Complaints

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:07/30/2025

  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.

  *** (hired as rental property manager) failed to properly handle my rental property "turn." After tenants moved out MOD failed to have the property inspected and subsequently cleaned and were showing the dirty property to potential renters. When this was, predictably, unsuccessful they repeatedly requested that I lower the rent.Additionally, MOD failed to properly handle the tenant's security deposit. They took almost 4 months to finish reconciling the security deposit. The tenants left the house very dirty, yet I ended up paying for the cleaning, as well as restoring plumbing modifications done by the tenant. Overall my experience with MOD was overwhelmingly negative. They were slow to respond to emails, phone calls and voice mails. They failed to take responsibility for their failings and those of their contractors. I believe that they owe me close to $1000 for various expenses that they failed to withhold from the tenant's security deposit. And to add insult to injury, MOD continued to charge me management fees for 2 months after I ended, in writing, my business relationship with them.Furthermore, they failed at the one thing I wanted them to do for me; select good, responsible tenants.

  Business Response

  Date: 08/07/2025

  MOD Properties is offering the following response to the consumer complaint delivered to us via BBB on 7/30.

  Item #1-failed to inspect the property

  Tenants were scheduled to vacate on 3/31/25 by noon.  Tenants had not confirmed this and were text follow up at 9:27 on 3/31.  MOD confirmed that tenants had not vacated on time via inspection and continued outreach to tenant.  MOD Properties re-inspected on 4/2 after tenants had finished vacating late.  Tenants were charged the penalty rent for failing to move on time resulting in the equivalent of two additional days of rental income to the owner or $213.34.  The inspection conducted on 4/2 contains over 300 photos, 116 pages and thorough notes.

  Item #2-property cleaning and price reductions

  Cleaning of the property was ordered for immediate completion upon the tenant move out.  As the tenants vacated late this had to be re-scheduled which was outside the control of MOD Properties.  Feedback is collected on all showings and no poor feedback about the cleaning was received.  In addition, when showing occupied properties or recently vacated properties not yet ready for move in MOD specifically points out to prospects that a 200+ checkpoint inspection and professional cleaning are completed on all properties before move in.  Of 9 showings after the tenant move out only 1 commented on cleanliness.  At the time the owner terminated services 14 showings had taken place going back to 2/17.  The property was on the market 7 full weeks before being vacant and rent reductions are appropriate when we aren't receiving enough inquiries or when inquiries aren't taking the next step to apply for and lease a property.

  Item #3-failure to properly handle the tenants deposit

  The tenants did not have a deposit.  They had a deposit alternative which was approved by the property owner.  The deposit alternative and lease require a submission of a claim within 60 days.  That deadline was met and when a portion of the claim was rejected MOD appealed and won the appeal.  The appeal process did take longer than the 60 days and was outside the control of MOD Properties.  The appeal resulted in an additional payment to the owner of $563.21.

  Item #4-owner payment for cleaning

  Charges for cleaning were shown on the owner account.  All charges related to the property are always shown to the owner in order to ensure transparency.  The owner paid $500 for cleaning and was reimbursed $500 for cleaning via MOD Properties submission to the deposit alternative for these damages.

  Item #5-request for $800-1000

  The owner has continually requested that MOD pay for work at the property but that is not part of our agreement.  ************** fee doesn't include the cost of maintenance at the properties.  MOD requests an itemization for amounts the owner is requesting.  

  Item #6-charging management fees

  MOD charges management fees according to our agreement.  Fees are owed after the termination date if MOD continues to perform services and collect additional revenue for the owner.

  Item #7-selecting good tenants

  MOD provides and offers to review our approval criteria before any new advertisements are placed.  These criteria are as strict as possible while still complying with local laws and are reviewed annually by our attorney to ensure they protect the landlord to the fullest extent.  Per fair housing guidelines criteria must be provided to the prospective tenants and if the criteria are met the tenant must be approved.  This process was followed for these tenants.  Rent was paid in full by the tenants along with other fees.  

• Initial Complaint

  Date:07/15/2024

  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.

