Landlord Complaint Record: #23-5045

BriceGrove Park Apartments    |    Ashley Blanks    |    Canal Winchester    ,    Ohio 43110    Landlord Complaint 23-5045


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CASE CLOSED FORCE REQUIRED Dec 12, 2014


WARNING! This property/ landlord refused to mediate a fair resolution or respond to this
complaint. Landlord refused to cooperate.
 



Case Number : 23-5045 Filing Date : Oct 23, 2014
Investigating Agent : Kept Private Case Disposition : Force Required
Complaint Level : Code Landlord Response : Case Closed

SUPPORTING DETAILS
Type Title / Link Posted By Date Uploaded Comments
upload Kept Private 0 Nov 8, 2014
FROM RENTER: Landlord claims they "immediately" contacted us with the results of the inspection. NOT TRUE. We reported incident Tues Oct.14. Inspection completed 3 days later Fri Oct. 17. No Mgt feedback on results but Orkin confirmed infestation onsite. Mrs Best followd up with Mgt Friday Oct 17, Mgt promised her Report for Saturday Oct. 18. BGP Mgt failed to deliver. This email (2nd request for Report) proves Mr. Best asked for report again by email 3 days after inspection. It had been promised and not delivered for Sat. Oct. 18.
upload Kept Private 0 Nov 8, 2014
FROM RENTER: Per this email, contrary to Ms. Blank's statements claiming that they informed us IMMEDIATELY, it was as late as 9 DAYS AFTER the inspection that they finally informed us of a scheduled date for treatment. Therefore Landlord’s statement, again NOT true.
upload Kept Private 0 Nov 8, 2014
BGP contacted their vendor Orkin Wed Oct. 15. Inspection was scheduled for Thur Oct. 16 but rescheduled by BGP for Fri Oct. 17 which they completed. BGP claims they immediately contacted us to give us the results and next steps--NOT TRUE--Saturday Oct. 18 Mr. Best went to pick up the Report as promised by Ms. Blanks.to Mrs. Best and instead, he was handed a blank Bed Bug Preparation Letter 1 day AFTER inspection with NO treatment date. BGP alleges they contacted us immediately after Inspection to give us a treatment date and next steps. This Inspection Prep Letter is undated and we did not give us a treatment date until Thurs Oct 23rd at 2:19pm (per attached email uploaded on this site ) this is only 2 days prior to treatment (that a FULL 9 DAYS AFTER we reported the infestation) what was picked by Mr. Best's own's initiative was the next steps or Prep Letter attached.
upload Kept Private 0 Nov 8, 2014
FROM RENTER: Orkin's report reads: 1--On adjacent Unit 6660 "“No evidence seen (THOUGH BEDROOM TOO MESSY TO PROPERLY INSPECT )” and 2--On adjacent Unit 6664 "No evidence of current or past infestation" however, Unit was EMPTY but being cleaned, repaired and painted for over 2 months(and to-date) after evicted tenants rendered it inhabitable and without food source bed bugs come right through the wall to feed on their new host. THEREFORE, only 1 unit might have been was adequately inspected by Orkin but under adverse conditions.. The other the bedrooms were too cluttered to be inspected properly.
upload Kept Private 0 Nov 8, 2014
We Pay $3 for Pest Control along with our Water Bill from Landlord. No Preventive treatments.
upload Kept Private Renter Oct 23, 2014
Unit next door to our right looking in through the glass even after 2 months vacant. Family was evicted rendering unit Inhabitable. Two pieces of furniture--possibly infested--were left behind. Still sits in this condition.
upload Kept Private Renter Oct 23, 2014
Unit next door to our right looking in through the glass even after 2 months vacant. Family was evicted rendering unit Inhabitable. They left furniture--possibly infested--behind. Still sits in this condition.
upload Kept Private Renter Oct 23, 2014
This stink bug was collected on the same day that the bed bugs Thursday Oct.16. It was going in and out from under the microwave. This is just an example of the many bugs that usually live in our home. Those we recognize include: Ants, roaches, flees, bed bugs, etc.
upload Kept Private Renter Oct 23, 2014
John collected at least half a dozen bed bugs--they are upstairs in our bedroom and downstairs in the living room and kitchen as well
upload Kept Private Renter Oct 23, 2014
On Our Bedroom around Bed Bug over the door frame on the wall. Notice hole by paint peeling--is that where they hide?
upload Kept Private Renter Oct 23, 2014
John's Bed Bugs Under Arm
upload Kept Private Renter Oct 23, 2014
One of many bed bug bites pictures to follow
upload Kept Private Renter Oct 23, 2014
John's Bed Bug bites
upload Kept Private Renter Oct 23, 2014
John's BedBug bites
upload Kept Private Renter Oct 23, 2014
John's BedBug bites
upload Kept Private Renter Oct 23, 2014
The link provided herein supports Assistant Community Management staff shortage. See: http://jobview.monster.com/getjob.aspx?JobId=140216743&jvs=cf,can-10028,can,0&WT.mc_n=olm_sk_feed_ziprecruiter_remn
upload Kept Private Renter Oct 23, 2014
The link provided herein supports Community Management staff shortage. See: https://www.ziprecruiter.com/job/Community-Manager/28c474ff?source=email-candidate-job-alert
upload Kept Private Renter Oct 23, 2014
The link provided herein supports maintenance (supervisory) staff shortage. Maintenance Technician on board is also rather new. See: https://www.ziprecruiter.com/job/Apartment-Maintenance-Supervisor-Bricegrove-Park/9b228d91?source=cpc-simplyhired-nf-test40
upload Kept Private Renter Oct 23, 2014
The link here provided from a recent perhaps former tenant supports most of our complaint details. See: http://www.apartmentratings.com/rate/OH-Canal-Winchester-Bricegrove-Park-111415379.html
upload Kept Private Renter Oct 23, 2014
The link here provided from a recent perhaps former tenant supports most of our complaint details. See: http://www.apartmentratings.com/rate/OH-Canal-Winchester-Bricegrove-Park-111415379.html
upload Kept Private Renter Oct 23, 2014
We reported incident to BGP Complex Tues Oct.14. Orkin originally scheduled for Thurs Oct.16. Appt. rescheduled by BGP due to Orkin delay. John met Orkin Oct.17 at home. Gabriella followed-up later with Mgr. Ashley Blanks and was told report would be ready Saturday. John followed up on report Sat Oct18 but was told Mgr. not in to provide. Orkin would not provide copy to tenants. Report released to tenants Tues Oct.21. To-date Oct.23 (9 days later) no appointment for permanent bedbug treatment or temporary at least temporary tenant relief has been provided by BGP Mgt.
upload Kept Private RPA Mailing Center Nov 6, 2014 The following attachment is a copy of the mailed complaint notice that was processed and sent out the Landlord/ Manager.

