Landlord Complaint Record: #23-0918

Real Property Management    |    Michelle Boyce    |    Fort Smith    ,    Arkansas 72901    Landlord Complaint 23-0918


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CASE CLOSED FORCE REQUIRED Mar 26, 2013


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



Case Number : 23-0918 Filing Date : Jan 12, 2013
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 Renter Jan 13, 2013
1/13/2013 My original sores from bedbug bites found on 1/8/2013
upload Kept Private Renter Jan 13, 2013
1/13/2013 Another one of my original sores from bedbug bites found on 1/8/2013
upload Kept Private Renter Jan 13, 2013
1/13/2013 Another one of my original sores from bedbug bites found on 1/8/2013
upload Kept Private Renter Jan 13, 2013
1/13/2013 Another one of my original sores from bedbug bites found on 1/8/2013
upload Kept Private Renter Jan 13, 2013
1/13/2013 One of my original sores from bedbug bites found on 1/8/2013
upload Kept Private Renter Jan 13, 2013
1/13/2013 I found this bedbug alive on my futon mattress in my apartment. I submerged it in rubbing alcohol twice before it died.
upload Kept Private Renter Jan 13, 2013
1/11/2013 I found this mature bedbug alive on my wallet in my apartment.
upload Kept Private Renter Jan 13, 2013
1/11/2013 I found this mature bedbug alive on my wallet in my apartment. Adult bed bugs are brown to reddish-brown, oval-shaped, flattened, and about 3/16 to 1/5 inch long. Their flat shape enables them to readily hide in cracks and crevices. The body becomes more elongate, swollen, and dark red after a blood meal. Bed bugs have a beaklike piercing-sucking mouthpart system. The adults have small, stubby, nonfunctional wing pads. Newly hatched nymphs are nearly colorless, becoming brownish as they mature. Nymphs have the general appearance of adults. Eggs are white and about 1/32 inch long(http://ohioline.osu.edu/hyg-fact/2000/2105.html). Female bed bugs lay from one to twelve eggs per day, and the eggs are deposited on rough surfaces or in crack and crevices. The eggs are coated with a sticky substance so they adhere to the substrate. Eggs hatch in 6 to 17 days, and nymphs can immediately begin to feed. They require a blood meal in order to molt. Bed bugs reach maturity after five molts. Developmental time (egg to adult) is affected by temperature and takes about 21 days at 86� F to 120 days at 65� F. The nymphal period is greatly prolonged when food is scarce. Nymphs and adults can live for several months without food. The adult's lifespan may encompass 12-18 months. Three or more generations can occur each year
upload Kept Private Renter Jan 13, 2013
1/11/2013 I found this mature bedbug alive on my wallet in my apartment. Adult bed bugs are brown to reddish-brown, oval-shaped, flattened, and about 3/16 to 1/5 inch long. Their flat shape enables them to readily hide in cracks and crevices. The body becomes more elongate, swollen, and dark red after a blood meal. Bed bugs have a beaklike piercing-sucking mouthpart system. The adults have small, stubby, nonfunctional wing pads. Newly hatched nymphs are nearly colorless, becoming brownish as they mature. Nymphs have the general appearance of adults. Eggs are white and about 1/32 inch long(http://ohioline.osu.edu/hyg-fact/2000/2105.html). Female bed bugs lay from one to twelve eggs per day, and the eggs are deposited on rough surfaces or in crack and crevices. The eggs are coated with a sticky substance so they adhere to the substrate. Eggs hatch in 6 to 17 days, and nymphs can immediately begin to feed. They require a blood meal in order to molt. Bed bugs reach maturity after five molts. Developmental time (egg to adult) is affected by temperature and takes about 21 days at 86� F to 120 days at 65� F. The nymphal period is greatly prolonged when food is scarce. Nymphs and adults can live for several months without food. The adult's lifespan may encompass 12-18 months. Three or more generations can occur each year
upload Kept Private Renter Jan 13, 2013
1/11/2013 I found this mature bedbug alive on my wallet in my apartment. Adult bed bugs are brown to reddish-brown, oval-shaped, flattened, and about 3/16 to 1/5 inch long. Their flat shape enables them to readily hide in cracks and crevices. The body becomes more elongate, swollen, and dark red after a blood meal. Bed bugs have a beaklike piercing-sucking mouthpart system. The adults have small, stubby, nonfunctional wing pads. Newly hatched nymphs are nearly colorless, becoming brownish as they mature. Nymphs have the general appearance of adults. Eggs are white and about 1/32 inch long(http://ohioline.osu.edu/hyg-fact/2000/2105.html). Female bed bugs lay from one to twelve eggs per day, and the eggs are deposited on rough surfaces or in crack and crevices. The eggs are coated with a sticky substance so they adhere to the substrate. Eggs hatch in 6 to 17 days, and nymphs can immediately begin to feed. They require a blood meal in order to molt. Bed bugs reach maturity after five molts. Developmental time (egg to adult) is affected by temperature and takes about 21 days at 86� F to 120 days at 65� F. The nymphal period is greatly prolonged when food is scarce. Nymphs and adults can live for several months without food. The adult's lifespan may encompass 12-18 months. Three or more generations can occur each year

