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:05/02/2025

  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.

  Landmark was doing a terrible job managing our property. The ********* has voted to move forward with another company and Landmark Management is making this as difficult as they can!

  Business Response

  Date: 05/13/2025

  We are not making it difficult, we have just informed them that they are under contract through the end of July.  As they have been nothing but trouble, we are happy to let them go early, but, they will have to pay us out for June and July.  There management fee is $1,908.97 per month.  This for two months comes to $3,817.94.  If they would like to do this, all they need to do is authorize us to ACH this amount and we will transition the property immediately. 

  Customer Answer

  Date: 05/29/2025

   
  Complaint: 23277585
  
  I am rejecting this response because: for 10 years we never had to authorize their payments! Also the manager they had over our property was fired last month by Landmark! How great of a job was he doing if they fired him for incompetence!
  
  Sincerely,
  
  ***** *******

   

  Business Response

  Date: 06/06/2025

  His rejection comments are completely fabricated.  They have always had to approve invoices and payments.  We have never paid anything not approved by the board.  If he is referring to the management payment, that was authorized with the signing of the contract. As for the manager, I do not know where he is getting his facts, but, they are completely wrong.  The manager was not fired for incompetence, in fact he was not fired at all.  The Manager resigned due to the stress of the job and health issues.  All of his other communities are extremely upset that he had to resign.  People who live in glass houses shouldn't be throwing stones.  

• Initial Complaint

  Date:04/03/2025

  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.

  Landmark and monarch global security work hand to hand to lie and deceit homeowners . We purchased a house and the constant nightmare with the crazy neighbor who was arrested for selling stolen paint from the house lots of traffic specially in the middle of the night . The head of security after finding out the lead of security was pick up residents and going around town with them with the company vehicle during company time decided to keep that security knowing he was lying . We were told the squatters next doors that are not homeowners were going to be evacuated that never happened we were told that we dont call security to call the police but we still have to pay association fee even though association does nothing in our community. The next door neighbor had two homestead on the house and the owner doesnt live there association knows everything and do nothing. This people keep covering each others back and collecting money and Doing nothing.

  Business Response

  Date: 04/17/2025

  In response to the complaint from **** *******:

  The complaint about the crazy neighbor and the paint, The association worked with ******** Pines ****** on this issue and an extensive number of hours was invested in an investigation by the PD and found little to no proof of the allegations made regarding illegal activity.
  

  For the squatters, since she didn't give an address, I have no way of researching this and do not know about any squatters.

  For the owner with  the homestead, we have nothing to do with who does or doesn't claim homestead.  This is a county or state issue, not an association issue.  She can file a complaint with the county if she wishes, but we have no recourse or way of enforcing homestead laws.

• Initial Complaint

  Date:09/13/2024

  Type:Sales and Advertising 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.

  9/3/2024 Landmark Property Management of *************** in **************, **. I'm an Condo owner and fulltime resident of this community for 55+ Senior citizens. I had an slip and fall accident which resulted in some injuries and filed an accident report regarding the unsafe cross walk with them as they refuse to properly fix for over 10 years. The Supervisor who has been in charged has been working there for over 40 years and has not done anything to resolve this problem. This is not an safe area for those who do not drive anymore and use this as a means to get exercise or to get to other buildings in the community. There are no signs or marked crossing for pedestrians and Handicap individuals from th e front of our Condominiums to the parking that needs to be resolved but unfortunately our Board Directors and Association officials are not being cooperative. I would appreciate your assistance as to how to handle this matter.Respectfully, *. *******

  Business Response

  Date: 09/23/2024

  This is an area that when it rains gets wet.  It does not belong to the Association or the management company.  It is part of CVP (Century Village), not the Sub Association.  The complaint was filed and numerous people did meet with her.  There were no hospital reports or doctors reports of any injuries.  The area was reported to CVP and they are looking into it, but, it is just an area that takes a little more time to drain when it rains. 

  Please note, that even though your letter was dated and filed on the 13th, we only received it on the 23rd.

  Customer Answer

  Date: 09/23/2024

  Thank you for your reply. I did report to my doctor that week. He requested a X-ray of my Left knee bc of the pain and injuries due to the wet surface. 

