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Business Profile

Rentals by Owner

Armadillo Properties

This business is NOT BBB Accredited.

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Complaints

This profile includes complaints for Armadillo Properties's headquarters and its corporate-owned locations. To view all corporate locations, see

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    Customer Complaints Summary

    • 4 total complaints in the last 3 years.
    • 0 complaints closed in the last 12 months.

    If you've experienced an issue

    Submit a Complaint

    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.

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    Complaint status

    Complaint type

    • Initial Complaint

      Date:03/22/2024

      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.
      I used Armadillo Properties management services, while I entrusted them to care for my property in *******, **. They failed to abide by the contract in which they stated they would be responsible for the proper maintenance of my home. The tenants stopped paying rent and abandoned the property in very bad conditions, Armadillo Properties manager was not even aware until weeks later when I called to inquire about the late rent, I asked her to please go check on my property and that is when she discovered it was abandoned and unsecured. I spent over $8,000 to fix the property and lost months of income while the property was being fixed. After covering all of the expenses on my own, there was still a balance, I asked them to pursue collection of the money owed to me by the tenant so that both Armadillo Properties and I could recover our losses. After giving up on them, I decided to simply count my losses and I mailed a check to Armadillo Properties but because I refused to give them my credit card/debit card number, they reported me to a collections agency, even after they cashed my check. Now my credit has substantially gone down and I still have not recovered any money from the tenants. Armadillo Properties has continuously failed to abide by the contract. I just want them to fix what they broke and recover the money I lost due to their negligence.

      Business Response

      Date: 03/23/2024

      ****************** contacted us yesterday to advise us that she had received correspondence from a collection agency stating she had a balance due to us.   I spoke with her personally and explained I had direct knowledge that we had a confirmation that her file had been pulled back from the collection agency. ****************** forwarded a copy of the collection agency correspondence to me.  I immediately contacted our bookkeeper to provide a copy of our email correspondence with the credit collection agency to me validating we had requested a cancellation of ********************** file.  ********************** check arrived one day after we submitted the file for collection.  We contacted the collection agency that very day requesting the file be cancelled.  The collection agency confirmed the file had been cancelled.  *********************, our bookkeeper forwarded a copy of this email to ******* yesterday afternoon.  We also attempted to contact the collection agency yesterday, however, they were not open late afternoon yesterday.  I texted ****** to let her know we are contacting the agency on Monday requesting they immediately restore ******'s credit damage from any such reporting and to please provide us written verification this has been done.

      Regarding the collection of the balance due ****************** from her tenant, we have and continue to pursue collection through a professional collection agency.  Prior to submitting this tenant's file, I personally contacted the tenant, who had recently left the military.  Though he promised to pay, he has not yet done so.  ****** is fully aware that we have turned the file over to a professional collection agency.

       

       

       

       

      Customer Answer

      Date: 03/26/2024

      Complaint: 21472945

      I am rejecting this response because:

      My previous credit score has not been reinstated; I would like to have all records of this inaccurate collection removed from my credit report. I also am asking for monthly updates about the collection status of the last tenant's debt owed to me. 

      Regards,

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

    • Initial Complaint

      Date:09/20/2023

      Type:Billing 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.
      There is an outstanding debt on my credit report after being falsely charged for miscellaneous things. I was treated disrespectfully on multiple occasions. All of these things are documented so I am in the process of filing complaints to numerous organizations and attaining a lawyer for future endeavors.

      Business Response

      Date: 09/27/2023

      Dear BBB:  With a limit of five files to upload, we have included just a sampling of the pictures of the damage that this tenant has done to the property.  There were burn marks and smudges and damage throughout the home.  Their dog chewed up the post and siding on the back of the home.   There was an unusual amount of smoke damage throughout the home indicating there may have been a fire unreported that caused the smoke to come through the vents to the degree we found it.   The tenant did attempt to clean but did not complete the cleaning.  For instance, the oven was not cleaned in the kitchen and there were many areas throughout the house that were not sufficiently cleaned or missed all together.    Also, the city does not automatically pick bulk trash up at the curb when the utilities are turned off so there were large items left on the curb to be hauled away.  Dog p*** was left all over the back yard.  These charges were certainly not false charges.  

