ComplaintsforHudson Homes Management LLC

• Initial Complaint

  07/26/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  Hudson homes is charging me $1,444 for not putting a 60 notice in time,i called them on June 30 to ask how to submit my notice to vacate, i got no answer. i called again 3 time on the 1st of July (the day i want to put in my notice) left 2 messages on that day, still no call back. my wife then called and was told to send the notice to vacate to their email which i did on the 1st. so i waited again ..and waited..and waited. i called again on the 17th and was told that they would send me a link to complete the early termination. so in short, they are charging me 1444 dollars because i filled out the form on the 17, but i actually submitted my vacate letter to them on the 1st of July and they never replied to any of my emails nor answered my calls nor returned my calls after leaving messages , if they would have answered the phone on the 30th of June, returned my calls on July 1st, or replied to my 3 emails i sent from june 30- july 1st then we would not have the problem. but charging me 1444 dollars is not right, see attachment's.(proof)

  

  Business response

  08/06/2024

  Hello,

  
  Upon further review, the fee was waived on July 29, 2024. 
  

  Customer response

  08/06/2024

  Complaint was resolved, but my lease termination date is 8/30/2024 which is fine. But they charged me a full months rent for August.

  my rent for the month of August, should have been pro-rated. See attachment.

  Customer response

  08/06/2024

  Complaint was resolved, but my lease termination date is 8/30/2024 which is fine. But they charged me a full months rent for August.

  my rent for the month of August, should have been pro-rated. See attachment.

• Initial Complaint

  07/25/2024

  Complaint Type:

  Order Issues

  Status:

  Answered

  More info

  We rented a house with Hudson Homes for 3 years and had a great experience, I have to say it. However, "everything" started when we were notified that our contract was been terminated and we had until 7/24 to fully vacate the property. To decrease our expenses as much as possible, we decided to leave the property on 7/5, and sent an email (as we were asked to do) to notify them on 6/28. Since then, I've sent several emails asking about the exact amount we should pay considering we only stayed in the house 5 days of the month, but the only one thing I got was a balance of $5,273.16 that I don't understand where it came from (including month to month fees for a contract that we didn't terminate, but the company, $270 charges for late fee even though I kept asking for the prorated amount to make the payment since the first day). And, on top of that, when I logged into the portal, I still have a balance of $585 even when they used my $2,850 deposit to pay part of the $5,273.16. Of course, my emails are not answered any more, nor my phone calls. I called them today again and the person who I spoke to (after saying she didn't understand what I meant to say with that I wanted to know why those charges were applied to my account) said I had to send an email with my dispute (which I did, but I know I won't get a response either). It's really sad to see how, after been a good client, never creating issues, taking a good care of the property, and even leaving the property freshly painted with not even 1 hole in the walls..... this is how they treat you.As I mentioned in one my emails, I've never been trying to be annoying at all, I'm only trying to do things right without assuming charges that are not my responsibility.We have no inconvenient on paying the correspondent amount to the 5 days we lived at the property for the month of July. But we want our security deposit back, as was stipulated, as well as they send the move out statement to the address we provided.

  

  Business response

  08/06/2024

  Hello,

  After further review, the ledger has been corrected, and the resident will receive a refund of $382.66, which will be sent to the provided forwarding address. 

• Initial Complaint

  07/16/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  Hudson homes is unfair and unprofessional. I sent an email with a move out date of April 25,2024 30 days prior to the move out date. I was given instructions on what to do when I move out. NO WHERE IN THE INSTRUCTIONS notified me of sending an additional email the day of move out as proof that the apartment was vacant. After numerous attempts of trying to get a statement with the balance I owe no response. A whole month later their lawyer contacted me saying I just needed to send an email with the date I moved out. I sent another email 5/20/2024 saying I moved out 4/25/2024 and now theyre charging me an extra months of rent and sewer fees. While I sent copies of the instructions given to me by email from HH no where stated I needed to send an additional email. They still want to hold me responsible. BEWARE! Its true this company is scammers.

  

  Business response

  07/19/2024

  Hello,
  
  After further review, ****** still owes the balance due for several reasons: allowing her unauthorized sibling to live in the home,non-payment since January 2024- leading to eviction proceedings, and incurring costs for squatter eviction. Despite multiple opportunities given to **************** to resolve the issue properly, the matter remained unresolved on her end.Therefore no further adjustments can be made under the circumstances.

  Customer response

  07/19/2024

  I am rejecting this response because:   
  I did not allow the sibling to live in the home. He locked me out of the apartment (changed locks) and became a squatter. Im not responsible for that. I have no control over that. Ive call the police and he was given the upper hand. 

