Complaints

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

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  L B Property Management

  4730 Woodman Avenue Suite 200 Sherman Oaks, CA 91423

• 

  L B Property Management

  4730 Woodman Ave Suite 200 Sherman Oaks, CA 91423

• 

  L B Property Management

  16430 Ventura Blvd. Encino, CA 91436

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:05/29/2025

  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.

  Over the past several weeks, *** submitted multiple complaints about serious issues affecting me directly as a resident, including concerns involving ********* behavior and treatment of my daughter. Rather than address my concerns professionally, **** has repeatedly responded with a dismissive and condescending tone, using phrases like:Ive explained this three timesYoure creating a nuisanceI will not respond or engageIn one case, he wrongly accused me of copying unrelated parties into an email chain, when in fact I simply clicked Reply All to a message that already included those individuals.More concerning, **** claimed I have no standing to file a complaint because Im not listed as a homeowner on the title. This is incorrect. While I understand certain HOA rights (like voting) are reserved for title owners, residents absolutely have the right to file complaints when they are directly affected by HOA or management actions, especially involving harassment, safety, or discrimination.Despite repeated requests, **** has refused to provide any governing document or *****-******** Act provision that justifies rejecting my complaint due to household overlap. Instead, Ive been told the Board is not inclined to deal with duplicate complaints, without any legal or procedural justification.I feel Im being silenced, minimized, and blocked from a fair resolution process, while simply exercising my right to raise valid concerns.Desired Outcome:Formal acknowledgment and apology for the dismissive communication.Confirmation that residents (not just deed holders) can submit complaints.A review of ***** conduct and retraining as needed.Assurance of respectful, lawful treatment in all future communications.

  Business Response

  Date: 06/02/2025

  **** began management of this Association on May 1, 2025 and quickly discovered that Ms. ***** and her husband have been involved in a long and protracted battle with the former and now the current Board of Directors over multiple issues. None of these issues were created by anyone at **** as they predate our management contract and in some cases the current Board of Directors for the HOA.
  
  
  For the past month, Management has attempted to mediate these disputes to no avail. This past week, both Ms. ***** and her husband asserted that they each had separate rights to pursue the same complaint separately against the Board. Management, after discussion with the client, asserted they were willing to work on this particular complaint once - not twice - which would amount to a sort of double-jeopardy. When both Husband & Wife persisted, it was noted that Ms. ***** - as a non-owner, did not in fact have the right to petition the Board of Directors for redress because she is not an actual Member of the Association. 
  
  
  No one is saying she cannot pursue other legal remedies if she wishes, but HOA rules do not allow non-members to assert HOA privileges against the association or its Board of Directors.
  
  
  Ms. *****, when presented with this information, proceeded to complain that we were "silencing her & being rude and dismissive" when nothing could be further from the truth. We - the ********* & Management - made it clear we were ready to discuss the problem and engage in proper dispute resolution, but we are not prepared to do it in a duplicative fashion with two members of the same household. Ms. ***** did not like this answer and we believe this is the reason for this complaint.
  
  
  We do not feel this is an accurate complaint or a fair one.

  Customer Answer

  Date: 06/02/2025

   
  Complaint: 23394728
  
  I am rejecting this response because:
  I respectfully reject the response submitted by **** as it contains multiple inaccuracies, mischaracterizations, and omits key facts regarding my complaint.
  
  
  First, the assertion that I am part of a long and protracted battle is both vague and misleading. My recent concerns relate specifically to how I, as a current resident and mother, have been treated by HOA management, particularly ****. These issues are distinct, timely, and deeply personal, not relics of some ongoing conflict.
  
  
  Second, LBPM continues to insist that I, as a non-title-holding resident, do not have the right to submit a complaint to the **** This interpretation is flawed and unsupported. While I understand voting rights and certain HOA privileges are reserved for deed holders, residents absolutely have the right to report issues affecting them, especially when they involve safety, discrimination, or harassment. The refusal to even accept my complaint based on title ownership status is arbitrary and exclusionary.
  
