ComplaintsforHudson Homes Management LLC

• Initial Complaint

  06/13/2024

  Complaint Type:

  Order Issues

  Status:

  Answered

  More info

  Breach in lease agreement on the management side. Home was not move in ready on first day of lease agreement and company is refusing to compensate for this. Appliances that were listed on lease not provided upon move in. Home was damaged upon move in and management company is refusing to fix damages. These damages were made by the company after lease agreement was signed.

  

  Business response

  06/21/2024

  Hello,

  A credit of $250 has been applied to the account, and the refrigerator has been replaced. 

• Initial Complaint

  06/12/2024

  Complaint Type:

  Product Issues

  Status:

  Resolved

  More info

  I was a tenant of Hudson Homes and military spouse. When we received orders to move, my husband and I provided over 30 days notice that we would be leaving our rental property by April 6, 2024. We ended up vacating the property three days early on April 3, 2024. There was no walkthrough to turn over the keys and discuss any damages or cleaning issues. I left the house cleaner than I found it, and I checked every box on the checkout list provided. They told us to leave the garage door opener and the keys on the counter.The problem is that we have not received the refund of our $2,500 deposit. The first person I spoke to, ***********************, told me that a refund was issued on April 24th, but we never received it. She then said they had to wait 30 days to cancel and reissue another check, which should have happened on May 24th. We still havent received a refund. They are now ignoring my phone calls and emails. I would like our deposit returned to us in full.

  Customer response

  06/14/2024

  Hello,

  Just a quick update. I received an email from ********************* today June 14, 2024. She said that a check was cut on June 10, 2024. I haven't received anything yet.

  

  Business response

  06/20/2024

  Hello,
  
  The original check was sent within the 30 day window as per Florida statutes. Despite our efforts, it was lost in transit, as confirmed by tracking information.  ******* and **** also contacted the *************** confirming they did not receive it. State guidelines were followed by issuing the deposit refund on time. The policy reissues a check only after 30 days if notified it wasnt received.  ******* and **** were contacted via email that a new check has been reissued on June 10, 2024 and it was mailed on June 10 or June 11, 2024. ******* and **** should receive their security deposit soon. 

  Customer response

  06/24/2024

  I am rejecting this response because:    We were told that the check would be reissued after 30 days from the original issue date of April 24, 2024. They did not reissue the Check until after they were contacted by the BBB, after ignoring several calls and emails from us. We have received the check now for $1,593.75.  We disagree with the charges for the rent ready clean and carpet. We followed all of the requirements for the check out process even pulling out the refrigerator and the oven to clean under them. We also had the carpets steam cleaned and sent the receipt as requested. They never came for a walk through and turning over the keys before we left, they told us to just leave them on the counter. They have no justification for charging the cleaning fees.

  

  Business response

  07/02/2024

  Hello,
  
  Please be informed that upper management is still reviewing the move-out charges. ******* and **** can expect an update in within 5-7 business days.   

  Customer response

  07/05/2024

   I look forward to the response from upper management explaining the charges that were deducted from our deposit.

  

  Business response

  07/10/2024

  Hello,
  
  After further review of the move-out charges, an additional refund check of $456.25 was issued around July 3, 2024. This adjustment brings their total security deposit refund to approximately $2050. 

  Customer response

  07/21/2024

  I have received an additional check from Hudson Homes from our deposit for $456. I am satisfied with this and would like to close this complaint now.

• Initial Complaint

  06/10/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  Moving expenses

  

  Business response

  06/17/2024

  Hello,
  
  The reason for ******'s submission and request for $8200 isn't clear. The photograph provided by ****** depicts a uniformly applied letter based on objective criteria. 
  