LANDLORD / MGR : Michelle Boyce RENTER : Kept Private
Property Name : Real Property Management      
Address : 5311 South 28th Street Suite B Address : Kept Private
City, State - Zip : Fort Smith, Arkansas - 72901. City, State - Zip : Fort Smith, Arkansas - 72901.
Phone : Kept Private Phone : Kept Private

COMPLAINT : Uninhabitable Premises due to Bed Bugs
Fair Resolution according to renter :
  1. 1. Professional Bed Bug removal at Landlord's expense, 2. Reimbursement for RPA Fees

RENTAL DETAILS
Address               :   924 RALEIGH ST # 15
City, State - Zip   :   FORT SMITH, AR - 72901.

COMPLAINT DETAILS (from renter)

1/8/2013 I noticed sores or rashes all over my body. 1/9/2013 There were more sores and I proceeded to see my doctor. Dr. Von Phomakay prescribed Prednisone 10MG tablets. 1/10/2013 new sores continued and I proceeded to see if the prescribed treatment would work. 1/11/2013 I found a bed bug in my apartment. I called my manager Michelle Boyce about the "bed bugs" in my apartment. She said that apartment #10 on her side had the same problem. She also said she would leave instructions on how to deal with them on my door. (As of 1/12/2013 no instructions have been provided) At work, a coworker mentioned that my bites looked like "bed bugs" and he and a website confirms that the "bed bug" was one when I showed the specimen to him (http://www.rentalprotectionagency.com/tenant-rights/rid-bed-bugs-apartment). 1/12/2013 I found more sores or bites on my body when I was awakened around 6AM from irritations on my skin. I found out from the website (shown above and below) as well as my lease that it would be a breach of my lease. "Tenant will not be liable for rent if the Landlord's failure to comply makes the Premises uninhabitable" (25A). "The best advice came from my law professor who told me how landlords are responsible to provide a habitable apartment. Landlords renting out an apartment that is infested by bed bugs can be in breach of the implied habitability warranty which requires landlords to provide a safe livable unit. Bed bugs are classified as parasites, so unlike other infestations; bed bugs are even more a breach of implied warranty of habitability than other bugs." (http://www.rentalprotectionagency.com/tenant-rights/rid-bed-bugs-apartment) I am calling Dr. Von Phomakay after this is filed. I am starting college Monday 1/14/2013 and I desperately need these bugs gone! My livelihood is at stake!

LANDLORD / TENANT RESPONSES (0)
From Date IP Address Response

INVESTIGATING AGENT - REMARKS (20)
Agent Date Response
SYSTEM Mar 26, 2013 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 Jan 23, 2013 LANDLORD RESPONSE PAST DUE: The Landlord has failed to respond to the complaint by: January 22, 2013 .The Landlord will be provided a grace period of 3 additional days to respond. CASE IS PENDING LANDLORD RESPONSE.
SYSTEM Jan 23, 2013 PAST DUE RESPONSE: The Landlord or Manger has FAILED to respond by the deadline set within the complaint notice.
SYSTEM Jan 15, 2013 PENDING LANDLORD RESPONSE: The landlord or manager have been provided with the following response deadline: January 21, 2013 This deadline provides a reasonable time frame of 3 days for delivery of written notice and 3 days to respond to case # 23-0918 as outlined in the mailed notice. THIS CASE IS PENDING RESPONSE FROM LANDLORD OR MANAGER.
SYSTEM Jan 15, 2013 MAIL CONFIRMATION: The complaint notice has been processed and is currently in route for 23-0918.
SYSTEM Jan 15, 2013 COMPLAINT NOTICE PRINTED: The complaint notice has been successfully transferred to the nearest mailing center and is pending mailing confirmation. For Landlord
SYSTEM Jan 15, 2013 AUTOMATIC EMAIL TO LANDLORD: The system has automatically emailed the landlord a digital complaint notice. Initial Email to Landlord has been sent.
SYSTEM Jan 15, 2013 EMAIL TO TENANT: The system has sent an email to the tenant. The email included a copy of the complaint as filed by the tenant.
SYSTEM Jan 15, 2013 Complaint Accepted by RPA and is pending further processing.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 13, 2013 New image uploaded by Tenant.
SYSTEM Jan 12, 2013 Complaint 23-0918 has been filed and is in queue for further processing. Pending further updates and confirmation of mailing.