  
  Third, I strongly dispute the characterization of my communication. I have made every effort to be respectful and clear, even when met with condescension. Phrases like Ive explained this three times, youre creating a nuisance, and I will not respond or engage from management are unprofessional and unacceptable. The idea that I am being duplicative by raising my own concerns, separate from Alans , is both inaccurate and dismissive. Each of us has had distinct experiences and perspectives to sharethese are not interchangeable.
  
  At no point has anyone at **** acknowledged the inappropriate tone and dismissive behavior that I specifically flagged. Instead, theyve chosen to deflect, minimize my concerns, and misrepresent my intentions.
  
  
  I stand by my original complaint and continue to request:
  
  
  A formal acknowledgment and apology for the dismissive and inappropriate communication.
  Clear confirmation that residents, regardless of title status, have the right to raise concerns directly impacting them.
  A review of Nicks conduct, with retraining or accountability as appropriate.
  A commitment to respectful, professional communication in all future interactions.
  
  
  
  
  Im not seeking to double up on complaintsIm simply seeking fair treatment and the right to be heard as someone who lives in this community and is directly impacted by the **** actions.
  
  
  

  Business Response

  Date: 06/02/2025

  LBPM does apologize if you feel that our employee has treated you in a disrespectful manner.  We will discuss this with **** and ensure things are handled more professionally and respectfully in the future.  However, **** is accurate that any complaints and issues regarding your apartment should be directed to the owner you are leasing from.  They can bring these issues to management and the board for correction.  Your lease agreement is with the owner of the unit not the board or management.  LBPM is a hired representative of the *** not the individual units or renters.  Like I said, please bring any issues to the owner and in turn they can bring it to the board and management.  If it is something we can assist with we will do so.

   

  Thank you for your correspondence and again I apologize for any unprofessional behavior you may have experienced.  

  Customer Answer

  Date: 06/04/2025

   
  Complaint: 23394728
  
  I am rejecting this response because:

   

  Thank you for your response. I appreciate the acknowledgment of unprofessional behavior and your stated intent to address it internally.
  
  
  However, your position regarding communication protocol is inconsistent with how this situation has unfolded. I initially submitted a formal complaint through proper channels. In response, legal counsel reached out to me directly, implying that the *** was, in fact, engaging with me as a concerned resident. That contact was not initiated by the unit owner. If **** now maintains that only the unit owner may file a complaint or initiate communication, then it is unclear why the attorney ever contacted me in the first place.
  
  
  Additionally, this procedural claim was not communicated to me at any point until after I followed up, months later, on a matter your team failed to resolve or even respond to appropriately. Its difficult not to view this as a shifting of responsibility to avoid accountability.
  
  I remain open to a professional and cooperative resolution, but I will also continue to document inconsistencies and ensure that any patterns of negligence or mismanagement are appropriately reported.
  
  
  
  Sincerely,
  
  Amber Music

• Initial Complaint

  Date:03/01/2025

  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.

  LBPM is the worst property management company. No one answers their phone except for the offices - not the property managers, not the higher **** Its frustrating trying to get help or get things fixed because they never respond. ****** is terrible.

  Business Response

  Date: 03/03/2025

  There is nothing to respond to.  I am not sure what the issue is.  I have sent the complainers name to ****** ****** to see if she can call her back.

• Initial Complaint

  Date:11/06/2024

  Type:Order 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.

