Complaints

This profile includes complaints for The Management Trust's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

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  The Management Trust

  19820 North Creek Pkwy Ste 101 Bothell, WA 98011

• 

  The Management Trust

  6704 Tacoma Mall Boulevard, Suite 111 Tacoma, WA 98409

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:04/23/2024

  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.

  My issue is with The Management Trust of Oregon, the company which provides services to other Homeowner's Associations, including the one I am involved with, known as "Gage Forest Homeowner's Association". I supposed this complaint is about both.I own a home in ******, **. I purchased the home in 2017 and due to life circumstances I moved a year later. Instead of selling the home I opted to keep it as a rental property and have a management company deal with all issues related to occupancy, tenancy and maintenance.They have charged me over $2800 of fines and fees. (These are not late fees for non-payment of dues.) They send harassing letters and charge me for those letters, as they are sent as certified. I have requested countless times that any issues be directed to the property management company who handles all maintenance and tenant issues. One example: A tree was damaged due to winter weather. It is not on my property, but on the strip of grass between the sidewalk and curb. They also wanted a section of sidewalk replaced at my expense due to an uneven seem (not a crack or break). The property management company communicated with the **** and made arrangements for the work. I okay'd the choice of company and cost. When they went to fix the issue, a representative from the *** ordered them to stop work. She said the "plans" had not been submitted by the homeowner and she would not allow the work to proceed. Since that time I have been charged $2400 in fines. I insisted that they work with the management company, as they had always done prior. Another $400+ has been charged in warnings, notices and certified letters. I am being harassed because I do not occupy the home and I have deferred maintenance and communication to the property management company. Other homes have similar maintenance issues but owners are not being fined or harassed.

  Business Response

  Date: 04/26/2024

  Thank you for reaching out to us about this matter. The Associations goal is to enforce compliance matters fairly and equally. Owners are ultimately responsible for their property, which is why at times Owner approval or engagement is necessary, even if a property management company is also involved. The ***** of ********* is actively reviewing your concerns and will be reaching out to you soon. If you have any additional questions regarding your account, we encourage you to reach out to our office directly. 

• Initial Complaint

  Date:02/09/2024

  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.

  I started receiving a financial related statement associated with Home Owners Account via email during the 4th quarter of last year (October, November, December) and I never provided consent to receive such a statement electronically. I reached out to my Community Association Manager (*************************) and was told that "these electronic statements, this is a standard that is going to all our communities across the company and are delivered electronically. There is no opt out for this, and we will not mail them." As I do not wish to receive such a statement electronically and can access my account via a secured computer connection, I do not wish to receive the statement electronically or physically. I am in the process of sending The Management Trust Washington a certified letter request that, I would like such practices to stop immediately as I do not wish to receive my statements electronically. The Management Trust operates in *******, **********, ********, *******, ******, ******, Washington, and *****. I live in **************** and am only concerned about my notices with having my account information and prepaid *************** balance which I do not want transmitted over the internet. I fund my *************** for the entire year in advance and I do not want those funds misappropriated.I cannot believe no "opt out" option is being made available. Can the BBB assist me with this issue?

  Business Response

  Date: 02/13/2024

  We apologize for any inconvenience caused by the courtesy statements being sent via email.  They are intended to keep all our homeowners up to date on the status of their account and to assist in preventing any delinquency from occurring.  You may always access your account in ******* and stop receiving these notifications by removing your email address. This will discontinue receipt of electronic communications. Should you wish us to perform this task for you, please let us know and we will do so. 

  Customer Answer

  Date: 03/05/2024

  **************** or Whom It My Concern:

  I received two letters in the mail yesterday.  One letter which requested that I respond within 7 days and another stating that the issue has been closed due to me not responding.  As I received both letter yesterday and do not believe the Management Trust has addressed the issue, please keep the case open.
  

  Customer Answer

  Date: 03/05/2024

  As of February 29, 2024, I am still receiving the statement notices and The Management Trust is not allowing me to Opt Out.  Please see attached.

  Customer Answer

  Date: 03/05/2024

  On 02.12.2024, the Management Trust says that all correspondence and billing preferences have been set to paperless, but I am still receiving electronic communications around my ********.