  I would like to forward this statement to CVP if you could provide me with the appropriate processing to have this problem solved. 

  Sincerely, 

  Adelaida Naranjo 

  Customer Answer

  Date: 09/26/2024

   
  
  Date Sent: 9/23/2024 7:15:51 PM
  Thank you for your reply. I did report to my doctor that week. He requested a X-ray of my Left knee bc of the pain and injuries due to the wet surface. 
  
  I would like to forward this statement to CVP if you could provide me with the appropriate processing to have this problem solved. 
  
  Sincerely, 
  
  Adelaida Naranjo 

  Business Response

  Date: 10/04/2024

  Again, this was dated for the 26th of September and it was just received today, which gives us no time to do the research and answer.  Since we do not manage CVP, I will have to try to find out who she should reach out to.  I will try and get that information for her as soon as possible. and will respond again.

  Business Response

  Date: 10/10/2024

  The additional information that was requested was the contact for CVP.  

  The main number is 954-435-6001

  The e-mail contacts are: Carlos Perez,  [email protected]   or   Dan Cruz,  [email protected]

• Initial Complaint

  Date:08/19/2024

  Type:Service or Repair Issues
  Status:

  ResolvedMore 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.

  Back on may this year I have an issue with my bank institution, that make an error on the monthly payment. It was short at that time. I fixed when I got noticed. Any ways I was imposed a late payment for $25. I sent a request to Landmark Management - ************************* to waive the late fee because my good standing on the payment history.Received an answer from him, stating I have to wait until board of directors meet on August. June and July payments were made on time, as can see on the statement (see picture attached).I have three emails sent to ************************* and *************************** in regards to those extra late fees imposed on my account. My emails has been ignored up to today. I am not ignoring any balances and I believe under the US constitution we have the right to ask for a waiver. Landmark Management is charging me abusively those fees just because they do not have a valid reason to do this. I am asking here to review this account, now they are showing on my account that I owe $100. When I was asking to be waived for $25. I will bring this up to the City HOA for review and determination, if needed. Also make this public on the media, because there is no way that HOA got their pockets made out of charging fees and fees just because.I am asking here to the management to govern themselves accordingly.

  Business Response

  Date: 08/28/2024

  Unfortunately, this is not something that we have the authority to take care of.  The Homeowner paid the wrong amount on their Assessments and a late fee was assessed.  This accumulated properly each month per Florida Statute until the Board met in August.  At that time the board denied his request to waive the late fees.  What also is of concern is that on the complaint he states that the bank made an error, however, his appeal letter stated that the reason was "was outside of the Country",   We as the management company cannot waive late fees, only the Board has that Authority.  We have brought this back to the Board for re-consideration and they said that they will address it again if the homeowner sends in another appeal.  

  I have tried to attached his appeal letter, but, it will not let me.  It is attaching my entire desk top.

  Customer Answer

  Date: 08/28/2024

   
  Better Business Bureau:
  
  I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me.

  They finally accepted to remove three late fees imposed, after the one I was asking to be waived. Smart resolution. Not charging abusively fees and fees for no reason.

  They sent me a fixed invoice and have paid already the fee for May $25. Not $100 as they wanted me to pay.
  

  Thanks BBB for your mediation in this matter.
  
  Sincerely,
  
  *********************

• Initial Complaint

  Date:10/19/2023

  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.

  Landmark is the property manager for the ******************************** in which we own a property. They collect the monthly association fees, plus any special assessments. Currently there are 2 special assessments on our property. 1) insurance assessment of $306.83 for 6 months which we paid in full ($1840.98 ck#**** on 6/7/23) and 2) roofing of $72/month for 86 months. I have paid the $72 in advance through the end of 2023 which Landmark has credited my account on 7/19/23. On 9/15/23, I was charged a $25 delinquent fee in regard to the $72 special assessment and now on 10/15/23, I am being charged a $5 late for the $72 special assessment. I have emailed Landmark and our HOA President on 4/19/23, 6/1/23 and 10/3/23 for the repeated late and delinquent fees being applied to my account despite all of the assessments being paid in full in advance and the response I receive is Please accept our apologies for this ongoing issue. it was believed this had been resolved but we will request that the Head of Accounts looks at this again and resolve permanently. This was the response I got on 10/4/23 and yet this has occurred again. Furthermore, the 9/15/23 delinquent fee is still on my account. I would like to have the $30 credited back to my account for their horrible accounting practices and to have an understanding that their frequent errors will no longer occur. Basically, the monies that I have paid in advance for this assessment, is being misappropriated on my account. The attachments to this complaint have already been sent to Landmark as proof of their error and mishandling of my account.

