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Anyone know a good rental property lawyer?
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Anyone know a good rental property lawyer? - June 22, 2006, 01:59 PM

Alight i have got to bitch to someone!

so im renting 3 beach houses for my family in panama city in November for my wedding on the beach.
Ill try to keep this brief as best i can.

This realty company that rents out the houses in the development we want to rent in, completely sux ass. Ok before you say why dont we go elsewhere, first they have the dominant number of houses to rent in that area, and we have a family member that owns another house in the same neighborhood. so we want to keep every family member near each other..

It has been a pain in the ASS to deal with these rental people. Background info is that b/c we have relatives in this neighborhood, we already know that my relatives as well as other owners are having problems renting their houses. It is mainly b/c houses are sprouting up quickly and many are newer and nicer..It is just the nature of the market there.

Therefore we are obviously helping out owners by renting 3 houses in that neighborhood.
I will say that the reality company has cut us some slack in pricing, but it has been a bitch fest the whole time and depending on who you talk to at the office will depend on what the charges are.

I really cant convey how painfull it has been and just take my word that it has sucked ass.

So the last straw was this week. We recently added another beach house b/c of the growing list of relatives..

The website for reservations is set up that most houses you can rent by the week only. You try to select less than a week and the software kicks it back and says you cant do that. so.. with that in mind.. we found a house for the price and we selected 3 nights and the software didnt kick it back and gave us a price on the rental. We said great, hit the accept button and sent in the reservation.

We get an email back saying oh.. that house you can only do a minimum of 4 nights, but for an extra 200 bux you can have it for the 3 nights...

Im like WTF. do you just randomly throw out prices.. Now this isnt the first time they've done this and it goes along with the other BS we've been dealing with. They pull that, we argue, then we work it out.. Usually they have been spliting us on the difference.

They DID split us the 200 extra on this 3rd house. But god damn im sick of this continuing to happen. We are stuck with this crap b/c we NEED to stay in this area of houses and November is coming up real quick.

So the last straw today was that i accidentially mentioned that we were getting married. Not married there at the beach in the neighborhood. We are getting married on another beach way up the road, having a reception elsewhere. The only use of these houses is for family to stay in.

Well as SOON as out of my mouth came wedding. The bastards call back and say now we have to give an ADDITIONAL security deposit. The deposit is refundable like most.. But its an additional 2000 out of our budget that we wernt planning on. Mind you there was nothing specific mentioned about a security deposit in the paperwork for the other houses we reserved a month or so back. But NOW we have to have it for EACH house that we are renting.

god damn im pissed..

Ok below is the rules posted on their website. All the shit we've had is sort of covered under it. But it is so damn vague that they could word it to take our first born.

I will highlight my favorites.




The Fine Print (Rules and Policies)
Emerald Waters Realty, Inc. (EWR) is pleased to have you spend your vacation in one of our properties. In order to maintain our high standards in all properties, we request that guests abide by the following rental conditions. Thank you for your cooperation.
1) Check-in Time: 4:00 p.m. or after (Central time). Earlier check-in should not be anticipated.

2) Check-out Time: BEFORE 10:00 a.m. (Central time). Late check-outs forfeit deposit.

3) Office Location: 8281 East County Highway 30-A.

4) Prepayment Required Reservations: We require a minimum prepayment of 30% of the total due, which includes a non-refundable administrative fee and applicable taxes. The prepayment will be applied towards the rent. It is not a security/damage deposit. (Please refer to Security/Damage Deposit).

5) Method of Payment: We prefer payment by cash, travelers or personal check. For your convenience, we accept VISA, MasterCard, and Discover cards (except for monthly reservations).

6) Cancellation Policy: The 30% prepayment is refundable if the notice of cancellation is received 30 days or more prior to the arrival date. Monthly rentals require 60 days notice. The Administrative fee is non-refundable. The 30% prepayment is NOT REFUNDABLE if less than a 30 day cancellation notice is given (60 days for monthly rentals). Special conditions apply to reservations made within 30 days of an arrival date. You must contact our office directly if you must cancel. Your prepayment will be forfeited for "no shows" and no refunds or credits will be issued for early departure or late arrival.