  Business Response

  Date: 03/07/2024

  The email address for **************** has been removed from our system. We took this this step when there was no rein our last reply. No more electronic statements will be sent moving forward.

• Initial Complaint

  Date:02/08/2024

  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.

  Management Trust was recently hired by Silvercreek HOA. I have never had fines or violations prior to this companies hiring. That said, I received a fine for placement of garbage bins on the side of my house. I was told the matter was on hold until I received a ruling from the Board about getting the fee waived because the bins had been in the same location for the last 14 years and it had never been a problem. While I was waiting, Management Trust tacked on an additional $25.00 late fee and .10 cents for interest. I called Management Trust only to be told the individual I spoke with didn't have the authority to remove the late charge. During this whole process the lack of communication has been incredibly frustrating and it seems like Management Trust is more concerned with nickel and diming the people they are supposed to be working for. Considering it's their system responsible for adding this fee, they should have no trouble removing it.

  Business Response

  Date: 02/16/2024

  Thank you for contacting us to have the issue resolved.The hearing process was followed by both management and the Association. The violation had been put on hold during the appeals process. Unfortunately, the collection policy for the Association states if there is a balance on the account that late fees an interest are applied monthly. The $25.10 was applied per the Associations policy in place. In the future during any appeals process we encourage the owners to pay in full and if the ruling is in favor of the owner then the account will be credited. As a good faith gesture, we have credited the account in the amount of the $25.10 to correct the issue. 

• Initial Complaint

  Date:07/28/2023

  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.

  Since I moved into my home in 2016 the *** has done nothing but harass ** by ***** complaints about small weeds growing on my lot. When we get the complaint, we address it. They are never clear with what needs to be done so I have to assume. They occasionally leave a blurry black and white picture, but they don't note what needs to be removed exactly. In 2021 I received a notice to remove a weed on my property. They considered this a warning. The weed was removed. In April 2022 there was some other weed the *** had an issue with and they added a $100 fine for said weed. I removed it and I tried to get them to waive the $100 fee. They stated because I had been warned in 2021 for some other weed, they would not be waiving the fee. I told them I would not pay it and they said I would just be incurring fees. They have been constantly adding fees of $18 late fees, $25 late fee etc. and refuse to waive it. I have seen much worse lawns and porches in the neighborhood, and they go unattended for years. I believe this could be to the fact that I am one of the only Hispanics in the area and the *** board that walks around reviewing the neighborhood are all white individuals. I am not sure if this is a racial issue but since we moved in, we have constantly received notices for ***** things. I will seek legal assistance if this matter is not taken seriously. I need the $100 fee removed and the late fees they have added to my account. The *** doesn't do much in our neighborhood other than mow the lawn for a big field in the area and they raise their rates dramatically each year. When the ice storm happened, two small trees in the lot across my property and over the sidewalk were damaged and they made me pay $500 for each tree to get removed and have the city plant a new one. When I said I didn't want to replant it due to liability if the tree was to be damaged again or if it fell and hurt a person or property, they advised that was not an option. It's not even my property.

  Business Response

  Date: 08/03/2023

  Thank you for reaching out to us regarding these concerns. The Associations goal is to enforce compliance matters fairly and equally. When two fines were issued in 2022, the Board did waive half of the first fine as a courtesy, and no additional fines for landscape compliance matters have been assessed since then. At this time, the Board will not waive any remaining fines or fees. If you have any additional questions regarding your account, we encourage you to reach out to our office directly. 

  Customer Answer

  Date: 08/03/2023

   
  Complaint: 20389156
  
  I am rejecting this response because:
  You did not give a fair warning when you seen an issue. You cant come back almost a year later and say because something we mentioned the previous year (that I handled when it was addressed) that now you are going to give me a fine. The next step is for me to contact a lawyer. 
  
  Sincerely,
  
  *******************

• Initial Complaint

  Date:06/24/2023

  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.

