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:10/02/2024

  Type:Billing 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.

  I am writing to file a formal complaint against Florida Advanced Properties, the management group responsible for the Association for Heron at the Hammocks, regarding their failure to communicate and their improper handling of my ********** a ********************** owner, I have been consistently paying the same monthly amount that I paid in 2023, and payments have been made on time every month. However, Florida Advanced Properties failed to notify me that any amount was past due, nor did they inform me of any changes in the monthly payment amount.The first notice I received was from an attorney, ********** *************, on behalf of the Association. The letter dated September 20, 2024, states the following amounts as due:- September 1, 2024 (6/24 to 9/24): $864.00 - Interest on Monthly Assessment: $12.90 - Association Collection Cost: $25.00 - Legal Fees (Demand Letter and Costs): $568.23 Total Due: **$1,470.13**This letter is the only communication I have received regarding any past due amount, and it provided no prior breakdown or explanation as to why these fees were incurred. I have not been informed of any monthly payment changes or past due notifications, and I find it unacceptable that my account was sent straight to collections without any prior communication from Florida Advanced Properties.Since receiving the collection notice, I have attempted to contact Florida Advanced Properties several times. I have called every day, multiple times, but no one answers the phone at the number provided. I have also sent emails requesting information about my account, but my emails have gone largely unanswered. The only response I have received simply states, "Your account is in collections," with no further explanation or details.Florida Advanced Properties has failed to:1. Provide an explanation as to why my account was sent to collections, despite my consistent payments.2. Respond to my requests for a breakdown of any amount due or past due.

  Business Response

  Date: 11/05/2024

  In regard to Mrs. ********* complaint: It appears the account was caught up and is now in good standing; however, the account was previously with the Attorney and our office is prohibited from discussing the account once it has been placed with the attorney for collection.

  Customer Answer

  Date: 11/15/2024

   Response to Complaint 22368906
  
  
  I am rejecting the companys response to my complaint, as it fails to address the key issues regarding their mishandling of my account while it was past due.
  
  
  The issue began when the company failed to provide notice of any past due amounts on my account. Following this, they denied me access to their payment portal after I submitted a cashiers check for payment in full to the attorney on October 3, 2024. Despite notifying the company multiple times about the payment, they continued to claim they had not received it and refused to restore access to my account.
  
  
  On October 7, 2024, I emailed the company informing them that payment had been made and requested access to the payment portal to view my updated account balance. The company responded on October 8, stating they would remove the collection status once they received the payment from the attorney. However, by October 14, the company still claimed they had not received payment, despite the seven business days that had elapsed since my initial notification.
  
  
  After receiving no meaningful response, I followed up again on October 28, requesting the account ledger. The company replied on October 29, reiterating that they had not received payment and that my account remained in collections.
  
  
  On November 3, I had to escalate the matter by emailing the attorneys office directly and CCing the company in the email. Only then did Florida Advanced Properties respond the next day that payment had already been sent and that my account was clear.
  
  
  The companys repeated delays, lack of communication, and refusal to restore my account accessdespite clear evidence of paymentare unacceptable. Their failure to verify the payment in a timely manner caused unnecessary stress and inconvenience.
  
  
  I do not accept the companys response, as it does not acknowledge their mishandling of the situation or provide an adequate resolution. I am requesting the Better Business Bureau to assist in ensuring this matter is properly addressed.
  
  Sincerely,
  
  ***** Fabregas

• Initial Complaint

  Date:09/01/2023

  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.

  This company does not follow Florida Statutes, the owner is former State Representative and current Miami Dade Commisioner (district 11) *********************************. This company has assisted in the cover up of fraud and missing funds of over $250,000. Multiple complaints have been filed through the **** on this company for not having ************************ Report as required by Florida Statutes and somehow is immune from breaking the law. Mr. ********************************* has strong connections in the **** to allow his company to participate in fraud. Property manager is attempting to obtain a 7 million dollar loan from a bank without completing the **************** Audit required by law and most banks loans backed by federal money. This company has failed to provide Access to Official Records, another violation of the law. They have gone as far as knowingly telling the **** that the records are there. However, in internal emails they have told the ***** of ********* they cannot find the Records. The attached document shows the Regional Manager stating he cannot find the ***** cash receipts but he will tell the **** that all will be made available for inspection. Til this date the ***** cash receipts have not been found. ***** cash receipts were stolen money by fraud.