• Initial Complaint

  06/05/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  We have rented a home from HHM for 2 years, our lease was up the end of May and come 3 weeks before our lease I emailed 2x asking for an update with no reply. One week later we then get a letter on the door saying we have until **** 30th to move out as the home is selling. I called HHM and was instructed once we have a confirmed move out date to email them so its in writing. I did so and said we would be completely moved out by 5/31 so we didnt have to pay **** rent along with any other fees. I have an email confirming once I paid May rent that carried me until 5/31. However I have since emailed MULTIPLE times, Im talking atleast 5 times asking for updates on why my account says ** being charged a month to month fee, **** rent, etc. I didnt ask to move out, youre making us move why and I being penalized for a month to month fee let alone I have an email saying Im paid up until 5/31 and we were moved out before **** so there should be no **** bills as is. I called today and spoke to someone to get me to the right department, sat on hold for 5+ minutes and went to a voicemail. The lack of communication insane and I just want my balance to be cleared up and get my deposit back.

  

  Business response

  06/14/2024

  Hello,

  The incorrect charges have been removed, and the ledger has been updated to reflect the accurate balance. 

• Initial Complaint

  05/20/2024

  Complaint Type:

  Order Issues

  Status:

  Answered

  More info

  upon moving out, we were met with unjustified charges ($475 clean up charge, $650 for wall repainting, $987 for carpet replacement & $231 for carpet cleaning) and a refusal to return our security deposit. This was exacerbated by the company's failure to address basic maintenance concerns prior to new residents moving in. Notably, the stained carpet we reported upon moving in was cited as a charge upon moving out, suggesting a concerning pattern of neglect. and theyll likely charge the next tenant for the same issues.Despite providing evidence in the form of pictures and videos documenting the condition of the property upon move in and move out. Hudson Homes has been unyielding in their refusal to reimburse our deposit. Their apparent disregard for legal standards, such as charging for normal wear and tear and unjustified property alterations, is deeply concerning. We have been contacting them since our move out date of 4/7/2024 and still have not received our security deposit.In summary, our experience with Hudson Homes has been highly unsatisfactory, and we caution others to avoid engaging with them unless prepared to endure similar mistreatment and financial loss.

  

  Business response

  06/07/2024

  Hello,
  
  ***************** has been communicated with regarding the deposit accounting. A refund was issued; however, the home was not left in good condition, and there is supporting documented evidence that all charges are accurate.  Attached are the maximum number of photos uploaded displaying the condition the home was left in. The resident has been informed multiple times via email that no further adjustments will be made and that the remaining charges are valid.

  Customer response

  06/07/2024

  I am rejecting this response because:    The carpet stains shown in their pictures were already present when we moved in, as we reported at that time. We were informed that carpet cleaning was our responsibility. Our move-in and move-out photos clearly show the stains have improved. Additionally, the blinds were already damaged when we moved in, likely due to the previous tenants' dogs, as indicated by the foul odor in one bedroom and the chewed-up blinds that were rolled up. This was also reported in our initial evaluation. They use old photos to repeatedly charge different tenants for the same damage. 
  
  Attached are the pictures of the carpet when we moved out. And of the carpet stains that were present when we moved in which look to be the same stains in the pictures provided by Hudson Homes Mgmt, just lighter due to cleaning. Indicating that the stains were already present upon move in. 
  
  I would also like to point out that the date and time are on my photos of the carpet. Can Hudson manage provide the date of the carpet pictures? 

  The company charging $650 for wall repainting despite no wall damage occurring outside of the normal wear and tear and no proof (no pictures) of said damage. They are charging $987 for carpet replacement, despite stains being there upon move in and and an additional carpet cleaning fee of $231. Why is there a carpet cleaning and replacement fee? 

  
  Dealing with Hudson Homes Management to get our security deposit back has been extremely difficult and frustrating. Despite numerous emails and phone calls, we have received no response from their management team. Our attempts to resolve this issue have been ignored, leaving us feeling mistreated and unfairly charged for damages that were not our responsibility. This lack of communication and disregard for our situation has made the process miserable and unjust.
  

  
  

  Customer response

  06/10/2024

  To Whom It May ************* hope this message finds you well.
  
