Complaints

The complaint text that is displayed might not represent all complaints filed with BBB. 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.

• Initial Complaint

  Date:01/30/2025

  Type:Billing Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  We were informed that our home was being sold on 9/13/24 and that we had to vacate the premises by 12/28/24. During that time frame it was the most stressful period I have ever gone through. Finding a home in the same area was extremely hard due to lack there of or insane rental/buying prices. We ended up getting an extension on our move out date which was only granted to 1/11/25. Still charged a *** FEE of ****** on top of other charges. Having to unexpectedly move out and have 3 months rent and still pay Hudson the last months rent has put a toll on me and I did not expect to get most of my security deposit back due to the balance of rent that was owed beginning at 696. Our beginning security deposit totaled ********. Despite not staying the entire month the entire deposit was kept and we were still slammed with an almost 1200 balance. While I understand the remaining balance of utilities, we were hit with a $600 charge of trash out and a pest fee of $300 which I believe is ridiculous. I put in a complaint about the rodents we were seeing and it was not in our lease that they were responsible so we had to deal with it on our own whilst there so how in the heck can we be counter charged for this? We spent countless amounts of money trying to rectify that situation. Being charged with that is a smack in the face. This should absolutely be on the company! 600 trash out fee for what exactly? A voicemail was left weeks ago in regards to this and we have still not heard back. We literally had to exhaust all of our funds to move out in such a short notice with small children. I would not recommend this company to no one and from the looks of all the other complaints this sham of a business should not be accredited. Again Im not looking for all of the charges to be removed however some of them are questionable.

  

  Business Response

  Date: 02/10/2025

  Hello,
  
  After a thorough review of the move-out, all charges applied were deemed valid. A non-renewal notice was issued on September 13, 2024, providing slightly over three months' notice, which exceeds the required 60-day notice period. Move-out extensions of up to two weeks were approved; however, as the occupancy extended beyond the lease expiration, month-to-month fees were applicable. 
  
  Charges included trash removal for personal items left throughout the home, pest control due to rodent droppings found in the interior, home cleaning upon departure, and the removal of a washer and dryer, as these appliances were not present at the start of the occupancy. 

  Customer Answer

  Date: 02/10/2025

  I am rejecting this response because:   What couldve possibly resulted in a $600 trash out fee when I have all of my personal items on hand. You all already charged a removal fee of $275 for the washer/dryer that was left that were the only things that were still there. Wouldnt that be considered trash? Again, we should not have to pay for a pest fee when we had to pay for it on our own while there so we should not be charged for that. You all approved an extension for 11 days that resulted in another charge of $380 for month to month fees when we shouldve been given the opportunity to stay until 2/1/25 if that was the case. Hudson Homes is clearly running a very janky business. As I stated before I understand some of it but lets be real the charges above are ridiculous.

  

  Business Response

  Date: 02/20/2025

  Hello,
  
  This response serves as the final communication on the BBB platform. As previously explained, all charges applied were deemed valid. Any personal items left in the home after move-out will be considered trash. If the team has to physically remove and dispose of these items, additional charges may apply. In this case, since the items were left behind (in addition to the rodent droppings) and required removal, the charges are valid. 

  Customer Answer

  Date: 02/20/2025

  I am rejecting this response because:   

  Where is the proof that $600 worth of "personal items" that had to be removed? Which still makes no sense because the additional fee of $250 for the washer/dryer which would be considered a "personal item".

  You all keep talking about rodent droppings and we were charged but where in the lease does it say that we would be charged if this were to happen?

   

   

• Initial Complaint

  Date:01/27/2025

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  This company is an ABSOLUTE nightmare. My husband and I rented a home from them from 01/12/2021-12/29/2025. During our residency we went without proper heat and air conditioning that they did not fix in a timely manner. My upstairs carpeting was completely drenched by a technician that they were made aware of and never fixed. My basement also flooded with sewage that took them almost two months to fix. No one could use the bathroom for any reason without the whole basement flooding in the utility room leading out to the carpet that was also soaked that they said they were going to fix and did not. Our home had mold in it and they refused to take care of even though it was due to proper ventilation in the home. Now they are trying to charge me $500 for paint which is normal wear and tear after living there for 4 years. They are also trying to charge me $750 for carpet repairs which are also normal wear and tear. They charge so many ridiculous fee's throught your residency with them, and then they want you to pay for things they were supposed to fix. This company needs to be investigated. I am rejecting both charges above. I have been in touch with ****** who is an absolute night mare that refuses to not only tell us why they are charging us what they are, and completely ignoring the questions we are concerned about regarding our security deposit.