  I represent Buyers in escrow on an **** managed unit. As part of purchase process we are to be provided *** docs, including ********************* I've been a Realtor for 20+ yrs and it's common for docs to run late (in this case day 11 of a 10 day inspection process). I'm also used to ***s not holding regular meetings and so not providing minutes. I was able to explain the above to my clients. What's proven impossible to explain is finding out yesterday that there is NO MASTER INSURANCE POLICY in place, despite an assessment levied in Sept. to rectify this matter. On 9/24/24 LBPM wrote this to the owners: "Thank you for attended the last two Meeting on this special assessment regarding the ************** As explain in the meeting, insurance company had non-renewal the *** building insurance due to claim of loss ratio over 125% in the past 3 years. For them to continue renewal our policy we will need to replace the roof for all buildings. Our insurance agent finally found a company that can cover our ***. In the past month, we still did not find any other insurance company that will take your *** due to this loss ratio and roof condition. Currently *** does not have enough money to purchase this insurance and we will need to pay it through special assessment. Therefore, a special assessment of $XXX per Small unit and $XXX per Big unit for 12 months." Given date of letter and importance of matter we assumed there was now insurance in place. But on 11/4/24 LBPM wrote this to escrow: "Board recently passed a special assessment to address this topic, they are currently not insured. Financial Statement not available. No minutes available for this ***." So no insurance, despite assessment, no minutes despite reference to 2 recent meetings, no financial statement despite the Seller being charged fees for same. *************** will be forced to cancel escrow as financing isn't possible on an uninsured building and LBPM is proving unresponsive to calls for help.

  Business Response

  Date: 11/07/2024

  We will investigate this and have someone from our office reach out to you by tomorrow the latest.  Please follow up if you have not heard anything.  I apologize for any inconvenience.  

  Customer Answer

  Date: 11/08/2024

   
  Better Business Bureau:
  

  The business in reference to complaint ID ******** has contacted me to offer clarity on the situation and we are continuing to have dialogue to find a remedy.  My hope remains that a more responsive Property Manager contact from within **** will take over this account, but that remains to be seen.  
  
  Sincerely,
  
  ****** *****

• Initial Complaint

  Date:09/16/2024

  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.

  The Country Walk ******** *** has been trying to contact LBPM property manager ****** ******* several times since May 2024 through various methods: calls, voicemails, emails, and escalations to VPs. We asked **** to send someone to paint over graffiti on the property fence, no action was taken for weeks. The homeowners bought their own paint and painted the fence. We have been asking to repair electrical meter closet doors, pool motor enclosure, and have a list of repairs we have been following up since January. Our property taxes have not been paid and incurring penalties and interest. The most recent and pressing issue we need help with is landscaping services. **** stopped paying the gardener a year ago without notifying the Board. Gardener was still performing his services but was not paid. We directed **** to pay the gardener for his work. No payment has been made to him for the services rendered. **** told us we can sign the waiver to use the same gardener, and we have been trying to obtain the waiver for a few weeks with no success. The property manager told us that the gardener won't speak to her and that we should speak with him and request his Tax ID. The Board has been making calls to the gardener, but we can't move forward without the waiver, and he is still waiting to be paid for many months of the services he provided. We have not had landscaping services for almost a year, weeds are growing out of control and the building is covered with trash.LBPM failed to maintain our property and respond to the maintenance requests for many months.The Board of Directors and the homeowners are requesting reimbursement of the Management Fees for the last 6 months.Thank you,Country Walk ******** ***

  Business Response

  Date: 09/18/2024

  The gardener needs to provide proof of insurance or the board needs to sign a waiver.  We have let the board know this many times.  We cannot not fix maintenance issues without the board approving and they have not approved any bids provided. 

  Customer Answer

  Date: 09/20/2024

   
  Complaint: 22287381
  
  I am rejecting this response because:
  The business response did  not address any of the issues brought up in the original complaint.

  We need LBPM not make vendor decisions without the Board being notified. We need them to pay the gardener for the services rendered. We need them to provide the waiver to us that we requested. We need Property Manager ****** ******* answer emails and calls. We need repairs done that we have been asking since January. We need our bills and taxes to be paid on time.

  LBPM needs to adhere to the terms and conditions outlined in the contract agreement. Since none of that has been done we requested Management fees to refunded. 