LANDLORD / MGR : Ashley Blanks RENTER : Kept Private
Property Name : BriceGrove Park Apartments      
Address : 6617 BriceGrove Boulevard Address : Kept Private
City, State - Zip : Canal Winchester, Ohio - 43110. City, State - Zip : Canal Winchester, Ohio - 43110.
Phone : Kept Private Phone : Kept Private

COMPLAINT : BedBugEtc.Irfestation (SaleComplex) TenantMustPayAllTreatment 8DaysNoRelief
Fair Resolution according to renter :
  1. 1--BGP ToPlace MonthlyRentInEscrow AsOfTuesdayOct14 UntilComplaintSettled
  2. BGP ToPay Non-ChemHeatTreatment ProfessionalMonthlyRoutineInspections Two(2)VerifiBrandDetectionDevicesPerRoomUp/DownStair ForDurationOfLease.
  3. BGP ToReimburse All PestRelatedFees
  4. If SituationNotRemediedBy3rd Treatment or InfestationPersistsThereafter, BGP ToMoveUs Or ReimburseUsToMove ToNew BGPComparableOfOurChoice ForegoingAnyAdditionalRentOrIncrease. IfComparableUnavailable OrNotSatisfactoryToUs, BGP ToReimburseMove ToNewComplex

RENTAL DETAILS
Address               :   
City, State - Zip   :   , - .