  My name is *****************, and I am reaching out regarding my complaint (#********) regarding Hudson Homes Management. Despite my efforts, I encountered an issue while attempting to upload the zip files containing videos of the carpet in question through the complaint form. Nevertheless, I have submitted my rejection response as requested.
  
  To ensure all necessary information is provided, I am attaching the zip files to this email for your reference and review.
  
  I kindly request your assistance and guidance on how best to proceed in this matter.
  
  Thank you for your attention to this issue.
  
  Sincerely, *****************

  

  Business response

  06/14/2024

  Hello,
  
  As previous stated, ***************** has been communicated with regarding the deposit accounting. A refund was issued; however, the home was not left in good condition, and there is supporting documented evidence that all charges are accurate.  The resident has been informed multiple times via email that no further adjustments will be made and that the remaining charges are valid.

  Customer response

  06/14/2024

  Upon reviewing your proposed deductions for what you deem as "normal wear and tear," I feel compelled to clarify the legal framework surrounding this issue.
  
  Regarding the carpet, it's important to note that the condition of the carpet upon move-in was not pristine. There were existing stains and areas of wear and tear that were documented in the move-in inspection report. 
  
  Throughout my lease term, I have taken care to maintain the carpet to the best of my ability, including regular vacuuming and & cleaning.
  
  However, it is unreasonable to expect that the carpet would be returned in a better condition than it was initially provided, especially considering its pre-existing condition.
  
  Furthermore, regarding the wall repainting charge, I must point out that any minor scuffs or marks on the walls fall within the realm of normal wear and tear, which is not subject to deduction from the security deposit. 
  
  These marks are to be expected in a property that has been lived in, and they do not constitute damage beyond ordinary use.

  Hudson Homes Management refuses to comply with the Georgia law and instead is charging us for normal wear and tear.  

  
  

• Initial Complaint

  05/14/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  The following complaint involves Hudson Homes Management, ******************************************************************************************************************** -- phone number **************. We rented from Hudson Homes for nearly four years. They bought our home from WRI Property Management, under which we lived for an additional year. Hudson Homes raised our rent copious amounts each year, culminating in the amount of an increase of an additional $555 per month in our fourth year with them. We called them twice, and sent them a certified letter, asking them for a "break" in the increase, but they refused. It wasn't until we discontinued our lease, and bought a home, that they had a representative call us to try and work out a deal. Over our four years with them in our ********** home, they sent unqualified and unskilled people to make repairs. We needed the back slider door replaced, as it wouldn't lock any more, nor did it align properly, and they sent repairmen over to fix it who put in a door that leaked. They made the situation worse. We dreaded rainy days because the rain poured in the door. When it came time for Hudson to return our security deposit, they gave us less than 1/3 back with no explanation or receipts for work they claimed the house needed. Of a $2,150 deposit, we received a statement claiming they were returning only $$656.62. Supposedly, $112.50 was taken out for a full home clean, yet no receipt was provided. In **********, and as per our lease agreement, only a "broom clean" in provided. It's illegal for any rental company or renter to charge for a cleaning service or clean. Also, $670 was charged for "carpet" and $625 was charged for to replace the *** in the bathroom(s). Again, no receipts and no explanation. Also, no photos. This company is very nefarious in their ways. I don't advise anyone renting from them. They're out to take money from you in any way they can get it. They are not customer friendly at all.

  

  Business response

  05/29/2024

  Hello,

  The resident was provided with a move-out statement alongside the assessment of charges following a thorough review of the move-out photos. Enclosed are the photos and move out statement mentioned that align with the findings from the move-out team. Regarding the resident's concern of the rental increases over the years,it's noted that market fluctuations are beyond the company's control.  The Zestimate currently stands approximately at $3623.00, whereas the resident's rent upon vacating in ***** was $2713.00, which is below the market value. Please see attached. 