  Huge mold problem in siding. That was repaired. Part of the job was sliding glass door. Replaced sliding glass door is not installed properly. The men installing it said the sill pan need to be replaced. Tried to contact the contractor but no response. *** says its right yet their own installation person said it wasnt. I was told that the board had to vote on it. I was told they could only meet this Thursday with us. I work two jobs during the week. We just want the job done right.

  Business Response

  Date: 06/27/2023

  Thank you for contacting us about this matter, and we appreciate your concerns. The Community Manager for your association has responded to your separate communications about this to try to find a more convenient time to meet and discuss. Our understanding is that both sides are actively working towards scheduling a mutually agreed upon meeting in order to address these maintenance concerns as quickly as possible. If you have any additional questions, please feel free to reach out to us. 

• Initial Complaint

  Date:04/22/2023

  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.

  When I purchased my home at ********* in January, 2020, I understood that there would be a HOA fee for living in the community. I received payment coupons, with the amount due, to be sent to ************* Home Owners association at a local address. These were paid in full and had a fine experience. About a year later I started receiving bills, in a different amount than stated on the coupons, from the ********************** Association to be paid to a ********* address. My family doesn't golf, so this was viewed, at best, a solicitation from the local gold club and subsequently ignored. Unbeknownst to me as I had not received any communication, our HOA had changed its name, management company, combined the coupon totals, and changed the address to which the fee should be sent. I only learned of these changes when asking my neighbors, several months later, if they had received their HOA payment coupons. When I opened the next communication from the country club association it included several months of late fees, interest and a ridiculous amount for sending me paper delinquency notices. I contacted the ********** office for the management trust and they were not in a position to remedy the situation and would not or could not provide me with the contact information for the board of this community HOA that I was apparently a member of. I have paid the proper assessment in total. The original late fees and delinquency notice fees,however, which I refuse to pay as I was never provided any communication of the substantial changes to HOA fee process, name change etc, have continued to accrue interest. This is now several hundred dollars in total. The delinquency notifications fee and late fee amount exceeds what the actual HOA fee is for my property.

  Business Response

  Date: 05/16/2023

  A welcome letter was sent to all homeowners in Gleneagle on November 6, 2021 introducing The Management Trust as the new management company. The *** has never changed its name, the actual legal name of the *** is used on all correspondence as required by statute.Perhaps this was the name confusion you mention. Records show partial payments made in April 2022 and July 2022. After that regular payments were made for 4 months and then those payments stopped until January 2023 when the account was brought back to current with the exception of the late fees for prior late payments. Communications were sent in November 2022 and December 2022 advising all owners of the new assessment amount for 2023 and that the board had voted not to issue coupon books to reduce costs for 2023. We petitioned the ***** of ********* on your behalf on February asking them to remove all the lates fees and penalties. This was in response to your text message to ** requesting a fee waiver. Unfortunately the ***** of ********* declined to waive the fees. Please understand that we are only a agent of the *****, we are unbale to make decisions regarding the waiving of fees. Those decision must be made by the ***** of ********* and voted upon. We are only responsible for following the collection policy as directed by the ***** of *********. We encourage you to attend a future ***** meeting and petition the ***** in person to waive the fees in the hope that if the request comes directly from you they will reconsider their previous decision. Thank you.  

  Customer Answer

  Date: 05/18/2023

   
  Complaint: 

  I am rejecting this response because: I was never notified of the change of management companies.  If a letter was sent, it did not arrive.

   I showed my willingness to pay the required dues.  As you mentioned, when I learned of the change I started making payments.  Had I been notified, they would have occurred sooner, on time, and late fees avoided. Yes, my payments were sporadic during the time I was attempting to learn the names of the board members so that I could bring the late fee confusion to their attention. A simple request for which the couldnt or wouldnt provide.

  Are all communications to the *** members done through *****  A registered letter would be appropriate for such changes that will impact fees by such a large number of people.  Why wasnt this done?

  Who are the members of the board and how do I interact with them directly to resolve this issue?

   If I have calculated incorrectly and not paid the appropriate dues for the time Ive lived here, Im happy to pay the deficit.  
  

  I will not pay the late fees or document charges notifying me of same as I was unaware of the management change and therefore should not be penalized for it.
  