      There is one thing that I do feel, however, that we should have better reviewed the move out pictures regarding the carpet cleaning charge.  The tenants did not turn in a cleaning slip showing they had the carpets professionally cleaned (as they are required to) and for this reason my review staff did order a carpet cleaning for which the tenant was billed.   As I look at move out photos, I do see that this carpet looked professionally cleaned.  We will adjust these charges on the tenant's ledger and report the adjustment to the Credit Bureau.  

       

       

       

      Customer Answer

      Date: 09/28/2023

      Complaint: 20629244

      I am rejecting this response because:

      I believe we have more to discuss. There is an INCREASED rent charge that is not being addressed. Prior to moving out, there was no one to state than an increased rate of following months rent would be billed due to late move out notice. It was not stated in the lease or agreed upon whatsoever. I would like proof of this as it is not present in the lease I signed. Again, the rent placed on the account is increased and not the rate I was paying which is $625. Additionally, there was no unreported fire as you would assume. During the winter snow storm when power was out for about 9 days, the grill was burning charcoal outside of the house and the smoke traveled inside because the windows were up so we could receive heat. There may have been a claim I could make for that, but I have no knowledge of how to do so. Also, the siding of the house was not chewed up. That is water damage from the backyard leaking outside faucet that continued for months at a time softening the panel. That is out of my control. The standing pole, however, was a fault of the emotional support animal that was initially rejected by this establishment, and there should have been insurance covering damages from the emotional support animal. According to the Joint Statement on Reasonable Accommodations, an accommodation is unreasonable if it imposes an undue financial and administrative burden on a housing provider's operations. If a housing provider's insurance carrier would cancel, substantially increase the costs of the insurance policy, or adversely change the policy terms because of the presence of a certain breed of dog or a certain animal, HUD will find that this imposes an undue financial and administrative burden on the housing provider. However, the investigator must substantiate the housing provider's claim regarding the potential loss of or adverse change to the insurance coverage, by verifying such a claim with the insurance company directly and considering whether
      comparable insurance, without the restriction, is available in the market. I was not notified of the company ever obtaining such insurance and that is a responsibility of the owner according to the fair housing act that was violated. Dog feces, on the other hand, was hand picked for a lengthy period of time and the lawn was professionally tended to after. Please provide a photo of dog f**** being left throughout the yard if that is a charge you are placing on the account. 
      It was stated that I did not turn in a copy of the carpet cleaning and that is not true. I made sure to turn it in with my keys as soon as the job finished. That fault is on the front office as they have apparently failed to do their job by keeping it on file. The ********************* does in fact pick up bulk items on scheduled days so there is no reason I should be charged an excessive amount for that. Again, I ask for a detailed bill that states every charge and what they are there for so I know exactly what I am being charged for. Misc. is not a specific charge. Can you please send a copy of that so we can resolve this matter in a timely manner. 

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

      A simple conversation could have saved a lot of time, assumption making, and confusion. Thank you for responding so promptly. 
      Kind Regards,

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

      Business Response

      Date: 10/11/2023

      Unfortuanately, I do not believe the tenant has either not reviewed their lease or possibly does not understand the lease in regard to PAGE 1 and 2 of their  TAR  (Texas *********** of ********* Residential Lease). This leased was signed by the tenant on March 11, 2019.  The tenant gave notice to vacate on July 6th.  The property was vacated July 30th.  The end of the 30-day period would be August 5th.  Page 2 in continuation of the Notice of termination explains the lease terminates on the last day of the month following the month in which the notice was given.  If tenant surrenders the property before the termination date the Landlord is not required to prorate the rent.  There was no obligation for the Landlord to prorate the August rent.  Had the tenant given notice on or prior to July 1st, there would have been "no" charge for the August rent.   Additionally, the property was not left well with smoke damage throughout, and most definitely pet damage repair, additional cleaning, and painting of the smoke damaged walls were needed.  The tenant left the property with little regard to the damage created for the Landlord.  