   

  Customer response

  05/29/2024

  I am rejecting this response because:  Where are your photos depicting the bathrooms and bedroom when you purchased the property from WRI Properties? There was no home inspection when you purchased the property one year after we moved in. No photos were taken. The house was in poor condition when we moved in. Hence, the low rent we agreed to from WRI Properties. We demand photo proof of these exact rooms from the date you purchased the property. Also, you still failed to provide an itemized list detailing the costs deducted for each item. What company did you use for the ambiguous "Move Out Damages -- Additional Cost Carpet" for the amount of $670 and where's the receipt? What company did you use for "Move Out Damages -- Full Home Clean: Incl $112.50 and where's the receipt? And, did you know that in ********** -- it's illegal to charge the renter for a cleaning company when the only requirement is that the house is "broom swept" (see your lease -- the wording is "broom swept"). Also, learn New Jersey law -- you are required to send the renter an itemized list with all this information. Or, were you using our money to fix up the house to sell it? We demand our money. 

  

  Business response

  06/07/2024

  Hello,

  
  The move out statement is the itemized list and was dispatched to **** on May 13, 2024, fulfilling all obligatory disclosures. The charges for carpet cleaning and LVP will remain unchanged. Nevertheless, a refund of $112.50 for the cleaning fee will be issued back to ****.

  Customer response

  06/12/2024

  I am rejecting this response because:   The photos POSTED ON 6/7/2024  in Hudson's second response are different from the photos posted on 5/29/2024 in the first response from Hudson Homes. The first photos posted from Hudson Homes on 5/29/2024 were of the shower stall, a master bath pic (front of sink), the master bath toilet and floor, and the small bedroom carpet and wall pic. The second set posted on 6/7/2024 were of the living room carpet (new area now) and a new pic of the master bath toilet. Which areas EXACTLY was our deposit money used for? Where on the "supposed" itemized list (that was emailed to ***** on 5/13/2024, and NOT **** -- you lied in your response to the BBB)(legally, all itemized lists are supposed to be detailed and actually ITEMIZED and hand-delivered or sent sent certified mail -- NOT emailed -- read your own lease and NJ law) does it say anything about ANY of these rooms specifically? In fact, the not-so-itemized "Move-Out Statement" charges us for LVP in Bathro" (which I'm assuming means "bathroom") which we never had in the first place! We did see, however, in your posted "for sale" photos of the home, that you replaced the bathroom floors with linoleum vinyl  planking flooring. Isn't that intersting? Using our dollar to replace the floor in the house to sell it! Not sure what "Additional Cost Carpet" means -- only that all new carpet was placed throughout the house as evidenced by the photos online because you're selling the house. Again, where's your photo evidence of what the house looked like in 2020 when you bought the house from WRI Properties? Also, as of today's date -- 6/12/2024 -- we NEVER received the $112.50 that they're claiming they're going to refund us for the "Full Home Clean" which are illegal to charge in **********. The complaints about this company on the BBB website speaks volumes.   

• Initial Complaint

  05/09/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  Hudson homes management was advised that their property I rented have cracks foundation and thats the moisture in the basement could not be contained. We got over three years of maintenance calls. The house is full of black mold, and the basement cannot be maintained due to the cracks. They were just send the Band-Aid and not fix the issue due to the cracks. There was many issues with the moisture and the flooding in the basement which caused the mold to spread through the house, everyone in the house is sick and gonna be evaluated as soon as I brought this complaint up to Hudson homes with an hour we received a letter saying that the owner had intent to sell and they wanted us out in 90 days or we could finish out our lease at that point, this was retaliation for the complaint and hold them to their promise that they owed us concessions, do to the flooding in the basement and the water leaking causing the sewage build to go up and property management kept playing games with us saying you have to get that from maintenance maintenance said you have to go to property management when I got in touch with property management thats when I lodge my grievance with them and within an hour we were asked to leave we understand this is retaliation under their legal umbrella shielding. Their business practices and reputation nationally has an atrocious record, and they continue to retaliate against clients across the nation

  

  Business response

  05/23/2024

  Hello,
  
  All maintenance tickets submitted by ************************* have been addressed. The resident mentioned a requested refund, but did not disclose the amount. The property management team of her region needs the refund amount, so the matter can be investigated further. It should be noted that the Intent to Sell notice was not issued in retaliation. The letter was sent to multiple properties on the same date, offering the same various options without penalty. 
  