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

  Business Response

  Date: 09/20/2024

  The waiver has been provided to the board many times.  Again, we cannot make repairs without board approval.  We cannot send vendors out if they can not be paid by the HOA.  We cannot pay uninsured workers without the board signing a waiver.  

  Customer Answer

  Date: 09/20/2024

   
  Complaint: 22287381
  
  I am rejecting this response because:

  I double-checked my emails and spam/junk folders to be sure. I don't have any waivers sent to me. 

  Please forward any and all emails with the attached waiver you are referring to.
  
  Sincerely,
  
  ******** *******

  Business Response

  Date: 09/23/2024

  From Bryana, the property supervisor:

   

  I provided them with the waiver for Universal Landscape some time ago but we are missing their W9 and COI in the vendors file. The gardener did not want to talk to me so ********** who is on the board because the liaison for the gardener. I had asked them to obtain the Tax ID or social security number from the vendor so we can complete the waiver.

  Customer Answer

  Date: 09/23/2024

   
  Complaint: 22287381
  
  I am rejecting this response because:

  The Board Members never received the waiver from ****. **********, Board Member, provided the gardener's Tax ID to you on August 29, 2024.

  We have been asking you to pay the gardener for his work. We have been asking you to send us the waiver. We have been asking to set up a meeting with us.

  During this back and forth on BBB, we sent you another email on September 20, 2024 asking about the waiver. Yet again, you didn't answer the email. None of the above requests have been fulfilled. And all above mentioned issues in this complaint are outstanding and have not been addressed.

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

• Initial Complaint

  Date:08/15/2024

  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.

  On June 30th, my roommates and I moved out of an apartment managed by LBPM. We left the apartment in good condition. The move-out report only noted a 3-inch ******************* on the bedroom wall, from where a bed had been, and 2 discolored, wooden, closet rods from the normal wear of hangers. The rest of the photos of the move-out report showed normal wear/tear and had no other notes. 21 days pass and no security deposit or any notice of deductions. On the 22nd day, we finally received an email with deductions that included a rekeying charge of 45 dollars, a painting charge of 300 dollars, a cleaning charge of 85 dollars, and a utilities charge of 126 dollars. I spoke to the property manager to get an explanation of the charges. I was in agreeance with the cleaning charge and the utilities charge, however, the rekeying and painting charge did not seem accurate, nor fair to the condition in which we left the apartment. She stated they had to change the keys and paint the whole apartment for the new tenants who wanted a fresh coat of paint and keys. I told her that it's not part of ordinary wear and tear, nor a charge they can deduct from our security deposit, as it is not under the California Civic Code for tenant rights. Then, she accused us of making holes in the whole apartment, and I told her it was not indicated in the move-out report we all signed. I told her to send me a paint invoice and she said she'd send it. A week went by and I heard nothing from her. I texted asking for the paint invoice and money from our security deposit minus the charges for cleaning and utilities, as I agreed it was due. Four days later, and nothing, so I sent her another message asking for her to communicate with me to come into some accordance, and still nothing. I sent my third and last message last Wednesday stating she has not communicated with me and I will be forced to go to small claims court, where I am subject to my full deposit and damages. I have yet to hear anything from her.

  Business Response

  Date: 08/15/2024

  I will speak to the manager of this building and have them reach out to you asap to try and resolve the issue.

  I apologize for any inconvenience. 

  Customer Answer

  Date: 08/20/2024

   
  Complaint: 22133083
  
  I am rejecting this response because the manager still hasn't reached out and I have not received my security deposit. 
  
  Sincerely,
  
  *****************************

  Business Response

  Date: 09/16/2024

  We are reaching out to this tenant directly to work out this issue.  Please let me know if you have not heard anything. 

• Initial Complaint

  Date:06/11/2024

  Type:Customer Service 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.