  Business Response

  Date: 11/27/2023

  Unfortunately I have been out ill for a couple of weeks and did not see this complaint.  

  We identified the issue and everything has been corrected. All fees were credited back to the unit owners ledger.  I have been told that the unit owner was also notified.

• Initial Complaint

  Date:09/09/2022

  Type:Customer Service Issues
  Status:

  UnansweredMore 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.

  Requested to install brand new hurricane windows to my property, submitted all required documentation, "Architectural ************** ************** payment, hurricane windows and doors and color of hurricane windows via emailed pictures from the hurricane company. The ******************************* property management company LANDMARK MANAGEMENT SERVICES, **** received all information. I was originally approved with email documentation from the BAYBERRY HOMEOWNERS ASSOCIATION BOARD via the property management company LANDMARK MANAGEMENT SERVICES; then after installation of the *************************, I received a "VIOLATION LETTER" stating the windows were not approved. Attached is #************************************************************************************; this homeowner had windows very similar to mine installed but received no violation, especially with the second story balcony enclosed window. I am requesting for why #************************************************************************************ BAYBERRY *************************** townhouse was approved to install windows and my property was denied.Attached are (4) #********************************* townhouse pictures; from ****** maps 2011 until today, September 9, 2022. I am requesting per the ******** ********************** CCR's the "ARCHITECTURAL REQUEST FORM" that #************************************************************************************; submitted date, received date and approved date by the LANDMARK MANAGEMENT SERVICES, *** and ******** HOMEOWNERS ASSOCIATION BOARD.Thank you.

• Initial Complaint

  Date:09/01/2022

  Type:Service or Repair Issues
  Status:

  ResolvedMore 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.

  **** VIOLATION- #****************************************************************************** ************************ WRITING for the reason why no VIOLATION letters, FINES or a COURT CASE has not been issued by the BAYBERRY HOMEOWNERS ASSOCIATION board members, property management company LANDMARK MANAGEMENT SERVICES, *** or the ASSOCIATION lawyers to the Bayberry homeowner and board member ************************* at #************************************************************************************ in reference to the roof falling apart. The **** on this property has been deteriorating for years, is debilitated, shingles falling off, huge patches of shingles missing from both roofs, satellite dish broken and dangling off roof (Attached #** roof pictures). This is a VIOLATION of the ******************************* ************************* (CCRs): Under the ******************************* CCRs, ARTICLE VII. Townhouse Covenants, SECTION 14 Maintenance of Units- EVERY UNIT OWNER MUST KEEP AND MAINTAIN HIS UNIT, ITS EQUIPMENT AND APPURTENANCES, IN GOOD ORDER, CONDITIONS AND REPAIR, AND MUST PERFORM PROMPTLY ALL MAINTENANCE AND REPAIR WORK WITHIN HIS UNIT WHICH, IF OMITTED, WOULD AFFECT THE DEVELOPMENT IN ITS ENTIRETY OR IN PART BELONGING TO OTHER OWNERS WOULD AFFECT OTHER UNITS IN THE DEVELOPMENT. IN THIS REGARD, OWNER SHALL KEEP SAME IN A NEAT AND ORDERLY FASHION, AND SHOULD HE FAIL TO DO SO, THEN THE ASSOCIATION, UPON DEMAND, *** ENTER UPON THE PREMISES OF THE UNIT.The ********************** ******************* enforces the ******* Building Code, 7th Edition (2020) and related regulations to promote safety within the community. Our services include plan review, inspections and educating residents, business owners, architects, engineers, developers and contractors. ********************** Common Code Violations: Property Standards- Maintain the exterior to avoid blighting influences on neighboring properties. Please provide the Bayberry HOA townhomes inspection dates (2016-2022) that was conducted.

