Chambers Theory? - stay away!

Reston, VA · Member since 2011 · 8 posts · 0 votes

These guys will take you to the cleaners from day one. They make up reasons for performing various unneeded jobs without your approval and charge you astronomic rates. The first month of their "management" I ended up in the red, i.e. owing them money! In the second month I cancelled them.

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Eduardo Cavasotti
Investor · Charleston, SC · Member since 2018 · 198 posts · 84 votes
1mo
That red first month is the part I would audit before moving on. I would ask for three things in one packet: the management agreement approval limit, every work order with timestamps and photos, and the owner statement tied to actual invoices.

Then separate the dispute into charges that were approved in advance, charges that were necessary emergency work, and charges that need a credit or reversal. The next PM conversation gets much cleaner when you hand them that packet instead of a general complaint.
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- Boris Vainer
  OP
  Reston, VA · Member since 2011 · 8 posts · 0 votes
  1mo
  Quote from @Eduardo Cavasotti:
  
  That red first month is the part I would audit before moving on. I would ask for three things in one packet: the management agreement approval limit, every work order with timestamps and photos, and the owner statement tied to actual invoices.
  
  Then separate the dispute into charges that were approved in advance, charges that were necessary emergency work, and charges that need a credit or reversal. The next PM conversation gets much cleaner when you hand them that packet instead of a general complaint.
  
  There was no approval limit in the management agreement, however, there WAS a requirement for owner's approval (my approval) for every work order, save emergencies. As a matter of fact, I expressly objected to a "light cleaning" and at first one of the employees agreed not to do it; but then they went ahead and did it anyway explaining later the urgent need, sending pictures, etc. at $420 charged. What would you have done about that?
  After cancelling the agreement I sent them a list of unauthorized work orders with amounts charged and requested those to be removed. They simply ignored it. What recourse do I have?
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Jim Johnson
Real Estate Agent · Memphis · Member since 2026 · 558 posts · 324 votes
1mo
That's a rough way to start with a new management company. From my side of property management, owners should know upfront what requires their approval, what the spending threshold is, and whether there's any markup on maintenance. Getting a statement full work you never expected or approved is exactly what clear maintenance authorization procedures are supposed to prevent.
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Eduardo Cavasotti
Investor · Charleston, SC · Member since 2018 · 198 posts · 84 votes
1mo
I would keep it narrow and document first: one dated written notice that lists each charge, quotes the exact approval language, attaches the objection thread and invoices, and asks for either proof of emergency authorization or a credit by a specific date. If they still ignore it, I would stop debating the maintenance story and ask a local attorney which demand letter or small claims path fits your state and contract.
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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
1mo
Quote from @Boris Vainer:

These guys will take you to the cleaners from day one. They make up reasons for performing various unneeded jobs without your approval and charge you astronomic rates. The first month of their "management" I ended up in the red, i.e. owing them money! In the second month I cancelled them.

How did you screen this PMC?
What will you do differently going forward?
[email protected]248-209-6824
Logical Property Management4.9458 Reviews
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Boris Vainer
OP
Reston, VA · Member since 2011 · 8 posts · 0 votes
1mo
This PMC came recommended by my realtor who, alas, also let me down with this rental, but that's another story.
It was highly disappointing to deal with a PMC that is trying to call all the shots, shutting me out at my my own expense. Instead of trying to win my trust they were losing it every day with their shenanigans and down right rip-offs. I'll do just fine managing it on my own from here on out.
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