  Our condominium association engaged LBPM approximately a year ago after several rounds of interviews. We were assured of a hands-on property management experience, strong financial and accounting management, a robust portal, and an engaged, helpful, friendly, and professional property manager.Unfortunately, our experience has been quite the opposite. This has significantly impacted our building's financials, security, and safety. The assigned property manager, ***********************, has been disengaged and unhelpful. Despite assurances from management, specifically from *****, that a different property manager would be assigned, this promise was not fulfilled.The *** board and owners have observed various issues and untruths. Efforts to communicate with ***** through emails and calls have been ignored.We hope that this feedback reaches LBPM leadership and leads to necessary improvements. The *** board will be happy to have a meeting and share detailed feedback and examples.The *** seeks a full 12-month property management fee reimbursement.

  Business Response

  Date: 07/02/2024

  I apologize for not responding sooner, but ***** actually passed away suddenly two weeks ago.  I will have someone from our HOA team look into this immediately.  

• Initial Complaint

  Date:05/06/2024

  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 first contacted the property management on 4/24 about our need to access the roof for scheduled maintenance/repair of **** unit. I spoke to property manager on 4/25. She was informed of date and time of **** appt. She gave the okay for **** company to park on the property and access the roof. She said an environmental change form would be needed to replace the **** unit. On 4/29, the **** company arrived at the scheduled time. Within minutes, the *** approved tow truck had the **** vehicle hooked on the tow truck. The tow truck driver said he was not told the **** truck could park on the property. Frantically, we contacted a *** board member to try to resolve issue. They as well were uninformed of **** appt. Luckily, the tow truck driver agreed it was a misunderstanding and did not tow the **** truck. On 4/29 calls and an email were sent to the property manager with details of the issue with the tow truck. The email also requested the environmental change form. The property manager did not respond to the email or calls. On 4/30, I sent a request for the form on the property management's web portal, which is still pending. A final message was left yesterday morning, on the property manager's voice-mail and with the property management concierge requesting the necessary form to approve replacement of **** unit.As of today, 5/3, our **** unit is not functioning properly, and we cannot give the **** company the ok to start work because the property management is unresponsive and has not provided the necessary form.

  Business Response

  Date: 05/17/2024

  A representative from the company should have reached out to this owner to assist with the issue.  Please let me know if this has not been resolved.

• Initial Complaint

  Date:04/15/2024

  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.

  My family recently bought a townhouse property with an *** that is managed by LBPM. The townhouse we bought had some city permit issues we were willing to take over from the sellers, but included some work on the roof that required us reaching out to the management to inform them that we would need to get up there. I made multiple calls over a few weeks and sent many emails to contact our property manager, who was unresponsive. I eventually reached out over live chat and the agent gave me the email of someone else in the office I could contact and after I had emailed him, our property manager suddenly responded to my emails. From there, I looped in my contractor who would be going onto the roof to do repairs and the property manager was once again unresponsive and would take several days to get back to us. My family is now trying to dispose of bulky items in our home after moving in since we cannot just leave the items or else the *** will fine us. We attempted to call the waste service for the community, but they informed us that because we are in an ***, we need to contact the management. I submitted a maintenance request through their online portal and it was seen by the property manager who assigned it to a technician the same day, but then there has been no updates since then. I reached out to the property management once again, but they are unresponsive and it has been a frustrating experience since we cannot get a hold of anyone. We understand that it could be a busy period, but the overwhelming lack of response from all ends is unacceptable and I fear that if we have any work to be taken care of in the future that it would be impossible to get anything done through LBPM.

  Business Response

  Date: 04/15/2024

  I will make sure your property supervisor reaches out to you as soon as possible.  

  Customer Answer

  Date: 04/26/2024

   
  Better Business Bureau:
  
  I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me. Property manager has contacted me to resolve this case, but in the future, we are hoping that there is more communication on the business's end as they would not give any indication that our messages were received or pending. We understand that the managers are busy, but if they were able to communicate to us about the status of our requests, it would save time and stress for both parties. 
  