  Im not excusing the fact that I owe (rent) however,  the amount I owe is incorrect ( rent of feb to April) **** are charging me an extra month of rent for me not living there because I didn't send an email on the date of move out no where was that stated on the move out instructions. 

  

  Business response

  07/26/2024

  Hello,
  
  Upon careful consideration, it has been confirmed that the charges on the account are valid and no further adjustments will be made. This decision follows a thorough review of the circumstances that led to the situation, including permitting **************** to vacate the property. Since the account has transferred over to the external collections agency, IQ ******************* **************** must now address the outstanding balance and future payments directly with the agency. 

• Initial Complaint

  07/10/2024

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  I moved out of my home July 1st of 2024 and I am still somehow getting charged with a late fee and late payments although the lease has been terminated as of July 1st, 2024. I owe nothing in regards to rent and will provide receipt of the last few months as proof that the only month not paid is July as I moved out and payment is not due. This is a very vile company and they prey on each tenant, I have also not heard anything back as far as my security deposit but wouldnt put it past these crooks to pull every excuse or maneuver they can to keep a free chunk of thousands of dollars. It wont be gathered from ill gotten fees that are not legal as there is no lease or any agreement to enforce any type of fees as again, it was terminated on July 1st. *** tried calling multiple times over the span of the last week and a half to no avail, assistance would be much appreciated.

  

  Business response

  07/19/2024

  Hello,
   
  The late fees and July rent charges have been adjusted, resulting in a deposit of $1,551.77. This amount has been sent to the forwarding address provided by Mr. *** on Tuesday, July 16, 2024. 
  
  

• Initial Complaint

  07/08/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Resolved

  More info

  I was a tenant with Hudson Homes for 4 years when they decided to sell the building and not renew the lease. Upon moving out, on May 29, I communicated to them that I had moved out. They emailed a move out statement, on June 18, which included a $1200 trash out charge. There was no additional communication from them within the 30 day time limit. I emailed them on July 6 stating, per Illinois tenant law, they had 30 days to send me an itemized receipt of exactly what the "damages" were that totaled $1200. Also per IL tenant law, I am to be provided receipts that the damages were actually fixed so as to prevent the landlord from just pocketing the money. Neither of those requests were met. Instead they sent me pictures of unit, which was left in great condition. They also sent me pictures of my neighbor's washer and dryer in the basement that is not their property to add on to the cost of damages. There were also pictures of my neighbor's belongings in the basement that were not mine that they tried to include in the "trash out". Also, per IL tenant law, the security deposit is to go into an interest bearing account, which I have asked about and they conveniently ignored the question. I am asking for my full security deposit back as they have not provided any detailed itemized list of the damages (their move out statement was not an itemized list) nor have they proved that they used the security deposit towards said damages.

  

  Business response

  07/19/2024

  Hello,
  
  **** has been informed that a $150.00 refund for lawn care and gutter charges was processed and will be mailed  in the form of a check to the forwarding address provided. 

  Customer response

  07/19/2024

  I am rejecting this response because:   The response does NOT address the fact that I was not given an itemized list of $1200 in charges within 30 days. When I was finally sent the itemized list AFTER 30 days, of the $1200 in estimated charges, only $336 were actually approved. And of the $336, Hudson homes tried to charge me for the lockbox and change in lock for the NEW owners when the lock was in perfect working condition. On top of that, we hire our own lawn mowers for lawn maintenance. I am requesting my FULL deposit back as you broke Illinois tenant law or I will be pursuing legal action against you. 

  

  Business response

  07/29/2024

  Hello,
  
  After further review, the security deposit of approximately $900.00 will be refunded. 

  Customer response

  07/31/2024

  I have reviewed the business response and accept this resolution. 

• Initial Complaint

  06/27/2024

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  I have been a resident with Hudson Homes for almost two years now. We have never missed a payment in the time we have been here. April and May I was having problems with the bank and the payments bounced. They locked the online payment and required me to pay in cash. I explained to **** in property management that I leave my house early in the morning and do not typically get home until 1:30-2 AM due to my job therefore I dont know how I can pay in person. I called multiple times until they denied my request because the places you can pay are open outside of normal business hours. I had to take time out of my work to not only go to the store to pay but banks are not open outside of normal business hours to take out cash. I paid in cash on June 15,2024 with all late fees. I then called and spoke to **** again about when they were going to unlock the account now that Ive made a cash payment. He said it should be fine they just have a lot of requests so it should be done or decided by the end of the day. This was June 20. I never heard anything back nor was the account unlocked. I called again on June 24 and left a voicemail with no response. I then called today, June 27 and spoke with **** again. He said they were never going to unlock the account because its policy until renewal. The conversations are recorded so they can go back and listen to each of these recordings. This was never mentioned nor is it on the lease agreement. The lease agreement talks about missed and late payments and only brings up adding late fees. Im not asking anything crazy just unlocking the account for online payment.