COMPLAINT DETAILS (from renter)

BriceGrovePark (BGP) - Leased Jan 2014, models immaculate but our Unit had numerous Maintenance & Repair Issues incl. door seals allowing insects and cold in, a non-heating a/c system in mid-winter, noise/privacy for poor wall insulation & more. New gracious rental agents had no true onsite mgr & complex had severe maint labor shortage. BGP was purchased 3 mo. before our move. Noticed red bumps on us for a while, thought perhaps mosquitoes as unit is lakefront. Had ants & other unknown infestations handled by gracious maintenance. But No ProActive routine inspections or initiative by BGP--only Reactive. Learned to tolerate bugs to avoid being a nuisance to BGP staff. But Tues Oct 14, I John woke up 3AM to bloody sheets & bugs feeding on me. I brought bloody sheets & reported bedbugs to BGP Office Tues Oct 14 after work. Met Orkin Fri Oct 15 who confirmed bedbugs but quickly disclaimed any infestation in adjacent unit where family caused severe damage rending unit un-rentable for 2 months, Open door, filthy unit, I visually inspected when they moved out. Sofa & dresser--possibly infested--were left behind. New Mgmt starting Oct. 2014 took stance I had brought bedbugs in, therefore we must pay for treatment, claiming “you brought the bugs, we would not have rented the unit to you if there were bedbugs.” Orkin report copy was not delivered until Tues Oct.21. Meanwhile I continue as insomniac consumed by bedbugs, etc. I have pics, right arm, side, etc. bugs in plastic bags, other. I understand Landlords are responsible to provide an habitable apartment. Landlords renting out apt infested by bed bugs can be in breach of implied habitability warranty requiring landlords to provide a safe livable unit for renters. Bed bugs are classified as parasites, so unlike other infestations; bed bugs are a far greater breach of implied warranty of habitability than other bugs. With that said, it is clear that landlords are fully responsible for bed bug treatment. I work a busy schedule for the State of Ohio, lead a Civic Organization and provide for a family. There are costs time, money & effort, possible bodily scarring, psychological phobias & perhaps disease for us. I have not been able to sleep since Oct.14 and still no relief. It is affecting my work. My wife cannot come home due to severe allergies requires EpiPen. We are a one-income family. I am therefore contacting the RPA to file a formal complaint to establish a formal paper trail and documentation.

LANDLORD / TENANT RESPONSES (0)
From Date IP Address Response
Landlord Oct 30, 2014 98.102.219.6 Offer an Alternative Resolution.