  Business Response

  Date: 09/11/2023

  Dear BBB:
  
  For those of you that read this, we hope this message finds you well. We received the complaint filed against our company, Florida Advanced Properties (FAP), and would like to address the allegations made and concerns raised by Mr. ************************** a unit owner in one of the condominium associations we manage. We take all feedback, whether good or bad, from the members of the associations we manage seriously, and when substantiated allegations are made it is our obligation and duty to recommend to the ***** of ********* that they take the appropriate action. All allegations whether substantiated or unsubstantiated are reported to the ***** of ********* and to those they instruct us to notify. Any action to be taken is the decision of the ***** of *********. We as the management company do not have the authority to obligate the association to financial expenses or courses of action, we make recommendations to and follow instructions from the associations ***** of *********.
  
  In reviewing Mr. ****** complaint, we would like to clarify the following points:
  
  Mr. ****** claim that FAP does not follow the Florida Statutes is unfounded and untrue. We hold ourselves to the standard of honest, ethical, and loyal service to our associations as is our fiduciary duty obligated to management companies by the Florida Statutes.
  
  FAP is owned and operated by a married couple, ******* & *********************************. ******* served our county in the Florida House of Representatives and is currently serving as *****************er for District 10. ******** duties to his constituents keep him busy and he relies on others for the day-to-day operations of FAP. His position as ***************** only affirms our companys adherence to honest, ethical, and loyal standards.
  
  Mr. ****** claim that FAP assisted in the cover up of fraud and missing funds is wholly unfounded, unsubstantiated, and blatantly false. ************** has in his possession all of the associations financial records provided to FAP from the previous management company and former keeper of records. It has been requested that he, **************, substantiate his claim of fraud and missing funds and to date, to include this complaint, he has yet to provide any documentation for the ***** to review. His complaint and allegations remain vague and unsubstantiated.
  
  The Associations financial records are audited annually. The *** that audited the 2021 Financial Records reviewed the 2018, 2019, and 2020 Audits performed by a different *** and found nothing to support Mr. ****** claims of fraud or missing funds.
  
  Mr. ****** claims of fraud and missing funds are from a period in time prior to FAP managing the community. We have no reason for nor gain any benefit from the cover up of misdeeds to include, but not limited to, theft and/or fraud.
  
  ************** is a serial complaint filer and has filed several complaints against the association, former and current managers, and attorneys. He has even filed complaints against the *** that performed the 2020 Audit for not finding fraud and an Investigator for the Florida Commission on Human Relations for not finding merit to his claim of discrimination.
  
  It is true that the association to which ************** is a member is looking to obtain financing to perform the required repairs for the 40 Year Recertification.
  
  It is true that the 2022 Audit is delayed. The delay is due to the association having difficulty finding a *** that will perform the audit while knowing ************** is likely to file a complaint against their license; however, the association is in the process of engaging a *** that is willing to proceed even with the threat of a complaint. We are hopeful the audit will be completed forthwith.
  
  The claim that FAP has failed to provide access to Official Records is false. All members have the right to access the official records of the association. ************** has in his possession all records provided by the previous keeper of records and has been granted access to all current official records and the ***** cash receipts from 2017 2020 but has yet to inspect the remaining records despite his multiple requests to do so.
  
  The email provided as purported evidence of fraud was provided to ************** by a ***** Member in violation of attorney client privilege pertaining to a DBPR Complaint filed by ************** and is being taken out of context. That ***** Member, that violated their fiduciary duty by providing privileged documentation, also received an email stating the ***** cash receipts were in the possession of another ***** Member and were turned over to management and placed with the remainder of the associations official records. The ***** cash receipts are available for Mr. ****** inspection, he has been made aware of such and has yet to schedule an appointment to inspect such.
  
  We request that this response be added to the original complaint file for transparency and fairness.
  
  Should you require any further information or clarification, please do not hesitate to contact us at ********************** or ******************************************************** We are ready and willing to cooperate with the Better Business Bureau to ensure this matter is resolved.
  
  Thank you for your attention to this matter, and we look forward to a fair and just resolution.
  
  
  Sincerely,
  
  ***************************
  Regional Manager
  Florida Advanced Properties, Inc.
  ************************************************************************
  Phone:     **********************
  Email:      *******************************************************

  Customer Answer

  Date: 09/21/2023

  Can i request an extension to the business's response? I do not agree with their position.