  This instance consists of a lease for three ********** of ****** students at ******************************************************************************************************. MOD Properties is issuing lease agreements to students that are vague and seem to violate tenant rights, specifically in violation of C.R.S. ********* by intentionally issuing a 13-month lease and inserting an ambiguous and confusing NOTICE TO VACATE AND HOLD OVER clause in the lease with the intent of causing tenants to violate the requirement. Background:- The lease application was submitted on May 30, 2023, and signed on May 31, 2023.- The lease start date was June 3, 2023, and the expiration date for the fixed-term tenancy agreed upon, was June 30, 2024, as stated in the lease's TERM AND DESCRIPTION section.The students vacated the ****** Property on June 30, 2024, and committed to other rental accommodations. The unit was left clean and empty, and all keys were returned the next business day.-MOD supplied a lease and a list of requirements. The third paragraph of the lease, TERM AND DESCRIPTION, describes the location and the lease's beginning and end dates. This prominent section displays the address, the Lease Start Date, 06/03/2023, and the Expiration Date of 06/30/2024. It expressly states, Possession on the lease start date may be as late as 5 pm. Except for any month-to-month periods, any renewals or extensions of the Lease or term for an additional specified term or renewal must be in writing and signed by both Resident and Landlord. The paragraph ends with included utilities and then proceeds to section 1.4, RENT AND FEES. There was no renewal or extension agreed to or signed by the residents. Multiple offers for renewal sent via email were ignored.

  Business Response

  Date: 07/16/2024

  Tenants were offered a renewal proposal several months before the expiration of the lease.  This renewal was followed up on at least 5 times with reminders that if residents intended to vacate they would need to submit a formal notice to vacate.  No response was ever provided to our office advising of the intentions after the lease date.  If neither party responds then the lease does convert to a holdover or month to month tenancy.  The lease gives specific importance and instruction to this very important item.  MOD is unable to modify leases as we are not the property owner.

  The owner is offering to attempt to re-rent the property and only charge actual damages in lieu of higher penalties specified in the lease.  This has already been conveyed.

  The lease sections referenced are not the only sections that address items of possession, holdover, proper notice.

  If tenants make requests under the guise of customer service that if acted on would result in our failure to enforce the lease then we would be in breach of our agreement with the property owner.  We aren't able to accommodate such requests without the owners permission.

   

   

  Customer Answer

  Date: 07/16/2024

   
  Complaint: 21990494
  
  I am rejecting this response because:   1.  MOD advertises both, "Custom lease, written by Colorado's #1 Landlord Firm, reviewed and updated annually" and "Lease language allowing for 5 day evictions (instead of standard 10 day evictions per recent Colorado law changes)" as evidence that they are proud of their ability to manufacture leases that violate and penalize tenants in favor of property owners.    The agreement presented is in violoation of multiple Colorado statute including the areas highlighted in the attached document.   Renewal terms are not clear and conspicuous, we were not provided written acknowledgement of the renewal terms and offer, and no notice to quit shall be necessary from or to a tenant whose term is, by agreement, to end at a time certain.   

  Our lease ended on June 30th.    The attempt to shift responsibility for the upkeep and condition of the unit as well as the pricing of the future rental to us, the fixed term tenants, is a violation of State Statute, common decency, and should not be allowed.

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

• Initial Complaint

  Date:03/01/2023

  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.

  My partner and I have been tenants with Mod Properties for over 18 months. During this time, they have violated our lease agreement in several ways. They first neglected maintenance requests (particularly for sprinkler operation, leaving us out of compliance with city regulations) then attempted to fine us for neglect of the lawn. They then attempted to add charges to our lease for trash and recycling while the lease clearly states that they agree to cover all trash and recycling charges. Finally, they most recently provided maintenance and stated at the time that there would be no charge as it was wear and tear but then came back 24 business hours later and attempted to charge us. Additionally, when we signed the lease they failed to disclose that the property owner lived next door. This was misleading and had we known, we would not have proceeded with the lease agreement. When we contact them for communication regarding charges, they either respond in a threatening manner or do not respond at all. We fear retaliation up to and including eviction.

  Business Response

  Date: 03/03/2023

  Tenants account has been adjusted with charges for recent maintenance removed.  Tenant provided additional information after the charges were invoiced and this led to ** making an adjustment to the account after speaking with the maintenance technician that provided the service.

  We are contractually not allowed to disclosure the address of our clients.  We never represented that this was part of our service.  Tenants are encouraged to review the completed Brokerage Disclosure which tenants signed as part of their lease.  This details our obligations to the property owner and tenant.

  Tenants have done the absolute bare minimum with regard to lawn maintenance.  6 separate services were made to the sprinkler system over last summer.  We aren't able to provide this level of service without also requiring lease compliance by the tenant.

  The lease clearly allows for us to change the rent if costs on inclusions increase.  ****** is charging for trash for the first time ever starting in 2023 and we are excercising this provision of the lease to charge this to the tenant.