7) Reservation Changes: A "reservation change" is defined as a change of dates or property (extending an existing reservation one or several days is not considered as a "reservation change"). One free "reservation change" is allowed, subject to availability and provided that the change is made at least 30 days prior to the scheduled date of arrival. A $10.00 plus tax service fee will be charged for additional reservation changes.

Age Restriction: No reservations will be made for vacationing students or any singles under 25 years of age unless accompanied by an adult legal guardian or parent during the entire stay. Restrictions may apply regarding the number of people that may accompany a parent or legal guardian. Chaperoned groups are prohibited.

9) Transfer: EWR reserves the right to assign to the renter a property different from the one confirmed. In which case, EWR would, if time allows, notify the renter of the change and offer the choice of either canceling without penalty or accepting a replacement unit without further recourse. Please note that replacement may not necessarily be identical or equivalent.

***
(what the hell is this rule??? ^^ So we rent a house and when we show up, you can tell us to take another house or take a hike? Dude, i have like a bunch of relatives coming in that paid for airfare and what not.. )



10) Security Deposit: Some reservations require a security deposit made in advance in the form of cash/check. For reservations that do not require advance security/damage deposit, a credit card authorization will be obtained at check-in time. No charges to the security/damage deposit will be made providing that the following provisions are met:

**( no mention of what makes a sec deposit required)
  1. No damage is done to the property or its contents beyond normal wear and tear; no contents are missing from the property.
  2. No charges are incurred due to contraband, pets, or collection of rents or services rendered during the stay.
  3. All debris, rubbish and discards are placed in the proper containers, and soiled dishes are placed in the dishwasher and cleaned.
  4. All keys are accounted for.
  5. All charges accrued during the stay are paid prior to departure.
All properties are inventoried and inspected before and after guest's occupancy.

11) Deposit Returns: If your reservation required a security/damage deposit in the form of check/cash, it will be returned to you by mail within 15 working days of departure in the form of check providing that the above requirements and provisions are met.

12) Checking Out: Please do the following in order to make the next guest's stay as enjoyable as possible. Failure to comply may generate additional cleaning expenses, which will be charged to your deposit.
  1. Wash the dishes; clean dishes may be left in the dishwasher if run with dishwasher detergent.
  2. Remove trash and garbage from the unit and place it in the containers on site.
  3. Set A/C on 78o F, or heat on 55o F, as applicable. Turn off all lights and appliances.
  4. Lock all windows, and outside doors, upstairs and downstairs, including sliding glass doors.
  5. Return all keys to EWR office. If you are in a property that offers "express check-in", leave one key in the lockbox and the other key on the kitchen counter. Two keys are provided at check-in. There will be a $10.00 charge for missing keys.
  6. Leave the unit in a reasonable state of cleanliness.
13) Disclosures: EWR is the agent of and represents exclusively the owners of the rental properties offered.
  1. Every effort has been made for accuracy in our brochure and any other printed material. However, EWR is not responsible for errors or omissions. Rates, property descriptions and rental conditions are subject to change without notice.

    (what the fuck is this? so they could be completely wrong about what comes out their mouth??)


  2. Please note that no discounts are given on small appliance, TV/VCR, dishwasher, and/or utility failures.
  3. Request to gain entrance to a property as a result of guest's misplacement of keys is subject to a $20.00 service fee.
  4. There will be no refunds for early departures.
  5. All monies received by EWR may be deposited in an interest bearing account benefiting EWR.
14) Personal Items Left Behind: EWR is not responsible for lost or misplaced items. However, if notified and/or found within a reasonable time, we will be happy to ship them at your expense. EWR is not responsible for the delivery by carrier.

15) Telephone Usage: Telephones are provided in all properties. All phones have restricted service. You must use a calling card or a credit card in order to place a long distance call. Guest assumes full responsibility for calls placed or received during guest's stay.

16) Community Association Rules: Guest agrees to abide by the rules and regulations in effect in communities subject to covenants. They include the use of dedicated easements to access the beach (if not "beach front"). Guest also agrees to abstain from trespassing on property not included in guest's rental agreement. Please obey speed limits.