INVESTIGATING AGENT - REMARKS (71)
Agent Date Response
SYSTEM Dec 12, 2014 FORCE REQUIRED! After repeated attempts to resolve this complaint; management has FAILED to comply and requires force. The RPA has taken all reasonable efforts to contact the Landlord / Manager. They have REFUSED all request and will require FORCE. This case is closed with a negative disposition.
SYSTEM Dec 11, 2014 Final Review Period: The RPA has provided both parties with a 3 day review period for final comments or statements. This case will closed if no additional updates or responses are made for 7 days. Should no responses be made by either party this complaint will be closed.
SYSTEM Dec 8, 2014 Email Sent to Tenant: The RPA sent the tenant an email. The tenant has been contacted about the pending case closure and requested to make any final comments or statements about this complaint; which will be included on the public record.
SYSTEM Dec 8, 2014 EMAIL TO LANDLORD: The RPA has sent an email to the landlord: Ashley Blanks. The landlord has been provided with an opportunity to provide any comments or statements concerning this complaint which will be included on the final complaint record.
SYSTEM Dec 8, 2014 FINAL COMPLAINT REVIEW: The RPA is providing a final review period to allow the tenant or landlord to update the complaint with any information that they would like to be included on the final apartment/ compalint review for: Ashley Blanks BriceGrove Park Apartments, {City, State Zip) Following the review period this case will be evaluated for closure.
SYSTEM Dec 8, 2014 WARNING! The landlord; Ashley Blanks, of BriceGrove Park Apartments Canal Winchester, Ohio 43110 has been contacted numerous times via written notices sent to . Despite repeated request management has failed to respond within the reasonable time-frames set within this complaint process. The RPA acts without bias during the complaint process. Failure to cooperate is unprofessional and will be documented as such on the landlord public record database.
SYSTEM Dec 7, 2014 Email Reminder Sent: An email reminder has been sent to the landlord about today's deadline to respond to the tenant filed complaint.
SYSTEM Dec 7, 2014 RESPONSE DEADLINE DUE TODAY: Management has been provided with a final opportunity to respond to this complaint through bu 7:00PM today. Management has failed to respond to previously mailed written notices concerning this complaint.
SYSTEM Nov 30, 2014 Landlord Third response dead-line has been set for: December 07, 2014. This is the landlord / manager's last opportunity to respond to complaint case: 23-5045 .
SYSTEM Nov 30, 2014 3rd NOTICE: The RPA rarely sends out 3rd notices to landlords. A 3rd notice typically indicates that the landlord is unwilling to cooperate or refusing to cooperate. The 3rd Notice has been mailed and is expected to arrive within 3 days.
SYSTEM Nov 30, 2014 3rd Written Notice: The 3rd and final written notice has been printed, addressed and processed for delivery. USPS has confirmed acceptance of the notice which is in route for delivery. USPS Confirmation: 0
SYSTEM Nov 30, 2014 3rd Mailing Requested: At the time of filing the tenant requested a 3rd mailing should the landlord fail to respond. As per the tenant's request the RPA will be preparing one 3rd and final written notice which will be mailed to the landlord in hopes to resolve this complaint.
SYSTEM Nov 28, 2014 Final Grace Period: The RPA is providing a final 48 hour grace period. Should the landlord fail to respond within this period it may force the RPA to close this complaint due to Ashley Blanks, BriceGrove Park Apartments failure to comply. Failure to comply with this complaint will result in a negative public record. Pending Final Grace Period.
SYSTEM Nov 28, 2014 FINAL DEADLINE MISSED: Management has been provided with multiple mailings and request to respond to this complaint. Despite repeated attempts to contact the Landlord/ Manager; they have now FAILED to respond to the second extended deadline.
SYSTEM Nov 27, 2014 FINAL EMAIL TO LANDLORD: The RPA has sent a final email to the landlord to request a response to this complaint concerning "BedBugEtc.Irfestation (SaleComplex) TenantMustPayAllTreatment 8DaysNoRelief." The landlord has also been provided with other written notices. Complaint is pending a response from the landlord or manager.
SYSTEM Nov 27, 2014 FINAL RESPONSE DEADLINE: The Landlord/ Manager has been contacted via written mail and provided with a final deadline to respond to this complaint. The deadline for a response is today by 7:00pm.
SYSTEM Nov 20, 2014 This is the supplementing comments from LAndlord's previous response to the case. BriceGrove response dated November 20, 2014: " BriceGrove responded to Mr. Best’s complaint on October 30th, and provided an alternative resolution.  Mr. Best did not respond to BriceGrove’s proposal. Instead, the case was dropped on November 12th,and BriceGrove was informed that the RPA was no longer mediating the complaint and that no further responses could be made to the complaint. BriceGrove thus participated in the RPA’s resolution process in good faith and took reasonable efforts to try to find a resolution with Mr. Best. The case has apparently been re-opened, but Mr. Best has still not responded to BriceGrove’s proposed resolution.Instead, Mr. Best appears to dispute matters related to BriceGrove’s chronology of events.  Mr. Best does not dispute, however, that the treatment of his unit and the two adjacent units took place on October 25th.BriceGrove has not received any complaints from Mr. Best about the unit since that treatment.    Again,BriceGrove denies any wrongdoing in this matter.In a good faith effort to try to resolve the parties’ dispute,BriceGrove again offers its alternative resolution:    1.Treatment of the Bests’ unit pursuant to and consistent with the third-party vendor’s recommendation of October 17th, which treatment was conducted on October 25th.  2.BriceGrove shall pay the full cost of the treatment of the Bests’ unit and the two adjacent units pursuant to and consistent with the third-party vendor’s recommendation of October 17th, which totals $661.13.  3.Mr. and Mrs. Best shall each execute a full release of claims against owner, the management company, and their respective partners, members, directors, officers, shareholders, affiliates, employees, agents, representatives, successors and assigns.  4.Lease terms shall govern the matter going forward.  Mr. and Mrs. Best are advised to review the lease terms governing Pest Control and Bed Bugs. "
SYSTEM Nov 20, 2014 FINAL RESPONSE DEADLINE: A final response deadline has been set for: November 27, 2014by 7:00pm. This final deadline provides the landlord a final written opportunity to respond to the complaint. The landlord is being provided with 3 days for delivery and 3 days to respond. Case 23-5045 is pending final notice and response from landlord.
SYSTEM Nov 20, 2014 2nd MAILING CONFIRMATION: The landlord has failed to respond to the first written notice and deadline. This is the 2nd and Final Notice being mailed to the landlord. The 2nd Notice is in transit and expected to arrive within 3 days. (2nd Notice and Final Notice)
SYSTEM Nov 20, 2014 EMAIL TO LANDLORD: The RPA has sent an email reminder to Ashley Blanks in request for an immediate response to the complaint. Pending Landlord/ Manager Response.
SYSTEM Nov 20, 2014 PENDING LANDLORD RESPONSE: The complaint case is still pending a response from the Landlord or Manager. The landlord has been requested to respond by end of the day. Case pending update from the landlord or manager.
SYSTEM Nov 13, 2014 Case 23-5045 is re-opened by System.
SYSTEM Nov 13, 2014 OFFICIAL COPY OF COMPLAINT: An official copy of the complaint has been requested by the tenant and mailed out by the nearest mailing center. The tenant should receive the copy of complaint within 3 days.
SYSTEM Nov 12, 2014 OFFICIAL COPY OF COMPLAINT: An official copy of the complaint has been requested by the tenant and mailed out by the nearest mailing center. The tenant should receive the copy of complaint within 3 days.
SYSTEM Nov 12, 2014 Email Confirmation Sent to Landlord: The RPA has sent an email confirmation to the landlord to explain that the tenant has closed the complaint. The RPA is no longer mediating the complaint.