  

  Business Response

  Date: 02/04/2025

  Hello,
  
  After a thorough review, it was determined that the resident expressed dissatisfaction with the outcome of the trash removal fee remaining as a charge to their account. The team provided documented photo evidence to substantiate the charges in question, which pertain to trash left onsite at the time of vacating the property. Therefore, no additional changes will be made. 

  Customer Answer

  Date: 02/04/2025

  I am rejecting this response because: I agreed to the trash out charges although it was no fault of my own as the city was switching trash company's as we moved.I am demanding the excessive $500 paint charge and the $750 carpet replacement charge. I also have pictures that prove that the carpet and paint is normal wear and tear.  They also are refusing to send me copies of my final utility bills. I have tried to reason with the midwest team with no resolution. They also me to pay for them to " paint " over mold on the bathroom walls that I submitted multiple maintenance requests for that they rejected even though it was due to lack of ventilation in the home. They are slumlords and that's why they only responded to the trash charge.

  Customer Answer

  Date: 02/04/2025

  Please see attached email that was sent to property management regarding our concerns over the alleged charges.

  Customer Answer

  Date: 02/22/2025

  It has been over 45 days since we have vacated our home, Hudson Homes did not send ledger of itemized deductions from security deposit by mail. ******* requires that landlords mail ledger of deductions. I am demanding the return of our full security deposit.

• Initial Complaint

  Date:01/21/2025

  Type:Service or Repair Issues
  Status:

  ResolvedMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Our home doesnt have heat in the downstairs portion of our home . Indoor temperatures have reached as Low as 52 degrees but the company still hasnt fixed it after numerous maintenance request . We have called . Left emails and still no one will come and fix the heat in our home . Each maintenance request is falsely labeled as completed . Upon moving in we were told there was an issue with the downstairs thermostat and they adjusted the hvac system in hopes of it working to avoid high repair cost per management

  

  Business Response

  Date: 02/04/2025

  Hello,
  
  After further review, our maintenance team identified that the electric damper system required replacement. The necessary repairs have been completed, and no further complaints have been raised by the resident. 

  Customer Answer

  Date: 02/04/2025

  I have reviewed the business response and accept this resolution. 

• Initial Complaint

  Date:01/18/2025

  Type:Product Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  It has been a frustrating experience dealing with this management company, and I cannot recommend them to anyone. To keep it brief, I just want my deposit returned. I spent a considerable amount of time debating with one of their team members about fraudulent charges they attempted to impose, but the conversation went nowhere. It felt like the person I spoke with lacked the proper tools or training to address my concerns effectively. Despite my rightful request for more information and clarity of charges, I received no response. Instead, I have been completely ignored. Now, more than 45 days have passed since my move-out, and I still havent received my deposit. I am requesting the full return of my deposit, $2,700, in a timely manner. Highlights: - The company has failed to return my deposit within the timeframe required by Illinois law.- I have made multiple attempts to contact the company through phone calls and emails, but I have not received any response.- I am requesting a full refund of my deposit, as I believe I am entitled to under Illinois law.- The companys lack of communication and failure to issue the refund violates fair business practices and consumer protection standards.

  

  Business Response

  Date: 01/23/2025

  Hello,
  
  As per standard procedure, a re-issue of the deposit check can only be requested after 30 days if the payment was not received. In terms of move out, all correspondence was received by the resident along with all documents within the legal time frame. Note that the charges will remain in place. 