  Sincerely,
  
  ***************

• Initial Complaint

  Date:03/19/2024

  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 purchased my townhouse back in January 2023. The roof needs to be replaced, as it had caused mold in the master bedroom closet. When we notified the *** of this problem, they told us they don't have the budget for any repairs and "patched" the affected areas. I paid for all the interior repairs of the closet myself and they did not claim responsibility. I asked them to at least cover the roof with a tarp for the time being so the damage wont get bigger than what it already is due to the rain and they refused to do that as well. Now I discovered mold in the second bedrooms closet and need help addressing this issue. The *** has been negligent with this matter. It is not safe to occupy a space where mold is present for obvious reasons and I would like to raise my concern to the BBB. I would like for the *** to replace the roof as it is the only permanent solution. I have emails and photos that proves their negligence with this matter. This is a health hazard and needs to be addressed right away.

  Business Response

  Date: 03/22/2024

  LBPM serves as an agent of the Homeowners Association and as such works in conjunction with the ***** of ********* in managing the affairs of the community.   We are bound by our Management Agreement which limits our authority to act unilaterally on matters without the approval from the ***** of ****************  Any and all matters brought to the attention of the Management Company is communicated to the ***** of ********* for review and direction.  The items of concern presented in the complaint have been brought to the attention of the ***** of ****************
  
  
  The *****s response is as follows:
  
  
  In response to the BBB Complaint:
  As of now we are updated to your concerns of your unit. By the legal definition of negligence  being (failure to use reasonable care, resulting in damage or injury to another) we have by documented response in text, emails, returned calls, and actions taken to secure vendors have timely distributed actions in your behalf to render a solution. Our last contact with you was (insert date) a year ago. It was at that time we immediately responded with setting up appointments with numerous vendors to investigate the damage and get estimates to secure a solution. By the time HOA is notified about a leak and have to reach out to a vendor we then have to wait for the vendor to a lot time to come out after the rain, put us on their schedule due to the demand to the general public for service just to start the process. 
  
  
  At the time you had a leak there were several other units that had the same problem in different areas and it was out job to find a blanketed solution to touch all units involved, within budget constraints, and diligence of the vendor. One of the solutions that was considered and paid for was to cover your unit with a tarp. The tarp was apparently not covering all or a portion of the area in question and we were subjected to another invoice to shift the tarp with an attempt to prevent further damage to the unit. During this time we also considered the estimate you provided but because it was $1,000 more than the entire budget for all units we could not exhaust all funds on One unit when there were 4 other units exposed to water damage and needed a solution as well. Instead of paying for the tarp to be relocated your unit was approved to be worked on to actually fix the leak.  **** discovered a hole and subsequently addressed it. It was our understanding  the leak was repaired by ****'s diligence and no communication from Unit 4 as to any continued leak was conveyed to HOA since then and despite several significant rain storms. Any mold would be considered a "walls in  circumstance that is the owners responsibility. Based on the lay out and or distance between the closet in the master bedroom and other bedroom we would suspect that the concern in the 2nd bedroom is from a new and different event than the original trauma. 
  At this point with this new information it will trigger a new investigation to secure a solution to stop the leak. 
  At this point our reserves have been exhausted and once a vendor or solution has been reached an emergency assessment will likely be applied. 
  
  

• Initial Complaint

  Date:01/31/2024

  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.

  **** ******************* income properties on behalf of Saint ****** ********** where I serve as a trustee. They billed ** for work that was not authorized. They were unable to provide invoices to substantiate their statement. They failed to remit ********** payments. They failed to provide us year end statements per their contractual obligation. They fail to return telephone calls or emails.We have terminated their services.We need to reconcile accounts with them to determine the exact amount of the monies that are owed to the church.

  Business Response

  Date: 02/01/2024

  We are currently in direct contact with the client who made the complaint.  We are working to rectify the situation.