SYSTEM Nov 12, 2014 Confirmation Email Sent to Tenant: A confirmation email has been sent to the tenant about the requested case closure.
SYSTEM Nov 12, 2014 The tenant has closed this case. The RPA will no longer be accepting responses to this complaint.
SYSTEM Nov 12, 2014 LANDLORD UNWILLING TO COOPERATE: The tenant has requested that the complaint be closed due to the landlord, {Landlord Name}, unwillingness to cooperate.
SYSTEM Nov 12, 2014 CASE DROPPED: As per the tenant's right; they have chosen to drop this case. No further responses will be accepted. The tenant has requested that the RPA drop the case. The tenant has also agreed that their filing fees are forfeited, regardless of their decision to drop the case early.
SYSTEM Nov 12, 2014 OFFICIAL COPY OF COMPLAINT: An official copy of the complaint has been requested by the tenant and mailed out by the nearest mailing center. The tenant should receive the copy of complaint within 3 days.
SYSTEM Nov 12, 2014 REFUSED RESOLUTION: The Landlord or Manager has REFUSED to resolve this complaint. The RPA has made beyond reasonable efforts to work with the Landlord / Manger to find a resolution to the complaint. Management has refused all reasonable measures to resolve this complaint. Due to the unwillingness from management , the RPA has no choice but to close this case with a negative disposition. Case Closed.
SYSTEM Nov 12, 2014 No Further Updates: There have been no further updates by either the landlord or tenant for 7 days. This case is now closed.
SYSTEM Nov 5, 2014 Final Review Period: The landlord has offered a alternate resolution that has not been refused or changed by the tenant. This complaint is considered resolved and will be closed if no new updates are made within 7 days. Pending Final Waiting Period.
SYSTEM Nov 2, 2014 Email Reminder Sent to Tenant: The RPA has sent an email reminder to the tenant. Should the tenant not respond it will be assumed that the resolution offered by management was acceptable and the complaint will be closed as resolved.
SYSTEM Nov 2, 2014 No Update From Tenant: The RPA has provided the tenant with 3 days to accept or respond to the alternate solution proposed by management. The tenant has not provided any updates. The RPA is providing a final 3 days for a response.
SYSTEM Oct 30, 2014 Email Sent to Landlord: The RPA has sent a confirmation email to the landlord with their proposed resolution. Pending Update from tenant.
SYSTEM Oct 30, 2014 Email Sent to Tenant: The RPA Servers have sent an email to the tenant showing the new proposed resolution offered by the landlord. The tenant has been instructed on how to accept, or reply to the new proposal. Pending update from tenant.
SYSTEM Oct 30, 2014 TENANT RESPONSE DEADLINE: The Tenant is being provided with 3 days to respond to the new proposed resolution.
SYSTEM Oct 30, 2014 ALTERNATIVE RESOLUTION BY LANDLORD: The Landlord; Ashley Blanks has offered the tenant an alternate resolution. The resolution purposed is: 1. BriceGrove Park Apartments (“BriceGrove”) strives to have a positive relationship with its tenants. We recognize, however, that an incident may arise in which a tenant and BriceGrove do not see eye-to-eye. This appears to be on such incident. Although we can respect Mr. Best’s frustration with the incident, there is not any basis for alleging wrongdoing by BriceGrove. The parties’ dispute is governed by express lease terms; specifically, Paragraph 21(B) (Pest Control) and Paragraph 21(C) (Bed Bugs). Under the lease, Mr. Best agreed to report “any pest infestation within 24 hours of observing any such problem” and “any signs of bed bugs immediately.” Mr. Best alleges that his unit had beg bugs for a while, but he “[l]earned to tolerate bugs to avoid being a nuisance to BGP staff.” Mr. Best did not inform BriceGrove that his unit had bed bugs until October 15, 2014, thereby breaching his duties under the lease. BriceGrove contacted a third-party vendor to inspect the unit. The first available date that the vendor was available for the inspection was October 17, 2014. The inspection was completed the morning of October 17, 2014. In addition to Mr. Best’s unit, the vendor inspected the two units adjacent to Mr. Best’s unit. The vendor concluded that there was not any evidence of infestation in the adjacent units and that Mr. Best’s unit had an infestation. The vendor also concluded that there was not any evidence that the infestation spread from either of the adjacent units. The vendor recommended treating Mr. Best’s unit. The vendor also recommended treating the adjacent units as a preventative measure.
2. BriceGrove immediately contacted Mr. Best to inform him of the inspection’s results and the next steps for treatment. BriceGrove also informed Mr. Best that it was awaiting receipt from the vendor of the prep sheet, the date that the vendor was available for treatment, and the cost for the treatment. Later on October 17, 2014, Mrs. Best picked up the prep sheet and was informed that the Bests would be responsible for reimbursing BriceGrove for the cost of the treatment. On October 20, Mr. Best requested a copy of the vendor’s report. The vendor would not release a copy of the report to Mr. Best, so BriceGrove provided the report to Mr. Best.
3. The treatment for Mr. Best’s unit and the two adjacent units got scheduled for Saturday, October 25, 2014. Notwithstanding that fact, Mr. Best filed the complaint for this matter on October 23, 2014. At its core, the complaint disputes the vendor-recommended treatment and BriceGrove’s assertion that the Bests are responsible for the cost of that treatment. The lease provides, among other things, that: • “Resident will cooperate fully with, and to undertake all efforts and tasks required by, Management or any pest control company employed to eradicate pests, including but not limited to making the Premises available for entry to complete inspection and treatment, completing all pre-treatment and post-treatment activities reasonably requested of Resident, and evacuating the premises during and after any treatment for the required time frame.” • “Resident shall cooperate with pest control efforts. If your unit (or a neighbor’s unit) is infested with bed bugs, a pest management professional may be called in to apply pesticides. The treatment is more likely to be effective if your unit is properly prepared. Residents are to comply with the recommendations from the pest management professional that will be provided with any notice of an inspection or treatment.”
4. The lease further provides under the Utilities and Services box on the first page that Resident is required to pay all pest control services. The lease further provides that “If Resident is not fully prepared for any scheduled treatment or if Resident fails to cooperate fully with any treatment plan causing re-infestation or the treatment to be ineffective, Resident agrees to pay reasonable costs required for proper treatment.” Finally, the lease expressly provides in the Bed Bugs section that “Any breach of the terms of this Section shall be deemed a material default under this Agreement, and Management shall be entitled to exercise all rights and remedies at law or in equity.” In short, the Bests have a duty under the lease to cooperate fully with the vendor’s treatment plan and pay for the vendor’s pest control services. Notwithstanding the complaint in this matter, and after several days of discord, the Bests did allow for the vendor to treat their unit on Saturday, October 25, 2014, as scheduled. The vendor also treated the adjacent units as recommended. The treatment’s total cost was $661.13.
5. BriceGrove has not requested that the Bests pay for the preventative treatment for the adjacent units, which costs are included within that $661.13. Rather, BriceGrove has only asserted that the Bests are required to reimburse BriceGrove for the portion of the costs attributable to their unit pursuant to the terms of the lease, which is approximately $400 plus tax. Throughout this matter, BriceGrove has performed and satisfied its duties under the lease. The irrefutable evidence establishes that the infestation to the Best’s unit was not caused by the adjacent units and that the Bests did not comply with the terms of the lease governing bed bugs and pest control.

