-listed the listed rate was market value.  Almost immediately after that time frame the Raleigh market experienced, along with much of the market across the country(including rentals) a market slowdown and drop in pricing.  She can maintain all she wants to that she understands the market better than we do but that is simply not the case.  Our market analysis is based upon actual data.

   

  What also gets lost in these situations is that the tenant broke their lease. Plain and simple….They signed a lease through the end of August and found another rental before that time and moved forward on it and broke the contract.  Where is the protection for the Landlord in this case?  As she is maintaining it doesn’t matter.

   

  Not only in this case does she provide the actual emails where we tell her each step and she acknowledges it. She also provides the documentation we provided, which she signed acknowledging all of this, including the move out instructions and fact that she was responsible until the home re-rented.  She then makes the next payment that she acknowledges that she is responsible for.  Then never makes another payment.  Then over a month later files a dispute with the processing company for that payment and claims that her refund here somehow places her in the right. 

   

  To also be noted, the owner is not pursuing anything further, even though they are entitled to do so(The security deposit did not cover the full amount owed).  The lease provides, along with NC General Statutes, that a remedy through the courts is available for both Landlord and Tenant in the event of a dispute.   Even though she has this option, she is continuing in the court of public complaint rather than the court which would actually make a ruling.  This would also give our client the opportunity, if they wish, to file counter suit for the full amount owed including the back payments in rent, etc…

   

  I hope this suffices, I didn’t want to have to waste your valuable time with the specifics during our initial call but I felt at this time it is necessary.  She provided a lot of information but all show the same thing.  She found a new home, didn’t want to wait for the end of her lease to come, she broke her lease, acknowledged her responsibilities, failed to fulfill her responsibilities and is upset that $1450 was retained out of the $3294.28 that she owed per the agreement she signed.

   

  Respectfully,

  Customer response

  12/07/2022

  
  Complaint: ********
  
  I am rejecting this response because:

  You can't outrun Karma ***. Rest assured of that.

  Sincerely,
  
  ******* ******

• Initial Complaint

  06/28/2022

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  Oak City Properties has been miserable to deal with since day 1. The day I took possession of the lease, the home was not even swept. Basic cleaning was not done. It was not livable which is agains tenant laws. I had to fight to get them to clean it. As I’m moving out, I broke my lease, was told it wouldn’t be re-listed or shown until after I left, then was told I didn’t break the lease and they forced me to show it. As I’m waiting for my security deposit refund, they don’t reach out for my forwarding address until I asked for a status update. They wouldn’t have sent it to me if I didn’t follow up. My security deposit was refunded at LESS THAN HALF. They decided that upgraded to the home were going to happen on my dime. Landlord responsibilities, not tenant responsibilities. Nothing was damaged and I left the home in EXTREMELY better condition than when they rented it to me. I’ve argued with them and have had an extremely hard time getting a response on anything. They owe me an additional $600 and no one will respond. This business is beyond unprofessional, greedy, doesn’t care about their tenants AT ALL, and has done this MULTIPLE TIMES to other tenants. They make stuff up to keep the deposits. I have photos of how the home was when I took possession and a video of its condition the final day of my lease as proof. This company needs to be stopped.

  

  Business response

  06/29/2022

  Good Morning,  While we never like to hear that someone has had a bad experience with our company we certainly understand in our field that it can happen from time to time when dealing with Security Deposit Disputes.  I first always want to point out that Oak City Properties Realty & Management, LLC is not the owner of the property itself but a contracted representative of the property by the owner for the purposes of renting the home.  We work at the direction of the homeowner themselves with respect to the security deposit and in accordance with all laws, rules and regulations.  Oak City Properties Realty & Management, LLC has no financial interest or benefit in either the collection of the deposit or the work done using the withholdings from the deposit. There is no profit in any way of Oak City Properties Realty & Management, LLC in the case of tenants security deposits.  A full accounting is performed in accordance with State and Local Laws and any funds withheld must be used for actual repairs to the property.  As with any dispute, our first goal is always to try and solve the dispute and hear all sides of the situation.  As was with this case, there was an opportunity for the the complainant to dispute, it was submitted to the owner and the owner in fact decided to refund an additional portion of the deposit monies back to the tenant.  There was a corresponding email of this sent at 5:30am on 5/19/2022 but was never confirmed by the tenant if this settled the dispute.  Should the tenant not agree still, the tenant has the right to go through the court, per the lease agreement in place signed by all parties, in order to have a judge determine whether the withholding of the security deposit monies was legal by the homeowner.  At this time, we have followed the guidelines and attempted to work out a solution for all parties.  While we completely understand the frustration that can arise by a tenant when they do not receive their full deposit back we have to follow the guidelines and procedures as set forth in our agreement with the homeowner, the terms of the lease and all laws in regards to tenants security deposits.

  Customer response

  07/05/2022

  
  Complaint: ********
  
  I am rejecting this response because: They never responded to my last email. They cannot use MY money for upgrades when nothing was damaged. They’re lying through their teeth. This company needs to be shut down ASAP. 
  
  Sincerely,
  
  ******* ********

  

  Business response

  07/11/2022

  We have been in touch with the complainant. After our communication with the owner of the property in regards to this matter the Landlord agreed to refund her security deposit. We are glad to have reached a positive solution. 

• Initial Complaint

  07/30/2021

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  I started lease June 16 2019 and verified utilities by email withe Oak city. I also forwarded emails to manager as well. No issues at that time in 2019. I requested to renew lease in 2020 with no issues. Towards the end of my lease in 2021 when water leaks started getting worse I received an email about opening a water account for water bill. Emailed *** at oak city and he was said he will investigate this matter. No conversation after this. My issue now is they are keeping my security deposit of $1250 and requesting additional $1865.

  

  Business response

  08/19/2021

  Business Response /* (1000, 5, 2021/08/06) */ Good Morning, it is always our goal to have smooth transitions from move in to move out with our properties. Sometimes, unfortunately, there are situations that arise that do not allow for all parties to be happy. In this particular case, there was a signed lease by all parties...both landlord and tenant and it was stipulated that the utilities, including water were the responsibility of the tenant. It was in the landlords name and was to be transferred to the tenants name upon move in by the tenant. It was uncovered through a water leak that the utilities had never been switched by the tenant into their name throughout the lease. The landlord received a bill for over $4,000 for the water and upon the end of the lease directed Oak City Properties to withhold the security deposit to assist in covering the bill that the landlord had to pay. Oak City Properties was directed by the landlord to retain the deposit in accordance with the NC Tenant Security Deposit Act.(The landlord makes the decision on the deposit, Oak City Properties is an agent of the landlord). While we regret the dissatisfaction of the tenant with the outcome of the deposit, Oak City Properties was acting as Agent for the Landlord and at their direction in terms of this disagreement on responsibility of the water bill. While we cannot guarantee the actions of the landlord, Oak City Properties is not reporting this to any of the credit agencies. Consumer Response /* (3000, 7, 2021/08/06) */ It was not noted on lease specifics of this water company. I had a one year lease and renewed due to COVID-19 without any stipulations or requests. I have emailed **** from Oak city properties at the beginning of asking about water. Since the city of ******* isn't handling the account for each unit. No documentation has been sent for proof of this amount requested or secondary amount requested for uneven paint. As emails states from **** at Oak city properties that theirs touch up paint leftover in storage room.

*Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business. ↩