Complaints

This profile includes complaints for Dodson Properties, LLC's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

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  Dodson Properties, LLC

  409 E Main St Ste 301 Richmond, VA 23219-3845

• 

  Dodson Properties, LLC

  1313 Jefferson Davis Hwy Fredericksburg, VA 22401

• 

  Dodson Properties, LLC

  10458 Hilltop Plaza Way Spotsylvania, VA 22553

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:06/29/2023

  Type:Product 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 college daughter rented house from Dodson Property Management ( Now Evernest) and in May they took 2 payments of ****** out of my checking account. I was told that since we were ending the lease on 5/31 that I would have to wait for my refund. It has been almost 30 days and all I keep getting told is to be patient. The last email I received from the property manager was very rude. I guarantee if a tenant owed rent for ***** day late they wouldn't allow it. *************************** is my contact and has been giving me the run around for a month.

  Business Response

  Date: 06/29/2023

  Good afternoon.  I am so sorry to hear that you and your daughter are having trouble.  Dodson Companies no longer manages residential properties and no longer employs *****************  Evernest acquired our portfolio and is a completely separate company from Dodson so your request and complaint must be directed toward them.  However please know that, legally, the property management company has 45 days from the termination of the lease to return any deposit refund owed to the tenants.  Also, when addressing Evernest and ****************, please be sure to include the address and tenant name as included on the lease.  It may be more beneficial for you if you have the tenant that is on the lease reach out as lease terms and account information cannot be shared with you if you are not on the signed contract as a tenant or guarantor.  I hope this direction and advice helps.  

  If you will, please cancel your complaint with Dodson and re-file your complaint with Evernest. 

  Thank you for reaching out and for your understanding,

  *********************** - Dodson Companies

  Customer Answer

  Date: 06/29/2023

  [A default letter is provided here which indicates your acceptance of the business's offer.  If you wish, you may update it before sending it.]
  
  Better Business Bureau:
  
  I have reviewed the offer made by the business in reference to complaint ID ********, and find that this resolution would be satisfactory to me. I will wait for the business to perform this action and, if it does, will consider this complaint resolved. If the company does not perform as promised I can get back to you at: **********************************************.
  
  Regards,
  
  ***********************
  
  
  
  

• Initial Complaint

  Date:11/12/2022

  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.

  Ive lived at ********************** since June 2014. In May of 2022, the building was taken over by Dodson Property Management. Near the beginning of June, the toilet began gurgling. I then filed a maintenance request on the Dodson website. June 4th, before any maintenance had visited yet, the toilet overflowed with raw sewage. The sewage flooded the bathroom and seeped into the bedroom hardwood floor. Most of my bathroom items were ruined because of the sewage. After the spill from the toilet, I called an emergency maintenance request. They came to the apartment shortly after. I had to pay to stay elsewhere since this time. Near the same time I had paid for Junes rent. A plumber sent from Dodson said that a pipe had busted. Cleaners were also sent the next morning by Dodson but the sewage had already absorbed into the floor of the bedroom. I tried to reach Dodson through phone and email several times and was not provided any updates if the plumbing issue had been fixed. I planned on moving back in the apartment. June 29, the toilet started gurgling again. I called for emergency maintenance yet I was told they would instead send this issue as a regular request. The plumber came the next day and said the apartment was inhabitable. Near July 1st, I paid for Julys rent. My lease had expired but I was unaware of my lease status as they were unresponsive of my inquiries. July 6th, I revisited to check on my belongings in the apartment. I came to find the toilet overflowing and the tub filling up with water from the drain. I called again for emergency maintenance. I purchased a storage area to protect my belongings until I could move for $554.85 for three months. I am seeking a full reimbursement of $2110 for the rent in months of June and July, $860 for the original deposit and the $554.85 for the storage unit for a total of $3524.85

  Business Response

  Date: 11/30/2022

  (Also responded via email)

  Case # ********
  
  
  This tenant had sewage backup in her bathroom. The issue was first reported on 6/4/2022. The work order was assigned immediately to ******* plumbing. ******* plumbing then reached out to the tenant to schedule an arrival for the following day 6/5/22 at 9:20 am. ******* arrived on scene on 6/5/22 and completed the work as of 11:42 am. 
  