Explanation: BriceGrove denies any wrongdoing in this matter. Nonetheless, in a good faith effort to try to resolve the parties’ dispute, BriceGrove proposes the following resolution: 1. Treatment of the Bests’ unit pursuant to and consistent with the third-party vendor’s recommendation of October 17, 2014, which treatment was conducted on October 25, 2014. 2. BriceGrove shall pay the full cost of the treatment of the Bests’ unit and the two adjacent units pursuant to and consistent with the third-party vendor’s recommendation of October 17, 2014, which totals $661.13. 3. Mr. and Mrs. Best shall each execute a full release of claims against owner, the management company, and their respective partners, members, directors, officers, shareholders, affiliates, employees, agents, representatives, successors and assigns. 4. Lease terms shall govern the matter going forward. Mr. and Mrs. Best are advised to review the lease terms governing Pest Control and Bed Bugs.
SYSTEM Oct 30, 2014 EMAIL TO LANDLORD: The RPA has sent an email reminder to Ashley Blanks in request for an immediate response to the complaint. Pending Landlord/ Manager Response.
SYSTEM Oct 30, 2014 PENDING LANDLORD RESPONSE: The complaint case is still pending a response from the Landlord or Manager. The landlord has been requested to respond by end of the day. Case pending update from the landlord or manager.
SYSTEM Oct 26, 2014 Delivery Estimate: The complaint notice sent to Ashley Blanks BriceGrove Park Apartments Canal Winchester, Ohio should have arrived or will arrive within 24 hours.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New image uploaded by Tenant.
SYSTEM Oct 23, 2014 New file uploaded by Tenant.
SYSTEM Oct 23, 2014 New file uploaded by Tenant.
SYSTEM Oct 23, 2014 New file uploaded by Tenant.
SYSTEM Oct 23, 2014 New file uploaded by Tenant.
SYSTEM Oct 23, 2014 New file uploaded by Tenant.
SYSTEM Oct 23, 2014 As per tenant request, a duplicate copy of the Complaint Notice mailed to the Landlord has printed and is in route to the Tenant's address. USPS Mailing Center has provided the confirmation ID: 0
SYSTEM Oct 23, 2014 CERTIFIED MAILING: This case is being sent via USPS Certified Mail:
A duplicate Mailing is also being sent via USPS First Class Mail in case the landlord refuses to sign for Certified Mailing. A signature is required for delivery of this certified complaint notice.
SYSTEM Oct 23, 2014 PENDING LANDLORD RESPONSE: The landlord or manager have been provided with the following response deadline: October 29, 2014 This deadline provides a reasonable time frame of 3 days for delivery of written notice and 3 days to respond to case # 23-5045 as outlined in the mailed notice. THIS CASE IS PENDING RESPONSE FROM LANDLORD OR MANAGER.
SYSTEM Oct 23, 2014 LANDLORD / MANAGER MAILING: Complaint Notice is being delivered to:
Ashley Blanks
6617 BriceGrove Boulevard
Canal Winchester, Ohio 43110