  

  Business response

  07/02/2024

  Hello,
  
  The online payment option has been revoked due to two return payments resulting in non-sufficient funds (NSF) within the last 90 days. Sarinna can send her payment via mail or Walk-in Payment System (WIPS).  The online payment option will be reinstated at the start of her new lease, once the lease is renewed. A courtesy amount of $280.00 in late fees for **** has been waived.   

  Customer response

  07/02/2024

  I am rejecting this response because:   **** stated that once I paid in person it would be opened again. I have to take time off of work no matter what because the banks are not open outside of business hours. Their response for denying my request the first time was because I can go outside of business hours. We tried to go to the *** outside of business hours but the bank wont let us withdraw that much without going inside between 10AM- 4PM. Check the phone recordings and they will see that I was told if I paid in person once it would be fixed. *** already asked for the phone recording to be sent to me but they havent been sent. I can not continue to take time off of work each month until the lease is up when I was told otherwise. 

  

  Business response

  07/09/2024

  Hello,
  
  Non-sufficient funds causes a temporary suspension of the online payment option, hindering the reopening of the portal for online payments. To clarify, you had two non-sufficient funds due to your payments failing to fully process. The option becomes reinstated at the beginning of the new lease following renewal. As previously mentioned, a courtesy amount of $280 in late fees for **** has been waived.

• Initial Complaint

  06/26/2024

  Complaint Type:

  Product Issues

  Status:

  Answered

  More info

  On 5/20/24 , I received a non-renewal of lease notice, which indicated that if I moved out before the end of my lease term (8/28/24), I should notify HH, and my rent would be pro-rated accordingly. Following this guidance, I contacted your office on 5/30/24 and spoke with *******. I informed her that I had signed a lease at a new residence and 6/8/24 would be my last day at current resident. ******* instructed me to send an email confirming my move-out date, which I promptly did on 5/30/24.Regrettably, I received no response to my email. Meanwhile, I made a payment of $700 on 5/25 to cover the first 8 days of June, as advised by *******. She assured me that any excess funds would be refunded within 30 days. However, when I checked the resident portal on 6/25/24, I discovered that HH had billed me for the entire month of June, resulting in a significant balance.I immediately contacted ******* again, hoping to resolve the misunderstanding. Despite my previous confirmation, she insisted that I send another email on the same day (6/25) to confirm my move-out date of 6/8. Frustrated by the lack of communication and conflicting instructions, I complied. To my dismay, I received an email shortly afterward stating that I had not confirmed my move-out, and I would be billed for the full month of *****As a single mother, this situation has caused undue stress and financial strain. I made the $700 payment in good faith, intending to settle any outstanding obligations. However, I now find myself unfairly burdened by additional charges. I have also reached out to management via email, but unfortunately, there has been no response from the manager.I kindly request that HH rectify this matter promptly by issuing the appropriate refund for the overpayment and adjusting the billing for ***** It is my hope that we can resolve this amicably without resorting to legal action. I believe in fair and transparent business practices, and I trust that HH shares this commitment.

  

  Business response

  07/09/2024

  Hello,
  
  *** was credited (pro-rated) for five days upon move-out.  Despite applying the security deposit, rental assistance, and credited amount, there remains an outstanding balance of approximately $2606.98.

  Customer response

  08/07/2024

  Hudson Homes did not rectify the situation and they did not credit my account as they mentioned in their reply. I called them on Friday, the rep ***** want to give me her name because she was scared of being blasted. They are still saying I owe a balance of over $2k for paint and carpet. I sent them a dispute letter with all proof - maintenance requests regarding carpet, toilets, etc. I also sent dated pics of the carpet taken prior to my move in. They refuse to make it right and they are holding my security deposit and now threatening to send me to collections. The weird part is when they sent me pictures of damages  after I requested them, there were no pics of the carpet or paint repairs in which they are charging me for. They sent pictures of the damaged toilet but I have already sent them proof (pics and maintenance records) that we have had dozens of issues with the toilets and toilet seats since I moved in. This company is fraudulent. Please help me hold them accountable. 

  

  Business response

  08/13/2024

  Hello,
  
  Following a further review of the move-out, it was concluded that all remaining charges are final.