  
  Servpro was dispatched to clean the bathroom on 6/5/2022 at 11:43 am and scheduled directly with the tenant to be conducted. The work order was confirmed and completed on 6/8/2022 by our in-house maintenance manager. The tenant was so pleased she rated us a 5 out of 5 on the work performed.
  
  
  On July 1 the tenant reported that sewage had backed up into the toilet bowl. **************** was then dispatched to the residence on 7/6/22 by our in-house maintenance manager. The work was then completed by ******* on Friday 7/8/2022. We hired ******* cleaning services for a full clean and sanitize on Monday 7/11/2022.
  
  
  This tenant has requested to be let out of her lease due to the sewage backups in the unit. Her lease ended 6/30/2022 and she failed to give a proper termination notice. With the issues that occured we honored a 30 day written notice and allowed her to terminate the lease on 7/31/2022. The tenant did pay July's rent and we did not approve the refund on the rent paid due to her 30 day liability. The tenant was issued a full refund of her deposit. At this time after speaking with management we will not approve a refund of June, July rent and the storage unit. The maintenance issues were reported and addressed in a timely manner. We strongly encourage the tenant to reach out to renters insurance for any type of personal reimbursements for her items. 
  
  
  Please let me know if there is any additional information you require.
  
  
  Thank you!

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

  Customer Answer

  Date: 12/07/2022

  Better Business Bureau:
  
  I have reviewed the offer and/or response made by the business in reference to complaint ID ********, and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
  
  Dodson did send out a plumber on July 5th as they stated, but the broken pipe was not fixed.  I had attempted to contact Dodson to inquire if the pipe was fixed, as the plumber from ******* told me it needed to be replaced.  I never received an answer from Dodson.  I have a picture from July 4 showing that the pipe was still broken.  The plumber that showed up on July 1st told me that the apartment isnt livable; if I use the toilet, sink or bathtub the water will come back up as it did before.   I am asking for a refund because I did not have a functioning toilet during the month of June and July, which caused me to have to find another place to live, as there is only one toilet in that apartment.   
  The tenants in Fan Apartments were notified on May 6, 2022 that they would have a new landlord, beginning on May 6th.  My lease ended each year on June 30.  I attempted to contact the company numerous times to inquire about the status of my lease; would it automatically renew as it did with the previous landlord, am I expected to move out on said date?  I never received a response from Dodson.   Even though my lease ended in June, I did pay for the month of July because it was posted on the payment portal that I owed rent for July.  I still was unsure if I was in another lease or if I was now in month to month, as nobody would communicate with me about this.  I paid Julys rent because I did not want to hurt my credit or my renting history.  I was still unaware if the toilet and pipe would be completely fixed.  I did want to stay as this has been my home for 8 years.  Dodson offered me a lease renewal on July 6, 2022, the lease being offered from 7/1/2022-6/30/2023.  My rent had been $1055 and the new rent amount they asked for was $1,300.  I decided not to renew my lease as it was more expensive and they had still not replaced the pipe in the basement.  I also sent them a formal written notice notifying them that I would be vacating the premises on July 31, 2022.   I also never received the deposit refund as they stated.  I gave them a forwarding address to send a deposit to, and have not received any deposit or notifications to that address.   
  I found the experience of living in a Dodson property very stressful.  They were extremely difficult to communicate with on any of these matters as they would not return my calls, texts or emails.  There was one employee that helped me when I went into the office to get some answers.  She was very kind.  But the rest of the experience was awful.  I did not have a working toilet for 2 months, they would not communicate with me if the problem was completely resolved, so I wasnt sure if it was safe to move back in.  They would not communicate with me about the status of my lease, so I had no idea if I was going to remain in that apartment or if I needed to find a new home.  Because of their lack of communication, it caused me to pay multiple rents during the summer because I had to stay in another home while I still paid rent in the Dodson apartment.    I believe the way they treat their tenants is unethical.  I have seen their numerous Yelp reviews with other tenants complaining of similar behaviors from Dodson.  I do not think it is fair that a business can treat their tenants this way.  I would like others to know how Dodson does business so they do not have to go through similar experiences.    
  