17) Property Amenities: All properties are completely furnished with fully equipped kitchens, cable TV, telephone, one set of linens per bed, 2 bath towels per maximum sleeping capacity, and either a washer/dryer in the property or on the premises.

1 Items you need to bring: Beach towels, beach chairs (patio furniture in rental properties may not be taken to the beach), extra blankets, paper towels, toilet tissue, garbage bags, dishwasher and laundry detergents, soaps, solar protection cream, video tapes/cd's, and special cooking utensils. A one time setup of complimentary toiletries and paper products will be in your rental property for your convenience upon your arrival.

19) Maid service: While linens and bath towels are included in the property, maid service is not included. If you wish to have maid service, please contact the office for price and availability. Please provide your own beach towels. We do not permit towels or linens to be taken from the unit except to launder. You might incur additional charges.

20) The Big "No-No's": You will be asked to vacate immediately, with no refund, if one of the following is discovered during your stay:
  1. House Parties!!!!! Excessive Noise!!!!!
  2. More than the maximum number of guests allowed.
  3. Campers, trailers or motor homes, if used or lived-in.
  4. Grilling on decks or inside rental properties. Hanging towels, etc. from balcony.
  5. Using fireworks or firecrackers.
  6. Rentals obtained under false pretense or misrepresentation.
  7. Smoking inside the units is prohibited.
21) Pet Policy: Most properties do not allow pets. Only those designated as "PET FRIENDLY" allows pets (refer to special rules for "pet friendly" properties). If pets are discovered during your stay, you will be asked to board the pet or you will be evicted without any refund. Charges will be assessed for services such as pest control, carpet cleaning and sanitation.

22) Monthly Reservations: Rentals for three (3) months or longer will be given priority during the winter rate structure.

23) Minimum Night Stays: Most condos require a three (3) night minimum stay. Most houses require a four (4) night minimum stay. Longer minimum stays may be required during holidays or high season. If a property is reserved for less than the minimum stay, the guest will be charged a rate greater than the normal daily rate.

24) Smoking Restrictions: Smoking is prohibited in all the units.

25) Falsified Reservations: Any reservation obtained under false pretense will be subject to forfeiture of prepayment, deposit, and/or rental monies and the party will not be permitted to check in.

26) Parking Restrictions: Many rental properties prohibit the on site parking of recreational vehicles, personal watercraft, and/or restrict the number of motorized vehicles allowed. Ask your reservation agent to inform you of a property's parking regulations.

27) Hurricane Policy: No refunds will be given unless a "Mandatory Evacuation Order" for the local area is issued by local authorities. The day that the authorities declare "Mandatory Evacuation", EWR will refund:
  • Any unused portion of rent from a guest currently registered.
  • Any unused portion of rent from a guest who is scheduled to arrive and wants to shorten the stay to come in after the "Mandatory Evacuation" is lifted.
  • Any prepaid rent collected for a reservation scheduled to arrive during the "Mandatory Evacuation" period.
If a guest changes his/her reservation in lieu of canceling, EWR will not charge any service charge provided that the reservation is changed to other dates at an EWR managed property within the same calendar year as the original reservation.

2 Construction: Bay and Walton Counties are highly desirable, growing areas, and there is a chance that the rented property will be near construction. We will do our best to talk to contractors, but no refund or relocations will be made due to construction related issues.

29) Rate Changes: Rates subject to change without notice.

30) Written Exceptions: Any exceptions to the above mentioned policies must be approved in writing in advance by management and presented at check in.

Subject to Change without Notice


^^ haha, that is the best line. We just said all that, but we can change it to say whatever the fuck we want anyway.
















So there you have it. My rant. Damn i hate this shit!!!


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Last edited by spud; June 22, 2006 at 02:08 PM..
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June 23, 2006, 07:33 AM

No one?

<Dr Evil>

SHIT

</Dr Evil>


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June 23, 2006, 07:36 AM

Quote:
Originally Posted by spud

29) Rate Changes: Rates subject to change without notice.