  Customer Answer

  Date: 01/24/2025

  I am rejecting this response because:   The check was never sent, and as the other complaints mentioned they are referring to a phony address that was never provided to them as their forwarding address for me. Nonetheless, it has been well beyond the legal timeframe, I am demanding the tracking number and check be issued immediately. I will handle fraudulent and double charges separately. 

  

  Business Response

  Date: 01/29/2025

  Hello,
  
  As previously mentioned, it is standard to wait a full 30 days before processing a request for re-issuance of a deposit check in the event it has not been received. Details of this matter was sent within the legally mandated timeframe, about one week prior to this communication.

• Initial Complaint

  Date:01/15/2025

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I contacted Hudson Home on Dec ****** about the A/C- Heating unit. I reported that Unit don't work and smoke was coming through the vents and smelled something burning. I emailed them again on Dec 10th They sent a worker out 7 days later to attempt to fix it but was unable to fix. I contacted the office again and spoked with a *** who is the contact person of the property. I also put report maintenance request in on several times which was on Dec 15th,22nd,26st and again on Jan 2nd. they sent out many people and still not fix even when I was told that it was. I have a 7 month old child in home and home has been very cold. when their repair people come out, sometimes its well after hours. I would refuse them to enter the home due to safety. It has been more than several time when different people come to fix system, When a new person comes out, I get no updates as to who's coming. Now here it is a month later, most of the outlets in the home don't work so its hard to keep home warm which force me to go and stay with friends and family. I have called on many occasion as well as My Mom. At this point to this day, 1/15/2025, No answered called nor response to emails. I want out of the lease and a deposit back. I feel that this is total Abandonment of their responsibility. My lease states that They are responsibility for repair. I am in a home that is unsafe for me and my child. I don't know where to go from here. Its obvious that they don't have skilled, license staff to complete the repair because they sent out a lot of different ones and when they do send out these people, the communication is horrible so from time to time I would miss them because they would randomly just pop up with out me knowing a time when they would come. Its been over a month and at this point, its beyond ridiculous. HELP!!! This has become costly staying with others....

  

  Business Response

  Date: 01/29/2025

  Hello, 
  
  A specialist has been advised to conduct on-site repairs. Our representative is actively attempting to coordinate communication regarding the repair process. However, Miss ****** will need to permit access for repair services. 

• Initial Complaint

  Date:01/03/2025

  Type:Sales and Advertising Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Hudson homes never answers the phone or email for ongoing HVAC issues. No heat for the entire winter. Took 76 days to fix my AC in the summer. Absolutely INSANE

  

  Business Response

  Date: 01/17/2025

  Hello,

  Mr. ******* was informed that the specific part required will take a few weeks to arrive. An option for a temporary repair was offered while awaiting the part, but was declined. Once the part is received, work will be scheduled.  

  Customer Answer

  Date: 01/19/2025

  I am rejecting this response because:   I was never told a part needed to be ordered. This also doesnt address the fact that a couple weeks would have meant my furnace would be working by now. However all of this could have easily been addressed by answering the phone or responding to emails. Sad that I need to go through BBB to get an update

  

  Business Response

  Date: 01/29/2025

  Hello,
  
  Recently have been advised that the heat is now working. If further assistance is needed, the maintenance department can directly assist. 

  Customer Answer

  Date: 01/30/2025

  I am rejecting this response because:   My heat does not work. Who on earth said it does? No one has called or come to my house. This is absolutely comical. 

• Initial Complaint

  Date:12/27/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I have numerous amounts of toxic mold in my home. I got mold tested 100 is high im at 3 million in my attic. Company REFUSES to pay a licensed mold team to remove mold. The mold testing company said to dangerous to stay in home.

  

  Business Response

  Date: 01/09/2025

  Hello,
  
  Remediation was approved by a licensed provider on December 28, 2024, which started on January 8, 2025, as communicated on December 27, 2024. 