  
  Regards,
  
  *************************
  
  
  
  

  
  

  Business Response

  Date: 12/13/2022

  From the departmental manager for this property:

  "The tenant was in communication about her lease with a former leasing agent who is no longer with the company. I am very sorry to hear that the tenant feels this way. I am more than happy to have her deposit check processed and refunded to her as quickly as possible. Thank you."

• Initial Complaint

  Date:08/17/2022

  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.

  As of 6/30/22 my residence was ***************************************************************************** which was a property managed by Dodson Properties, LLC. The property manager for that property was *****************************, whom I have been unable to reach. I called the number that was associated with my tendency ************** and got this recording "OFFICE CLOSED". and gave me the option to leave a message. I've left detailed messages but never got a response. I've called the ******** office ************** and got yet another recording the mailbox was full. I move out on the above date and the final walk through inspection was done on that date as well. According to the inspector there were wear and tear and maintenance issues but nothing attributed to negligence. As requested I gave the inspector my new mailing address and verified my phone number. I didn't get a copy of the walk through inspection as it was done electronically. I assumed it would be mailed to me along with security deposit. (******). It hasn't happen as of today.It's been almost two months since I vacated the premises and I haven't received my security deposit or any communication as to why.. Thank You

  Business Response

  Date: 08/30/2022

  This deposit has been processed. Apologies on the delay, we had a system upgrade that put these behind.

  Customer Answer

  Date: 09/06/2022

  Better Business Bureau:
  
  I have reviewed the offer and/or response made by the business in reference to complaint ID ********, and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
  
  [Provide details of why you are not satisfied with this resolution.]
  
  Regards,
  
  **********************************************
  
  
  
  
  

  Customer Answer

  Date: 09/16/2022

  Better Business Bureau:
  
  I have reviewed the offer and/or response made by the business in reference to complaint ID ********, and have determined that this proposed action would not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
  
  [Provide details of why you are not satisfied with this resolution.]
  
  Regards,
  
  **********************************************
  
  
  I have not receive a refund or any other correspondence from Dodson. However, I received a check in the amount of ****** along with conflicting letters from Evernest Properties. This offer does not resolve my complaint.  My security deposit was 787.00. 
  
  

• Initial Complaint

  Date:07/13/2022

  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 air conditioning has been broken for 5 days now. It started over the weekend, and I had no way to fill out a maintenance request because I had to request a profile through Dodson that needed to be approved. When I called the emergency maintenance number, somebody told me they put in the request, but they werent able to give me any details on when I could expect a call back, and I was never called back. I ended up searching the internet for different numbers to try to contact because my point of contact wouldnt answer the phone and their voicemail box was full. When I finally got ahold of ******, she was very helpful and sent a maintenance person on Monday. The maintenance man diagnosed the problem, but told me that he wouldnt be able to fix it because Dodson doesnt like him spending as much time as was needed on this project because he has other houses to visit. A contractor was scheduled to come Tuesday. The contractor came in with no prior knowledge, and came to the same solution for the problem. He then left, telling me that Dodson had to approve the fix before I could schedule the next maintenance appointment. When I called ****** back, she basically told me that she cant help me, and that it was my main point of contacts job to approve the request but that he was feeling bad and she would relay the message. I still have not received any word from this person, and have to board my dog because of how hot my apartment has become during the days. Yesterday it reached 89 degrees inside. This is not the first experience Ive had with this company being completely negligent since I have signed the lease, and 5 days into my air conditioning breaking there is still no plan of action for fixing it. I honestly cant believe Im still required to pay full rent when myself and my dog cant even live at the apartment, and nobody is trying to help us. As of this morning at 9 am, it is 84 degrees inside and steadily rising.

  Business Response

  Date: 07/25/2022

  Thank you for reaching out and I'm sorry for your experience. I just returned from a personal leave, so I am just receiving this complaint. I have reached out to your property manager for an update and response. I promise to respond no later than tomorrow with a resolution but I am hoping the problem has already been resolved especially with the recent high temps. 

   

  Please allow me to COB tomorrow for a response. 

   

  Thank you,

   

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