      Customer Answer

      Date: 10/11/2023

      Better Business Bureau:

      I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution (removing the carpet cleaning charge) is satisfactory to me.

      Regards,

      ********************
    • Initial Complaint

      Date:07/05/2023

      Type:Billing 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.
      This is my previous rental company and they are trying to send a balance to collections. What they are trying to send is not the updated itemized move out receipt. I have sent the emails of proof of what was done and when it was completed, and paid for by myself per their move out requirements, to multiple emails they have provided to me. They are trying to charge me for what has already been done and completed. I have reached out to them on multiple occasions to try and get this dispute situated and they have not responded back to me. I've sent them multiple emails, I've called them a plethora of times. Every time I reach out to them they advise that they are looking into the matter and will get back to me and never do. I left my old residency on 03/30/2023, I paid for the month of April and turned the keys in on 04/29/2023. I called them recently on 07/01/2023 due to receiving an email stating I am being sent to collections on 07/15/2023 for an unpaid balance. On 07/01/2023 day I spoke with someone who claims to be the property manager in that location. She stated that my complaint was the first she has heard of this. Originally back in April I was told to send her the proof of the pest control and the carpet cleaning and was told to submit an maintenance request to advise that I did not break the back master window, which I did everything that was asked of me. The day I turned in the keys in person I asked if she received my email and she at that point said yes. I have been the only one with open commutations and they keep placing the blame on another individual. They have not taken the responsibility of keeping track of the emails they have told me to submit, and now I am being held at fault.

      Business Response

      Date: 07/07/2023

      In review of this complaint we do feel a $125 adjustment is in order, reducing the amount due by ********* and ******* in that amount.  We do now see that treatment for fleas is given on the list of pests shown on the pest inspection report.    I believe this was an oversight by our staff as their copy did have the very top of the page cut off showing the flea treatment.

      We have included a copy of the inspection report whereby the inspector has clearly identified there was a very strong pet odor in the carpet requiring we reclean the carpets. 

      The tenants put a work order in on May 1st explaining the window was broken by a storm.  This was one day after the tenant turned over possession of the property to Armadillo Properties.  The lease clearly states that windows and doors are the responsibility of the tenant.  This is regardless of the reason the window was broken.  

      An itemization of the charges were provided to the tenant by mailout on Monday, May 22nd to the tenant's forwarding address.  We are happy to provide this again. I do believe the tenant has received it, however, as the tenant has referenced what they were charged for in the compaint.

      Hopefully, this will resolve the complaint issue.

      Respectfully,

      *********************, ************Owner.

      Customer Answer

      Date: 07/12/2023

      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.

      Regards,

      ********* Simei-*****
    • Initial Complaint

      Date:05/04/2023

      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 month we received a letter in the mail talking about how we would receive a fee added to our rent since Armadillo had to replace our locks due to someone breaking in recently. On the lease it states that we are responsible for paying the fee even if someone were to break in. I was on a deployment during the inspection they had initially done. Nothing was noted about our locks being faulty so there should not have been an issue. I believe whoever was inspecting the home did a negligible job as there was no sign of a break in and they managed to get through the bolt. After reporting this to armadillo i was told they would resolve the issue. Took them TWO WEEKS for them to have someone come in. They did not change our locks but replaced a bolt within the same locks and upcharge ** $125 for a "lock change" and even after that, someone had to come in again because the bolt was not placed properly. for two weeks my wife was afraid something would happen while we were asleep; it was a breach of security, and it was not seen as a priority. We had even offered for them to have someone come in and put in locks we paid for, and we would give them a copy of the keys and they declined?? I'm not paying $125 for someone to fix my lock (not replace it) and do a half a** job. Excuse my language but I also did not appreciate the repairs department telling my wife that paying for lock is the equivalent of someone hitting her car and her having to pay for it and speaking to her in a condescending tone as if my wife is stupid? Very unprofessional in my opinion considering they were not the ones who repaired the lock and hired someone else to do it as well as the fact that you don't treat customers that way.