  Customer response

  08/13/2024

  Please see the attached email I sent to Hudson Homes including maintenance requests asking for the carpet to be ***laced along with proof that carpet damages were pre-existing. Hudson Homes is trying to charge me for paint and carpet, but they know it wasnt caused by me. The pictures they ***lied with do not show any damages beyond normal wear and tear, are not proof of any type of damages caused by me. They are still trying to bill me for the month of June and I did not even live there. I am begging for one  review of my account with ********************************************* - a neutral, non-biased individual to look at it with an honest eye. Every *** and manager that I have spoke to at Hudson Homes ***eats verbatim the same thing that the last *** stated. They dont even do their own investigating. They just go by the previous notes without giving the case a thorough review. This is unfair and dishonest. This is not even about my security deposit. This is about you billing a single mother for damages that were pre-existing prior to my move-in (carpet - see my dated photos and maintenance requests) and for painting corrections but there was no damage to the wall other than the LED lights in one bedroom. There were a couple screws that we used to hang the lights and that was it. And they are trying to bill me over $1500 for that. The lease clearly says I will not be charged for normal wear and tear. I was in that home for two years and I treated it like it was my own. Furthermore, after I received the first notice of Collections from Hudson Homes, I spoke to a ***air man that happened to be working at the home and explained to him what they were trying to bill me for. He was in disbelief and said the home is in great shape, that makes no sense why they would try to bill you for that. I have his contact information and will get a written statement or a recorded conversation if needed.

• Initial Complaint

  06/25/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  Hudson homes is a fraudulent company and needs to be held accountable for their negligence. I'm am very well off in life and my issue with them are bigger than what I am typing. Complete flat out fraud and there is no other way to explain it. I am going to have a ball with this company in court. They shouldn't be BBB certified at all. Now is this the part where BBB checks on a company that's representing their certification and using it commit illegal crimes? yes, because it's also going to have BBB in the crossfires.

  

  Business response

  07/02/2024

  Hello, 

  Further specific details are needed to understand and address the issue raised. Please provide additional information to work towards an effective resolution towards your concern.  

• Initial Complaint

  06/22/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  I rent a home for almost 5 years with Hudson. I was told they sold the property and had to be out by 5/31. I cleaned every inch of this home. I asked them if they wanted me to leave the stone fire pit and they said yes. I left the screen door i bought and they said yes. Yesterday they took ****** from my security for leaving the fire pit and wood. It was there wood as a tree fell and broke the fence. No one came to clean it up so I cut it and stacked it. So technically its theres. They also said I left a dresser in the attic. It was not mine. It was There when I moved in. We never used the attic. I was a great tenant and improved there home. They constantly lie about things. I have placed numerous calls for repairs as things continued to break. They are a company that is heartless. I will never rent from a property management company again. I know its only ****** but its the principle. Please people. be aware of this company. They are terrible.

  

  Business response

  06/28/2024

  Hello,
  
  On Monday, June 24, 2024, ***** was advised by management that a refund in the amount of $100.00 will be issued. The deposit refund check including the $100.00 has been mailed out as of Tuesday, June 25, 2024. 

• Initial Complaint

  06/17/2024

  Complaint Type:

  Product Issues

  Status:

  Resolved

  More info

  I rented a property ************************************************************ Homes for 3 years. After the lease ended they declined to renew. I moved out on May 5th. It is now June 17, I have not received my security deposit back nor a legally required move-out detailed balance statement by certified mail.By law, I now am entitled to my FULL security refund due to their failure to follow Florida law.Thus far, my emails and phone calls have remained unanswered since June 1st.

  

  Business response

  06/24/2024

  Hello,

  The move-out statement was processed on Wednesday, May 22, 2024, and a balance remains owed (see attached). ****** may make a payment through the portal or send a certified payment to the address provided below within 60 days of their move-out date to avoid being referred to an outside collection agency.

  
  Address:
  ************* Two Fifth Floor
  *************************************************

  Customer response

  06/25/2024

  I am rejecting this response because:   I was not provided PROOF of a certified letter sent within 30days of last occupation date per Florida law.

  Hudson homes needs to provide proof of sending the move-out statement by certified mail to me or I will pursue legal avenues.

  

  Business response

  06/25/2024

  Hello,
  
  After further review, a total refund of $1425.00 has been processed in relation to the security deposit originally provided. The refund will be sent to the forwarding address and is expected to reach the recipient within approximately one week.

  Customer response

  06/25/2024

  I have reviewed the business response and accept this resolution. 

*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. ↩