• Initial Complaint

  Date:12/19/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I attempted to resolve this for months now and they haven't responded to my last few email messages so I'm forced to come here. I rented through Hudson Home Management for 3 years. The house was in decent shape upon moving in and I took pictures of the before and after. Upon moving out I was not only denied all of my security deposit of $3,800, but charged additionally for a full move out damaged of $********. They charged way before any reasonable fee and clearly didn't even provide every detailed charge to the house as stated in the moveout statement. The house was relisted on ********** and I went inside the house legally using the code provided by the service after it was relisted and took pictures of the false statement of work provided. They did paint one room. They will scam you out of your deposit, as I have pictures to prove it. ********

  

  Business Response

  Date: 12/31/2024

  Hello, 
  
  Upon further review, it was found that multiple email exchange occurred between the team and the resident. The resident moved out on July 26, 2024, and disputed the security deposit in November 2024. The resident was informed several times that, after the 60-day period, account balance information was no longer available and that they would need to contact ********* for further details.

  Customer Answer

  Date: 12/31/2024

  I am rejecting this response because:  I was not informed once of any such 60-day period let alone several times.  That is an outright lie.
  
  
  

• Initial Complaint

  Date:12/17/2024

  Type:Product Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  In December of last year I received a certified letter from Hudson Homes Management LLC stating that they were selling the home at ****************************** and that I needed to vacate the premises by March 31 2024. I left March 1st. On April 2nd of last year I received a email with a move out bill for $19,000.The email noted that if I did not contact them in 30days that the amount would be sent to collections. I email back on April 12th asking for a more detailed description of the damages, I received no response. I attempted to continue to call and email. Yesterday I received a phone call from ********************* collections stating I owe $19,261.64. I spoke to the gentleman on the phone asking for more information, and how I needed a detailed breakdown of the charges. The only thing he told me was the balance and it went into their hands on May 15th. I then attempted to contact Hudson Homes Management LLC multiple time again, to no avail. They said because I moved out they have zero record. So now come to find out the home was foreclosed on, I personal know the people who purchased the home from the bank and have photos of the inside when they first moved in. No doors were replaced, the carpet was not replaced, nothing was replaced. It was how I left it when I moved out. There was no final walkthrough, and because we moved in during COVID it was a contactless move in. I have many photos from when we moved into the property of all of the damages, to which was emailed along with a detailed list of multiple other issues (I also have a copy of that). Im seeking for this balance to be taken care of and my full security deposit back. Im also in contact with a lawyer and the *** attorney general.

  

  Business Response

  Date: 12/31/2024

  Hello,

  We appreciate the opportunity to address this matter. Hudson Homes Management LLC takes every concern and tenant complaint seriously and we endeavor to resolve any issues as quickly as possible.
  
  In this specific instance, we are continuing to work with the tenant in our ongoing collection efforts. It's our understanding that the tenant may have an attorney involved and given this, we prefer to deal directly with that attorney and cannot provide further comment about the matter. Thank you.
  

  
  

  Customer Answer

  Date: 12/31/2024

  I am rejecting this response because they are knowingly and openly admitting that they are fraudulently charging multiple and I mean multiple tenants. I did not retain an attorney at this point in time as I would have hoped that Hudson homes management would have wanted to make this right with me as I was a faithful tenant of almost 3 years before they broke the lease due to them selling the house. I would hope that they would understand why I was upset and angry at that point in time when I received a call from the collections company saying I owe you almost $20,000 for repairs in a home that were never made. What they fail to realize is that this is a very small town, one where everyone knows everyone. The home was foreclosed on by the bank. The rent that I was paying, mind you it was over 1200/month, I would have assumed that the rent would have gone to the mortgage. Ill give hudson homes one more chance to get it right and get this balance cleared from my name or I will 100% be getting a lawyer, and with all the photo evidence I have and the new owners proof they purchased it from the bank Ill receive much much much more than just the $20,000 cleared from my name. 

• Initial Complaint

  Date:12/10/2024

  Type:Product Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  This company is horrible i've left them several messages about trying to terminate my lease and they have continued to ignore me and not return my calls. I'm over it and if they don't get back to me within a few days i will be taking this a step further.

  

  Business Response

  Date: 12/19/2024

  Hello,
  
  The matter is being actively addressed with the resident regarding her concerns about the early termination date. The resident has used the Better Business Bureau platform to express her frustrations.