      Business Response

      Date: 05/09/2023

      Thank you for bringing this information forward and allowing our company the opportunity to address this issue. We are sorry to hear that the tenant in this unit has been involved in such an unfortunate incident.   It is our policy that if a property is not secure to make every effort to quickly secure the property.  After a thorough review of the situation, we would like to present some information and our findings. Below is a timeline and explanation of the charges. 

      Time Line
      04/01/2022. The tenant moved into the property.
      04/04/2022 We sent a professional lock ***** company (JBL)to rekey the property for the tenant in accordance with Paragraph 19 of the lease and subchapter D Chapter 92 Texas property code.
      03.13.2023 11 months later the Tenant put in the work order for locks stating that they wanted the unit rekeyed due to a recent break-in.
      03.29.2023 Sent out maintenance technician to rekey locks.
      04.20.2023 - Sent maintenance tech back to property to adjust strike plate.  The owner was billed for the adjustment to the strike plate.

      Findings
      Paragraph **************************************** effect on this property states: All notices or requests by the Tenant for rekeying, changing, installing, repairing, or replacing security devices must be in writing. Installation of additional security devices or additional rekeying or replacement of security devices desired by Tenant may be paid by Tenant in advance in accordance with 92.162(c), Property Code, and may be installed only by contractors authorized by Landlord.
      The tenant was billed for service call and second lock rekey since it was at their request.  The owner had fulfilled his duty to rekey the locks just a few days after the tenant had occupied the property. It is our understanding that the deadbolt at the property was functioning as well as the keyless dead bolt allowing the property to still be secured.    Only the bottom lock was not functioning as intended.
      Our belief and decision is that the charge should remain on the tenants ledger based on the lease contract and nature the service provided per the tenants request.

      It is always our goal to offer excellent customer service and I would like to apologize if any employee came across as condescending. Our staff are trained to make sure everyone understands the importance of tone and professionalism. The treatment of the individuals in our properties is important and taken very seriously.

      Customer Answer

      Date: 05/11/2023

      Complaint: 20014642

      I am rejecting this response because:
      You are referring to the fact that the maintenance technician failed to rekey the bottom lock appropriately causing the door to push open if the Bottom lock was the only lock that was locked being my responsibility?? Im sorry, not sure how that falls onto my shoulders when I am not the one who tampered with said lock. Its not my responsibility to fix said lock it was that of the technician so for us to be charged because of his carelessness makes no sense to me. I would understand if I made that mistake but youre telling me that I shouldve just not mentioned anything about a MAJOR FLAW within my locks to avoid an extra charge. Do better. And for a place that claims to be military owned I sure dont feel like were being looked after very well. At the end of the day I think its very ridiculous you expect us to pay for something that was a mistake on your technician and that also took time to be taken care of dont think anyone else would be happy in my position considering the MAJOR BREACH OF SECURITY but I digress. Have a good day.
      Regards,

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

      Business Response

      Date: 05/16/2023

      It is an unfortunate incident that the residents home was broken into and would like to extend our sympathy for the situation. Armadillo properties has a fiduciary duty responsibility to act on the owners behalf and follow the property management agreement and the lease. With that said we always want to treat all parties to the contract fairly. The decision was made to bill the owner for the adjustment to the threshold. The changing of the locks after the initial rekey is the tenants responsibility according to the lease.  We are required to operate under the lease guidelines and will act accordingly.   The charge will stand on the tenants ledger based on Paragraph 19 section B of the lease. 

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