Complaints

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

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Shodeen Homes, L.L.C. has 2 locations, listed below.

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  Shodeen Homes, L.L.C.

  77 N 1st St Geneva, IL 60134-2220

  
• 

  Shodeen Homes, L.L.C.

  730 Elizabeth St Elburn, IL 60119-3401

  

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:12/29/2024

  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.

  ***** ********, a retired military veteran, signed a lease agreement to move into the apartment at ************************************************************** on August 31, 2023. He paid a full month's rent as a deposit, as required by the property manager to comply with fair housing laws, which also allowed his son, *** ********, to reside with him despite **** poor credit score. At the end of the lease, ***** ensured the apartment was professionally cleaned and left in excellent condition. Tragically, ******* son passed away in February 2024. Despite this loss and his need to relocate to live with a family member, he was informed that he would still be liable for two months' rent if he broke the lease agreement. Consequently, ***** continued to pay rent until the lease's conclusion, even though he had not lived in the apartment for the last two months.Upon inspection, the property manager claimed the apartment had a foul odor and was in disarray, which ***** disputed. The cleaning service he hired stated that these claims were unfounded and suggested that the property manager was attempting to withhold his full deposit. ******* daughter attempted to negotiate with the leasing office to cover carpet replacement costs and secure the remaining deposit. However, it became apparent that the property manager, who emphasized adherence to fair housing laws, was fabricating stories to unjustly retain the deposit. The family was repeatedly referred to the company's attorney, whom they had never interacted with before. This situation raises concerns about potential abuse of the law for personal gain, and we seek a fair resolution regarding the funds taken from a disabled retired veteran.

  Customer Answer

  Date: 01/15/2025

  We have been trying to contact the leasing office to get a copy of the lease agreement and it took them time to honor our request. Please see the attached the requested agreement for your records. Please let us know if you need any additional information. Thanks for your consideration.  

  

  Business Response

  Date: 02/10/2025

  Dear Mr. ****************** and foremost, we would like to extend our sincerest condolences for the loss of your son. We understand this has been an incredibly difficult time for you and your family,and we appreciate you bringing your concerns to our attention.
  Regarding your lease agreement, we strive to apply policies fairly and consistently for all residents while adhering to legal and fair housing requirements. We acknowledge and appreciate that you fulfilled your lease obligations, including rent payments through the lease term.
  Following your move-out inspection, our team identified significant damage to the apartment, including urine on the carpet, walls, and baseboards. Due to the extent of the damage,full carpet replacement and sub-floor resealing were required. Per the terms of the lease agreement, when carpet replacement is necessary, the security deposit is forfeited. As such, the deposit was applied in accordance with the lease terms.
  We regret any miscommunication regarding this matter and understand that your daughter-in-law attempted to negotiate an alternative resolution. However, our legal counsel was involved to ensure compliance with the lease agreement and applicable housing laws.
  Our goal is always to treat our residents with fairness and respect while upholding our policies. If you have any further questions or require additional clarification, please feel free to contact our leasing office at ************, option 1.
  Sincerely,
  ***** ****
  Regional Business Manager
  Shodeen **********

  Customer Answer

  Date: 02/19/2025

   
  Complaint: 22743821
  
  I am rejecting this response because: 
  This matter seems unlikely to be resolved satisfactorily. The company is required to provide itemized invoices that clearly show the changes made to the carpet and walls. I have doubts about whether these changes were actually completed. Additionally, I need proof of the alleged damage, specifically the claim regarding urine on the wall. To address this, I hired a professional cleaning service, Maid Green, to conduct a deep cleaning. They can provide a statement that contradicts the claims made by the Shodeen leasing office.
  
  
  Sincerely,
  
  ***** ********

  

  Business Response

  Date: 04/11/2025

  Mr. *************** are sorry to hear you have rejected our initial response to your complaint.
  In response to your concerns,we have attached the following documentation to provide full transparency:
  1. Itemized invoices for both the carpet replacement and wall/baseboard painting
  2. Photographic evidence of the damage, which includes both bedrooms
  3. A copy of the signed security deposit agreement outlining tenant responsibilities
  Based on the documented damages and the terms outlined in the lease agreement, we are unable to issue a refund of the security deposit. Per our policy, and as specified in the lease,any time carpet replacement is required due to damage, it results in an automatic forfeiture of the security deposit.
  We understand that this may not be the outcome you were hoping for, but we believe the attached documentation supports the decisions made regarding the deposit. If you have any further questions, we are happy to review them.
  Sincerely,
  ***** ****
  Regional Business Manager, Shodeen **********

  Customer Answer

  Date: 04/21/2025

   
  Complaint: 22743821
  
  I am rejecting this response because: Hello,
  
  I hope this message finds you well. I would like to discuss the recent deductions from our deposit. We understand that we paid a deposit of $2,500, and we acknowledge that the cost to replace the carpet is $1,300. However, we are puzzled as to why an additional $1,200 is being retained beyond the actual repair costs.
  
  We are willing to cover the damages if they are legitimate, but we do not understand the rationale behind keeping the entire deposit amount, especially the extra $1,200 that exceeds the repair cost. Is this a standard practice for all tenants, or is there a specific reason for this additional charge?
  
  We appreciate your attention to this matter and look forward to your clarification.
  
  Thank you.
  