  Business Response

  Date: 09/02/2022

  We responder to this same complaint from the same house before, although they used a different name.  As before,  we are not able to open the pictures that they sent.  

  The roof that is in question does have some discoloring,however, that is not a reason for the homeowner to have to replace their roof.  We are not roofing experts and therefore cannot violate a unit owner for this unless we actually see a hole in the roof or something hanging off of the roof. Even if that were that case, which it is not,  we would only be able to tell them that they need to repair their roof, not replace it. The Association does not have that authorization unless it is in complete disrepair (which it is not).  We did go out and take additional pictures (attached) and although you can see the discoloration in the roof, you can also see that there is nothing hanging or any visible holes in the roof.  As far as we are aware and can see, the roof is in good repair and we have no grounds to go after this homeowner. We do not see anything dangerous with this roof.
  

  I have also attached a copy of a complete violation log showing that we do the violations when needed. At this time they have been under a painting project and the Board had asked us to hold off on the violations until they are finished with the painting.

  Customer Answer

  Date: 09/02/2022

   
  Complaint: 17809444
  
  I am rejecting this response because: Once again requesting who was the person who took these pictures of #************************************************************************************; ************************************* MEMBER & HOMEOWNER ***************************** roof??? What is the date these pictures were taken by LANDMARK MANAGEMENT SERVICES, **** the name of the person & title? The pictures taken by Landmark Management Services representative (who has failed to provide their name and title) but they took the worst pictures. They did not even take ACCURATE PICTURES OF THE SHINGLES FALLING OFF THE ***** THE SATELLITE DISH BROKEN & FALLING OFF THE **** or the larger of the (2) two roofs that have recently appeared to have been PAINTED so no more **** SHINGLES FALL OFF. 

  Please provide the name of the individual that took these pictures along with their company and title. Also, provide the ******************************* documented QUARTERLY BAYBERRY HOA TOWNHOUSE PROPERTY VIOLATION INSPECTION LIST from 2018-2022 of the ALL property inspections conducted. Provide the name of the property manager and/or Bayberry HOA Board Member name & title along who conducted the property inspections. 

  In addition, ALL the PICTURES uploaded have been viewed from other electronic devices to show the DECAYING ****. 

  Additional (4) four **** PICTURES for #************************************************************************************ are attached. Asked surrounding neutral neighbors about the roof, they can see the DETERIORATION AND SHINGLES MISSING and HUGE PATCHES OF HOLES in the (2) TWO ****S along with the SATELLITE DISH BROKEN and DANGLING.a
  
  Sincerely,
  
  *****************************

  Business Response

  Date: 10/04/2022

  We are currently working with the Attorney as I cannot change my answer, since that is the answer.  The Attorney should be contacting you shortly

  Customer Answer

  Date: 10/13/2022

   
  Complaint: 17809444
  
  I am rejecting this response because: The original question was never answered about the person/individual who took the pictures that you stated the #**** Bayberry ROOF was in good shape. I want to know the name, title and company if applicable made these fraudulent statements and these fraud pictures. We are being sued because our NEW ROOF was "SELECTIVELY ENFORCED" by a malicious, unethical, unprofessional and corrupt Bayberry HOA Board. Since you stated the attorney was working on it, please have this information of the name, title and company this person who took these pictures verified by the ASSOCIATION attorney and provided to BBB. As of 10/13/2022, the #**** Bayberry ROOF is in even worse condition, but no violation letters have been issued. 
  
  Sincerely,
  
  *****************************

  Business Response

  Date: 10/18/2022

  There is nothing we can do since the answer is the answer.  I cannot make something up that would satisfy the owner.  The Associations Attorney is speaking with the parties and the complaintants Attorney to work this out.  He has also responded with the below paragraph.

  The complaining party (Owner) is herself in the midst of litigation with the Association which litigation addresses the manner in which Owner has maintained Owners property.  The Associations action against Owner includes addressing Owners unilateral action in altering the appearance of Owners unit.  Same notwithstanding, the matter identified by Owner is inaccurate as the alleged deficient property has been investigated by the Association and,contrary to the erroneous assertions made by Owner, the unit has adequately maintained the units roof.