  Thanks

  *******

  Customer Answer

  Date: 09/21/2023

   
  Complaint: 20555603
  
  I am rejecting this response because:

  The business Florida Advanced Properties as usual has responded with a bunch of irrelevant information to cause defamation on the complainant. Information is being gathered for submission to counter each of their claims, will be submitted in the next few days. 

  ****************** makes many contradictory claims in his response. The internal communication contradict the fact that the ***** cash receipts do not exist. He keeps repeating that they are "available for inspection", what he really means is that he is going to hide them in over 15 boxes of records and if I cant find it then it is my own fault. As he also claims "all the records are in my possession", I do not know how he can make such claim if I do not hold any records. This guy is a compulsive liar and lies until he gets his way. His antics are childish and he constantly acts like an attorney or his brother attorney *********************** is giving him legal advice. He claimed client-attorney privilege on something that is public records. 

  However, due to his excessive lies in his response, the documents are being gathered to counter his lies with facts.

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

  Business Response

  Date: 09/27/2023

  To Whom It May ***************************** or the person purporting themselves as ************** had his two sons and three of their friends scan 12 boxes (not 15) of records. The ***** cash receipts were later confirmed to not be part of the records as they were in the possession of the President of the Association. If ************** (who we have never met nor spoken with) is an elderly man that does not speak English - as we have been told by members of the Association. The ***** Cash Receipts are in storage with the remainder of the records from that time period. His claims of fraud and misappropriation of funds stem from a period of time prior to FAP's involvement. He has yet to once provide any evidence of his claims. He is a serial complaint filer and has filed complaints against the Association, three attorneys, one CPA, several property managers, and an Investigator from the Florida ********** of ***** Relations for not finding merit to his claim. Unfortunately, there is no way to keep crazy people from making unfounded and unsubstantiated claims / allegations.

  We ask that the BBB at a minimum verify Mr. ***************************** identity as it is believed that one of his disturbed sons is behind the complaints and allegations.

  When FAP took over management of the Association they were in dire financial condition. After two years they are now financially sound, all past due bills have been paid off and they have money in the bank. We will continue to work diligently for the Association and will not be run off by the rantings of a lunatic.

  Regards,

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

• Initial Complaint

  Date:11/07/2022

  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.

  Over the course of 2.5-3 years the property management company and association have ignored the fact that the concrete slab between units has cracks in it. As well as ignoring the fact that all of the damage dry wall need to be replaced by them. This company ignores all calls and emails, has horrible customer service, does not care about the residents or have any sense of pride in the work that they are hired to do.

  Business Response

  Date: 12/08/2022

  To Whom It May ******************** we understand ************************ plight, her complaint is unfounded and without merit. ******************** was informed at the time of the occurrence that this was a Unit to Unit Matter and that she would have to settle the matter with the Unit Owner above that caused the damage. The Unit Owner that caused the damage is responsible for all repairs to include the cracks in the substrate. The Property Manager and staff from Florida Advanced Properties assisted ******************** with Notices and ****** Letters to the responsible party. Additionally, ******************** was encouraged to hire an attorney and ******************* party. It was the Manager's understanding once the Insurance Companies and Attorneys were involved that the matter would be rectified.

  It was not until ******************** made the complaint against our company that we learned nothing had been done. We now understand that ******************** did not follow through with the insurance claim and/or suit against the responsible party, which in no way obligates the management company or the association to perform repairs.

  In regard to the cracks in the substrate, the engineer concluded: the building was not considered to be unsafe and the repairs that need to be performed can be done with the building's current occupancy. The repairs were to be conducted by a contractor hired by either party was the last agreed upon solution known to management.

  Upon learning the repairs were not completed less than a month ago the association authorized management to request proposals to fill the substrate cracks with epoxy as recommended by the engineer. Once the cracks are filled the association will bear no further obligation to repair, as that falls to the responsible party which is the Unit Owner of Unit 204 in the same building. We recommend ******************** follow through with legal action against the appropriate party if she wants the repairs to be completed without having to pay for them herself. The Association nor ****************** bear any obligation to repair or pay for such repairs to her unit.

  Attached are communications with Ms. ************** and a copy of the structural report provided to her and the responsible party.