USPS Mail center has confirmed acceptance of the complaint notice parcel and provided confirmation ID: 0
SYSTEM Oct 23, 2014 MAIL CONFIRMATION: The complaint notice has been processed and is currently in route for 23-5045.
SYSTEM Oct 23, 2014 COMPLAINT NOTICE PRINTED: The complaint notice has been successfully transferred to the nearest mailing center and is pending mailing confirmation.
SYSTEM Oct 23, 2014 COMPLAINT NOTICE PRINTED: The complaint notice has been successfully transferred to the nearest mailing center and is pending mailing confirmation. For Renter
SYSTEM Oct 23, 2014 Complaint Accepted by RPA and is pending further processing.
SYSTEM Oct 23, 2014 New file uploaded by Tenant.
SYSTEM Oct 23, 2014 The RPA server has sent an initial email complaint notice to Ashley Blanks BriceGrove Park Apartments concerning the Complaint filed by the tenant: BedBugEtc.Irfestation (SaleComplex) TenantMustPayAllTreatment 8DaysNoRelief. The email address was provided by the tenant at the time of filing.
SYSTEM Oct 23, 2014 An email confirmation was sent to the tenant at 10-23-2014 01:00:46. The email included a confirmation of the complaint filing, case number, and pin.
SYSTEM Oct 23, 2014 CONFIRMATION OF COMPLAINT: A complaint about BedBugEtc.Irfestation (SaleComplex) TenantMustPayAllTreatment 8DaysNoRelief has been filed pertaining to 23-5045 or Ashley Blanks located in Canal Winchester, Ohio 43110. Case is pending mailing confirmation.
SYSTEM Oct 23, 2014 Complaint 23-5045 has been filed and is in queue for further processing. Pending further updates and confirmation of mailing.