  Customer response

  05/24/2024

  I am rejecting this response because:   Not even after an hour at the arguing with the employee in the office recently, we received that notice which is in violation of New Jersey state law they didnt even have a buyer in the state of **********. You must have a buyer that states they want the property delivered occupied or un-occupied. . Also, I have to retire from ***** and knowing employees at their offices I do not believe this information to be correct. They may have had a cluster of intent to sell, but it was a perfect opportunity to throw our property address in there after they heard about the complaint of mold, continual flooding, moisture uncontrolled, and they have all the maintenance tickets to show they only put Band-Aids on it. And it was just perfect timing that not within an hour of hanging up the phone we received that notice, but like I said, knowing people in their offices, that is not the correct information and we will push forward with that information

  

  Business response

  05/30/2024

  Hello,
  
  The timing of this decision could be perceived as being directly related the ******************* specific circumstances. However, this was a matter of unfortunate timing rather than a retaliatory action.  The criteria for Notice of Intent to Sell were applied uniformly and were based on objective factors. 

• Initial Complaint

  04/27/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  We are currently living in a home covered in soot due a soot puffback from the oil furnace. On Sunday, April 21 2024, The furnace made a loud bang, and it made a puff back of soot in the laundry room. A maintenance request was put in that evening. The maintenance department sent out a **** Monday morning. When they came out, they cleaned part of the furnace. They mentioned something that they would have to put a work order in for a new furnace. I did also mention to the gentleman that after they came out in January of 2024 for similar puff back issues with the furnace(but less coming out the furnace compared to the most recent) that after they cleaned it in January sometimes theres particles of soot that ONLY comes through the bathroom vent. He stated that its not normal for that to happen. Once the gentleman left that was with the **** company, I noticed that after him cleaning the pipe it pushed the black soot through ALL of the air ducts in the entire home, resulting in the entire house being covered in a film of black soot. Soot is very dangerous & our home is completely filthy because of it. The inside of our noses and ears are black. Our ************ are stained. We are coughing and sneezing excessively. My one child has asthma. This black soot is very hard to clean due to it being oil based and impossible to do alone. The carpets are destroyed. Quite frankly, its dangerous to be even be living in this condition. & cause its small particles, I try to clean one area, then when I go to clean another it pushes the soot back into the air, it travels and hits areas we already cleaned. Its a never ending vicious cycle. Ive called maintenance numerous times, left voicemails with no return phone calls. Ive emailed every contact I have for the management ********************* numerous times and they have yet to respond to me.

  

  Business response

  05/22/2024

  Hello,
  
  Despite the attempt to confirm a date for a cleaning appointment, Hudson Homes Management has received no response from the resident, ***************************. Hudson Homes has moved forward with scheduling their cleaning after the furnace replacement on Thursday, 5/23/24. 
  
  Best Regards, 

  Customer response

  05/23/2024

  I am rejecting this response because:   No one ever contacted me about a cleaning! Ive been emailing and I got ONE email asking me to stop emailing everyone. 
  The ONLY person to reach out to me was the **** company telling me they got approval to replace the furnace. Yes they did come today to replace the furnace after over a month since the original incident. The **** company is not who we pay rent to. We had to rent a carpet cleaner that didnt fully clean the stained carpet. The walls are stained. Our stuff is ruined. We had to buy heaters / heated blankets to stay warm, along with extra cleaning supplies to try and clean what we could. 

  

  Business response

  05/23/2024

  Hello,

  A maintenance representative from Hudson Homes Management has spoken with ***************************, and it has been confirmed that the furnace has been installed today, May 23, 2024. As previously mentioned, now that the furnace installation is complete, a home cleaning has been scheduled with a maintenance vendor. The vendor will clean the home tomorrow, May 24, 2024. 