  Sincerely,
  
  ***** ********

  

  Business Response

  Date: 04/21/2025

  Mr. ********,

  Again, we apologize that our previous response was rejected. Per the security deposit agreement that you had signed, attached to the last response, carpet replacement is an automatic forfeiture of the security deposit. 

  Thank you,

  ***** ****, Regional Business Manager

  Customer Answer

  Date: 04/22/2025

   
  Complaint: 22743821
  
  I am rejecting this response because: I am writing to address our ongoing concerns regarding the recent charge of $1200, which we believe is unjustified.
  
  We entered into the agreement under the impression that it would facilitate a fair resolution, particularly concerning the housing situation you mentioned. While we acknowledge our responsibility for any damages, we did not agree to any additional charges beyond that. The application of the fair housing laws appears to be used here to extract funds from residents rather than protect our rights.
  
  It is important to clarify that we are not disputing minor amounts like $50 or $100; rather, we are concerned about the significant charge of $1200. This amount should be allocated appropriatelyeither returned to us, the residents, or used for necessary repairs when we move out. 
  
  While we accepted the need to replace the carpet for future residents, we do not agree to pay for additional costs that do not reflect our actual responsibility. We believe that this approach is a manipulation of the law designed to benefit the business at the expense of residents.
  
  We intend to advocate for our rights and the rights of all residents to ensure that such practices do not continue. It is crucial that we pay only for what we are accountable for, not for unjustified charges that serve to enrich the business.
  
  We hope for a resolution that reflects fairness and transparency.
  
  Thank you for your attention to this matter.
  
  Sincerely,
  Flanders Family 
  

  
  

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

• Initial Complaint

  Date:08/16/2023

  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.

  On August 12,2023 we held our wedding at ******************** owned by Shodeen Homes LLC in ******, **. The weeks leading up were horrific with discriminatory statements made about my health, arguments about what we requested and poor communication between staff. The day off, they neglected to 1. CREATE A SAFE AND COOL ENVIRONMENT FOR ME (I have a chronic illness requiring this which they did not care about no matter how many times I said something) 2. NEGLECTED TO PROVIDE ITEMS PAID FOR INCLUDING BUT NOT LIMITED TO: champagne table, berries, Guinness Beer 3. LIED TO FAMILY MEMBERS AND STOLE MONEY FOR TIPS - resulting in $1,100 taken 4. PROVIDED FOOD AND BEVERAGE ITEMS MAKING PEOPLE ILL - including alcohol that smelled of nail polish remover and cold undercooked hot dogs - everyone was made aware of this who was working at the venue and nothing was done about it

  

  Business Response

  Date: 08/18/2023

  Regarding BBB Complaint # ********- 

  Shodeen Homes LLC is not the owner of ********************, nor are they involved with the management of ********************. 

  As Director of Marketing at Shodeen, we appreciate this being brought to our attention and are aware that ******************** has been in communication to address complaints made by ****************.  

  Unfortunately, many of the items she has raised in BBB complaint #******** are inconsistent with what she has communicated with ********************. 
  
  ******************** has apologized, and continues to apologize for any inconvenience.  While ******************** disputes many of her complaints, they are sensitive to her disappointment and look forward to working with **************** to resolve this matter.

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

  Customer Answer

  Date: 08/18/2023

   
  Complaint: 20478538
  
  I am rejecting this response because:
  

  1. They are the owners of ********************, **** who responded to the claim is the owner. She called me a few weeks ago to apologize for everything going on with our wedding. She also emailed me and ***** referenced her as the owner in her email to me as well. Unless she is fraudulently pretending to be the owner, she is lying to the BBB. 
  

  2. **** states I didnt tell them whats gone on but the emails attached will show I contacted them several times before I submitted my complaint to the BBB, via email and phone call to *****, **** and ********* 
  

  3. They stole thousands of dollars from us and breached contract by not providing key items paid for 

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

  

  Business Response

  Date: 08/21/2023

  Again, to be very clear, Shodeen Homes, LLC does not own ********************. That is a verifiable fact.

  Irrespective of that fact, I did speak with ****************, as I often do in my role as Public Relations and Marketing Director for many entities with whom we do business.

  With respect to the complaints made about the wedding, ******************** did provide a refund within three (3) days of being made aware of Ms. ******* complaints.  We were not aware of certain complaints now being raised by **************** but would welcome **************** providing us with additional details directly so that they can be properly and thoroughly investigated. 

  Customer Answer

  Date: 08/22/2023

   
  Complaint: 20478538
  
  I am rejecting this response because:

  All parties involved including **** who is messaging on behalf of Riverside, stated that Shodeen owns and operates ********************. Please provide proof of who the owner is. Otherwise I will file a police report of identify fraud and misrepresentation as I have the emails, phone calls and voicemails from ***** and **** stating **** and Shodeen Homes LLC is the owner of Riverside. If police need to be involved for identity theft it needs to be known, who is the owner of Riverside then? If not **** and Shodeen Homes LLC how do they know anything about the situation?  
  

  Additionally, I sent several emails and phone calls prior to, during and post the event held at ******************** stating my frustration, which I attached in my last response so its laughable that they are stating they had no idea when I have months of proof. 
  

  We asked for a refund of $5,000 for breach of contract from ******************** which was not given. If this cannot be resolved through BBB then we will pursue refund of full amount in court. We want other customers to be aware of their shady business practices so starting here. 
  

  we need a refund of $5,000 from ********************. 

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