!
as much as i know it sucks.... i believe this leaves them open for such bullshit alex


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June 23, 2006, 07:48 AM

Trust me. There freaking rules cover EVERYTHING.

Basicly the rules are written that they can do whatever the fuck they want. Change prices, move you to another house.. And the end quote says they can do anything else the rules dont say..

Ive already started the dialogue with the local BBB near them. I cant pull the trigger until after the event so they dont yank the house. Just curious if a lawyer could read those rules and say they are bogus. Just want to know what my options are.


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June 23, 2006, 10:45 AM

Alex, although the writting is very vaige it is within the law. Unfortunetly theyc an do that as long as it is in writing. Unless you sign something that says this is what it is and it will not change they can change anything they want. Nevertheless, it is fishy that they have all these exceptions and amendments. I figure this is how they make money.

My advise to you is... go down there settle everything in person and get it all in writing.


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June 23, 2006, 10:52 AM

That is pretty much what i figured. it just blows that they can change the price, add on the sec deposit at their free will. How can you run a business that way.

Their monopoly on the house rentals in the neighborhood sux too!

Im pretty much just going to bite my tongue until the last day there and go visit with the manager. As i said, im on the horn with the BBB to file a complaint. Regardless that they have these rules, it is still a shady business practice.


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June 23, 2006, 11:00 AM

Screw renting houses, rent a bunch of rooms at a nice resort or hotel.


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June 23, 2006, 11:01 AM

It is, and you are within your own right to file a complaint with the BBB. Either way make sure you get stuff in writing ans signed now so they way change thing later.


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June 23, 2006, 11:01 AM

Trust me. If I had other options when it came to places to stay, then I would. Just for this specific event, my hands are tied.


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June 23, 2006, 12:57 PM

alex just get married in greece alot less hassle with the law, because there is no law
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June 23, 2006, 12:59 PM

Quote:
Originally Posted by ArRrR6
alex just get married in greece alot less hassle with the law, because there is no law




I wish dude.


So are you preparing for your TOAST AT EVERY TABLE deal?

man i watch the groom get Soooo toasted by the 3rd table and he had like 15 to go.

Better work on that bro.


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June 23, 2006, 01:59 PM

after going round and round about their BS rules. I finally got them to agree that we dont have to give them 2k until 30 days prior to stepping foot into the houses..

2k outta my pocket right now for BS is just not cool. That on top of paying for airfare, honeymoon, all kinds of wedding shit.

christ almighty!!


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June 23, 2006, 02:01 PM

Quote:
Originally Posted by POYITA
It is, and you are within your own right to file a complaint with the BBB. Either way make sure you get stuff in writing ans signed now so they way change thing later.
I didnt even see this post until now.

Thats the even more crap now. I cant get shit in writing except what i showed you in my first post. The stuff that comes in the mail is a basic letter showing what we've paid towards the rental.. Which they screwed up 5 times now.. and a copy of posted rules.. They wont send anything else and it doesnt matter b/c they can say what they want b/c of how vaigue their rules are.


*sigh I think im gonna take up being an alcoholic.


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June 23, 2006, 02:45 PM

Quote:
Originally Posted by spud



I wish dude.


So are you preparing for your TOAST AT EVERY TABLE deal?

man i watch the groom get Soooo toasted by the 3rd table and he had like 15 to go.

Better work on that bro.
I am not a light weight I cant wait for the dacing after the wedding people throw money at you haha I will feel like a stripper............. I went to my GF sisters in laws wedding last week they got over 12k in money just on the floor
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June 24, 2006, 08:58 PM

I find it funny that anytime you mention wedding any company will try to profit off of them. A dozen roses is normally what $50 for a good rose? Now if its for a wedding its automatically $80 for that same dozen. Complete and utter bullshit but what are you to do? Its the same with reception halls a simple party is 1/4 of the price but if its a wedding reception its justified to be so much more for the same space. I don't get it and they wonder why people elope...lol

I feel for you man and I am dreading going through this crap when that time comes for me, I'll just tell them I'm throwing a huge party or something haha


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