  

  Business response

  05/30/2024

  Hello,
  
  Following the installation of the new furnace, the team attempted to perform a home cleaning. However, ******* chose not to allow the vendor to complete the scheduled cleaning and has decided to move out of the property. 

• Initial Complaint

  04/26/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  I moved out of a property that is managed by Hudson Homes on April 16, 2024, due to a rodent infestation that was not fully addressed despite many calls. I broke my lease and paid off the fees associated in terms of my lease. I received a statement that I have to pay $543.64 in damages. $143.64 for blind drama, and $400 for carpet cleaning. When I called management, I explained blinds were broken when I moved in on 7/30/23. 3 different windows had a cracks in the blinds which I missed during the tour because they were raised. Also the carpet was in the bedrooms and living room were stained with a foul dog smell order. I have a video of my tour which shows the stained carpets. My lease states, I accept the apartment as is and to leave it that way it was when I move out, and that is what I did. Nothing was left behind but normal wear and tear. I may have left it better then it was. When explaining this to management, it appears this company wants to replace all the windows and steam clean the carpet paid for by me. Management did not denied this statement. I feel this is unacceptable and I wish to report them for taking advantage of their tenants and trying to keep the security deposit.

  

  Business response

  05/15/2024

  Hudson Homes appreciates Ms.?******* taking the time to express her concerns.?Our goal is to always provide a transparent and accurate experience during the move-out process with our residents.? An account review has determined that the charges deducted from her security deposit are accurate based on the condition of the property at move-out. We encourage her to continue communicating with her property management team for any additional questions or concerns. We consider this case to be resolved.? 

• Initial Complaint

  04/25/2024

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  I am writing to file a formal complaint against Hudson Homes Management regarding unjust charges on my move-out statement and the withholding of my deposit. Despite following all move-out instructions and leaving the property in impeccable condition, I have been charged for services that were not necessary or were already completed.I moved out of the property on 4/18/24, having paid the rent and monthly administration fee in full, with the last payment made before the move-out date, ensuring there should be no outstanding balance for rent. Additionally, I had the carpet steam cleaned, and it was left in like-new condition, with no stains or damage . However, I have been charged for these services, despite providing receipts as proof of payment and pictures of carpet cleaned after service.Furthermore, I dispute the house cleaning charge. The house was deep cleaned, with all rooms, bathrooms, appliances, doors, baseboards, and windows cleaned thoroughly. I followed the move-out list provided, changed air filters, and ensured the house was left in perfect condition. No pictures were requested during the move-out inspection. Therefore, I demand an immediate refund of the cleaning charge as the house was in immaculate condition. I ask for pictures to justify charge they are not wanting to provide. Regarding the interior paint charge, I must insist on a refund. There was no damage to the walls, no stains, and the paint was in the same condition as it was when I initially moved in two years ago. I followed the move-out list by covering nail spots. Charging $800+ for paint, they are taking my deposit to paint walls something t hey need to do as normal wear and tear, the walls were in good condition. I also believe there may be an error with the utilities bill. I paid for the month of ***** utilities, so I should only be charged for the utilities used in April for the 18 days. They are not wanting to provide statement when a requested. I have attempted to resolve this matter directly with Hudson Homes, but have not received a satisfactory response. Therefore, I am filing this complaint with the Better Business Bureau to seek a resolution. I request a full refund of my deposit and a review of the charges on my move-out statement.

  

  Business response

  05/15/2024

  Hudson Homes appreciates Ms.?***********;taking the time to express her concerns.?Our goal is to always provide a transparent and accurate experience during the move-out process with our residents.? An account review has determined that the charges deducted from her security deposit are accurate based on the condition of the property at move-out. 

  Ms.?*******'s property management team has been in communication with her regarding this matter since the complaint was submitted. Her property management team has provided additional information and the current status of her account balance. We encourage her to continue communicating with her property management team for any additional questions or concerns. We consider this case to be resolved.? 

*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. ↩