  Sincerely,

  
  *******************

• Initial Complaint

  Date:03/07/2023

  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.

  Tried requesting refund with the community manager for Management Trust for late payment error on Management trusts's systems. Have not gotten a response on when we will be getting our refund I have emails attached. We are trying to rectify this in a professional matter.

  Business Response

  Date: 03/07/2023

  Judging by the address this compliant looks to belong to a ******************** I am only over ********** and as such cannot help here but I have forwarded the complaint to the ********** Divisions

• Initial Complaint

  Date:10/11/2022

  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.

  On March 17, 2022 we received an email from the Management Trust saying that we were not allowed to have rubbish on our property in view of the common area. Included was a photo of a trailer that we were in the process of repairing that was parked at the very back of our driveway out of view of all common areas. Our house is located at the back of the neighborhood and the only way the photo could have been taken was if someone was in our driveway. We were told that we would be fined if we did not resolve the issue. I sent a response that our trailer was not trash or rubbish and that we were in the process of repairing it but due to the pouring rain it might take a few days before we were able to get to it, but that we would repair it as soon as possible. I also reminded them that it is not a violation of the *** rules to have a trailer parked at the back of our property. We repaired the trailer within a week and we did not hear another word from the *** regarding this issue until we were in the closing stages of selling our house. We were informed that we owed $2,900.00+ for fees. No description was given for the fees and our realtor, and title company both inquired but received no response. I called, emailed, texted, and messaged on the ***'s website and also received no response. Our house closed and our title company is holding the check and then the *** responded saying that we weren't allowed to have trash cans out (which we never did) and that the board denied our request to waive the fees. They do not even know what they are charging us for, and it was never communicated that we were being charged for an issue that we had resolved in a timely manner.

  Business Response

  Date: 10/18/2022

  Thank you for contacting us about this matter, and we appreciate your concerns. The Community Manager for your association did respond to your earlier communications about this, and after discussion with the Board, the fines were upheld. However, we reached out to the Board to discuss this matter again, and upon further review, they have agreed to remove the fines from your account. We will update the title company about this decision as well. Thank you again for reaching out to us, and if you have any further questions about this, please feel free to contact our office directly. 

• Initial Complaint

  Date:09/09/2022

  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.

  The original company when we moved in was called Gleneagle Home Owners Association. At that time, we were able to pay for 3 months at a time. On October 30th, 2021 $90 was paid for October, November, and December. The company got bought out by The Management Trust and went through on November 1st 2021. Since that time, a $90 fee showed up as unpaid. We have sent a screenshot of proof that this payment was indeed processed and never refunded. I have made a trip to The Management Trust offices as well as about ***** phone calls attempting to resolve this. I sent the screenshot as proof of payment to apporoximately 5 different email addresses. In the meantime, they added a delinquency charge of $15 May 18th, 2022. An additional $25 late charge was added in July. We missed July payment so paid $60 in August. An additional $25 late fee was charged which we should not be responsible for as they have been irresponsible and negligent in their accounting. Today, 9/9/2022 we received an email saying that the $90 was delinquent per the previous accounting company ******* (before the sale) That this was a delinquent charge. This payment was processed on Credit Card and never refunded. The management Trust has been stacking late charges for something that was already paid before the sale. The total owed with stacked late charges and $90 (already paid) is $155.07 that we are NOT responsible for as this amount was paid and subsequent late fees and delinquency charges we are not responsible for. Many others in our neighborhood are struggling with their bills as well that The Management Trust has not taken care of.

  Business Response

  Date: 09/12/2022

  Our intent is to credit back these charges. *************************, our Division Controller is working on accomplishing that. 

   

  Customer Answer

  Date: 09/13/2022

   
  Complaint: 18006220
  
  I am rejecting this response because:

   

  It has been **** months, and after 12 months we can no longer request assitance from BBB, so we need a precise date on when this money will be refunded in order to resolve this claim. Also, we brought this issue to attention of Management Trust in January of 2022 and the same "intention" was given, however since January late fees and interest have been piling up so the intention has already been given leeway to work and not only is it not resolved, more and more charges have continued to pile onto money we do not owe in the first place. We need a particular date and recourse instructions if this date passes without refunding all of the money and subsequent late fees and interest.
  
