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:01/21/2025

  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.

  Baran Property Management failed to take out a Condo Property insurance on our buildings for 2024 thus not being covered if there was a fire. Double charged us for trash services. Over charged us for landscaping and management services.

  

  Business Response

  Date: 01/21/2025

  We genuinely appreciate all reviews as they present valuable opportunities for us to reflect on our processes and strive for continuous improvement. However, I feel it is necessary to address some inaccuracies in the points you raised.

  From the very beginning of our partnership, we have prioritized transparency and adhered strictly to the commitments laid out in our agreement.When we identified an issue with the insurance providerspecifically, that only one of our buildings had been included, we acted quickly and decisively to investigate and resolve the situation. Our goal has always been to ensure that all aspects of our agreement are fulfilled accurately and to the Associations satisfaction.
  Regrettably, the termination of the contract was a direct result of actions taken on your part. Your decision to enter my office and make serious, unfounded accusations, coupled with disruptive behavior, created an environment that was no longer conducive to productive collaboration.

  Additionally, your attempts to interfere with our ongoing work further complicated our ability to fulfill our obligations effectively. After careful consideration, it became clear that continuing our partnership would not serve the best interests of either party.
  We remain steadfast in our commitment to providing outstanding service while fostering a respectful working environment for everyone *********** is unfortunate that our interactions have led to this situation, but I want to emphasize that we uphold the professionalism and integrity demonstrated by our team throughout this process.
  

  If you would like to discuss this matter further or seek clarification on any specific details, I am open to a direct conversation.

  However, I must express that we are not willing to engage in what we perceive as online harassment, as it detracts from meaningful dialogue and resolution.

  
  

  Customer Answer

  Date: 01/22/2025

   
  Complaint: 22828676
  
  I am rejecting this response because: we are owed that money.
  
  Sincerely,
  
  ***** *******

  

  Business Response

  Date: 01/22/2025

  I stand by my first response.  

  Thank you,

  Baran Property Management

  Customer Answer

  Date: 01/22/2025

   
  Complaint: 22828676
  
  I am rejecting this response because: we overpaid for services and did not have Property Insurance. Paid twice for trash removal and was not fully refunded. 
  
  Sincerely,
  
  ***** *******

  

  Business Response

  Date: 01/24/2025

  The issues with billing goes back to the Developer before we even took over. She needs to provide dates and invoices for us to provide an adequate answer to her billing questions, for now we can only answer with the below points until she provides examples.

  Her husband is on the ********* so many issues have already been explained and addressed with him.

  Trash : the Developer entered the community into a 5 yr contract with ** ******, we were not aware until after the fact. Refund checks were already given dated to December, currently we are paying the additional trash services for them. There are no further refunds being issued at this time.

  Flood insurance : the Developer was needing flood insurance on one building so they could get out of here, however they did not take flood insurance on the 2nd building. At first the insurance agent was looking into the issues, but then they were terminated. We followed up with the office and found that ***** had also contacted them directly, that office has stopped talking to us due to her behavior. 

  Management services : the *** pays us $412/month, and has usually been under $500/month with admin fees etc. The Developer originally did not pay, so if ***** is noticing additional charges this may have been catch up payments from what the Developer didn't pay.

  Again, if she can provide invoices and dates for her billing questions we will be able to address them. We are not sure how to respond to her additional billing questions without specific details, at this time we do not show there is any refunds due.

  Customer Answer

  Date: 01/31/2025

   
  Complaint: 22828676
  
  I am rejecting this response because:

   

  Please see attached.
  
  Sincerely,
  
  ***** *******

  

  Business Response

  Date: 02/04/2025

  We do not manage their *** any longer as of January 1, 2025. Their attachment is their Proposed Budget for 2025, the ********* is who approves this not us. Her husband is on the ********* and would have been involved in the budget approvals.

  It is up to their ********* if they choose to keep within budget, there is nothing we can do about their decisions. We would like to reiterate that there are no specifics given about billing issues, this was previously requested in our last response. Her current attachment is not addressing our questions as 2025 has not even been paid yet. If her questions are about the Proposed Budget for 2025, she needs to go to the ********* about this.

• Initial Complaint

  Date:04/26/2023

  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.

  For more than a year I have been reporting problems with the pool at Oak Bridge Run to Baran Property Management. Signs state that the pool is for OBR residents and guests. Neighborhood kids climb the pool fence and have broken a window, a concrete table top, and the pool rope. They leave clothing and trash in and around the pool. The kids jam the lock so they will have access to the pool. As a result, the lock does not always function.The Hillsborough County *********** will soon do the annual pool inspection. Kids broke the pool rope and the gate is often unlockedboth reasons for a failing grade. Last summer our pool was closed for 6 weeks and the gate was locked. The residents did not have access but neighborhood kids climbed the fence and entered the pool. An owner suggested Baran hire a part-time worker to monitor the pool but no one ever responded to that suggestion. Since the residents are paying for the use and maintenance of the pool, we need a plan to allow residents to have access to the pool while keeping neighborhood kids from climbing the fence and entering private property.

  

  Business Response

  Date: 04/26/2023

  ********, 

  As you know, being you're the person who hired BPM.  Baran Property Management came into a situation that was a mess and was expected to turn it around overnight.  This is 20+ years of mismanagement by the boards and the other management companies.  We have gone above and beyond for your community.  Anytime something is damaged, destroyed or purposely broken, we have immediately responded and addressed the issue.  You are correct about the parttime security ******** **** person or maintenance guy, however this was suggested by BPM not an owner.  The only way to get this under control is having someone at the gate monitoring it. Unfortunately, Oak Bridge does not have extra money due to all the plumbing issues and other maintenance issues on your property. 

  The only solution is increasing the dues again or doing a special assessment.   

  As you know we have terminated out contract due to this very reason.  Hopefully, whatever avenue the Board chooses to move forward with, I wish you all the best!

  Baran Property Management

  Customer Answer

  Date: 04/26/2023

   
  Complaint: 19979228
  
  I am rejecting this response because: Since Baran Property Management is still here, I am asking ***** to devise a plan. As you know, OBR will not pass the *********** inspection since the pool has no rope and the gate is not consistently locked. 

  I have asked you to send memos out to the owners/renters and inform them of the pool issue. I recommended notices posted on renters doors so they know the seriousness of this situation. I have spoken with several renters and told them that when they see kids climb the fence and destroy the pool equipment, they have a right to speak up. 
  Since I swim almost daily for health reasons, I have been in the pool and have confronted many kids who are climbing the fence & destroying the equipment. I am asking you to write a warning letter that the pool could be closed. 

  Thank you for your attention.

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

  

  Business Response

  Date: 05/08/2023

  We have sent countless messages regarding the pool and the abuse of the common areas. 

  We unfortunately are not onsite 24/7 to monitor the activities. 

  We have suggested Security but without an assessment - the budget does not support the extra expense. 

  We will send a reminder message out again and hopefully in the future you can have someone on site to monitor the pool area. 

  Thank you,

  Baran Property Management

   

   

  Customer Answer

  Date: 05/10/2023

   
  Complaint: 19979228
  
  I am rejecting this response because: since most of the units are owned by investors who do not live in their units, notices have to be posted so the renters can have the rules. As you know, when you send out emails to the investors, they do not forward them to their renters.

  Recently 2 other owners & I fixed the pool rope so that when the *********** does the inspection, they cannot fail ** because there was no rope attached. 
  I am asking you to post notices so that residents know that we could possibly FAIL the inspection if the gate remains open & kids keep breaking the pool rope.

  I hope you can persuade the Board to help you gain control of OBR.

  Thank you.

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