  Sincerely,
  
  *****************

  Business Response

  Date: 09/26/2022

  The credits have been issued. There may only still be a September assessment balance owed since that payment typically is paid towards the end of the month  

• Initial Complaint

  Date:08/26/2022

  Type:Order 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.

  document record requests are ignored.request documented rule and regulation detail and associated enforcement criteria detail, specifically regarding:- 24 hours parking spaces rule detail and enforcement criteria - As per RCW, it is illegal for the Board to discriminate, harass, or intimidate by its decisions. Please provide cited criteria for how compliance is assured.- Regarding Parking spots, as per your definition: please provide the date and result of the last campus-wide enclosed double and single garage audit for compliance or provide specific criteria for how and when rules and/or regulations are selected or how residents are targeted for enforcement, especially considering the significant fire hazard potential - Please provide the document reference or detailed specifications for the exception made for the iron, locking barrier and garage door on the carport for bldg **** unit A. Please also provide the reason for the exception.- Please provide your document reference or other precise specification regarding how a fire hazard determination is made. I cannot accept clutter as a definition here.- CC&R 6.1.4 appears to indicate that Common Area is NOT inclusive of the Limited Common area, only the access to the Limited Common area is considered Common. Further; CC&R 6.1.8 appears to specifically exclude parking spaces assigned to a unit. Why is my semi private, Limited Common area carport being designated as a Common Area by the Board?- because i have received an alleged violation that appears to be targeted act against me personally. i don't know the reason, but Board member *************** was peculiarly aggressive with me at the time he took photos of my carport alleging a violation, please provide specific criteria for how and when rules and/or regulations are selected or how residents are targeted for enforcement

  Business Response

  Date: 08/29/2022

  The parking violation was issued at the direction of the board of directors based upon the policies and procedures established in the association's governing documents. Any decision to waive the violations is entirely a board decision and the Management Trust does not have the authority to make that decision. The individual has been invited to appeal to the board of directors at any future board meeting but has failed to appear. ********** needs to file an appeal to the board of directors to resolve the issue which we have advised him to do. At this time the path to resolution lies between ********** and the board of directors.

  Customer Answer

  Date: 08/29/2022

   
  Complaint: 17780905
  
  I am rejecting this response because:

  unclear why management trust insists on evading.  i asked several (more than the one attempted answer) questions, not for a decision but for explanation with actual references cited.  management trust appears to not understand my request.  perhaps another set of eye's on management trust's side might help?
  
  Sincerely,
  
  ***************

  Business Response

  Date: 09/01/2022

  We are not evading but have advised ********** to appeal to the board regarding his violation. That is the path forward to resolution. The Management Trust is not able to reverse the violation, only the ***** of ********* has that authority 

  Customer Answer

  Date: 09/06/2022

   
  Complaint: 17780905
  
  I am rejecting this response because: is refusal to provide a detailed explanation of the alleged violation and refusal to provide SPECIFIC referenced authority under which the violation is alleged NOT evasive?  How am I expected to appeal if the basis for the alleged violation continues to elude?
  
  Sincerely,
  
  ***************

  Business Response

  Date: 09/13/2022

  The violation is listed in ******* under and viewable by the homeowner with ID code *********. The hearing notice that the homeowner failed to show up for is also listed in *******. The violation notice is for having construction material sored in his car port. Homeowner has been advised of this by multiple people from The Trust and the recourse remains to appeal to the board of directors as only they have the ability to remove the violation. The Management Trust does not have the authority to remove the violation   

  Customer Answer

  Date: 09/21/2022

   
  Complaint: 17780905
  
  I am rejecting this response because:

  I was told my attendance at the board meeting was optional.  Management Trust fails to disclose my attached response nor provide repeated requests for supporting documents.  The presumption is that Management Trust does not have documents supporting their claim of violation other than what has already been presented and rejected by reason that further referenced clarification is required.  Management Trust intention is to enforce rules without referenced authority.
  
  Sincerely,
  
  ***************