REFUGE PROPERTY MANAGEMENT LLC

Not good! Original work done by this contractor required additional work by a licensed electrician to make the properties electrical supply safe to use. Electrical inspection identified 3-prong outlets installed without grounds, improper light fixtures outside, no GFI's where they need to be; #14 wires landed on 20amp breakers (safety issue), open splices requiring junction boxes to be installed, water heater wired up incorrectly, unterminated wires; still live knob-and-tube wiring. Original contractor has not refunded monies; I would not trust him to make repairs. 1) Duplex: Repair work necessary approximately $1000 per unit. 2) Based on 1), 3) and 4), electrical inspection will be performed and likely uncover additional repairs. 3) SFR: Repair work necessary approximately $1000. 4) SFR: Repair work necessary approximately $400.

1) SFR: New gutters were not installed. Requested contractor to refund for work not completed by certified mail. Phone call from contractor turned abusive and I hung up rather than take part in an abusive conversation. Monies have not been refunded. 2) SFR: Gutters installed; downspouts did not include extensions or splash blocks to carry water away from SFR. 3) SFR: Gutters had to be replaced due to roofing work done by contractor. Gutters installed; downspouts did not include extensions or splash blocks to carry water away from SFR.

With problems that have surfaced with this contractors other work, high probability that all properties need to be inspected. Additionally, the following have already been identified: 2) Pipe burst under house causing running water. Pipe cut and sealed until weather allows complete repair. 3) New plumbing hanging down and laying on ground in unheated crawl space. Required insulating plumbing to keep from freezing. Kitchen sink drains sloped up requiring repair. Contractor had to be told these were not connected on inspection and then sent someone to fix. 4) Repeated checks discovered that sewage pipes in crawl space were not connected. Contractor finally got these connected. 5) To replace the tub drain, the water was turned off to tub and not turned back on. Had to have someone else enter the crawl space and turn the water back on.

All of the HVAC work was done before winter. When winter hit with a vengeance, problems began to surface. None of the furnaces have filter pans. In addition: 1) Duplex: One of the furnaces was refurbished instead of replaced, but same fee was charged. Ductwork was not replaced. Found old toys in the ductwork; ductwork disconnected (not joined). Repair work was necessary. 2) SFR: Ductwork was severely dented restricting heat flow. Repair work was necessary. 4) SFR: Ductwork will need to be added for AC. Repair work will be necessary. 5) SFR: Furnace replaced without reconnecting AC. Repair work will be necessary. When the contractor was advised of the problems, he was unwilling to correct or reimburse for payments received.

They all went longer than expected. Prices kept going up for the same work as more were added. Quality of delivery kept going down. Contractor would decide to change things as work progressed (like not adding a 1/2 bath) without getting approval from owner. When challenged on walkthroughs about work not done, contractor would become verbally abusive--he knows what to do and doesn't want to be micro-managed. Original agreement was for 1/2 up front, 1/4 at half-way completion and last 1/4 at completion; additional contractor management fee at completion. Contractor began to call for funds before completion to pay laborers. Estimates of 25-30 days turned into 3 months for unsatisfactory work. Contractor unwilling to refund $ for work not completed satisfactorily or at all. Contract relationship ended! Inspections and problems surfacing prove the contract should have been ended much sooner!

A back porch was torn down (demo of porch - $700) and a deck was to be installed. The finished deck actually used some of the framing from the torn down back porch. No railings were included with the finished deck. See the pictures and judge for yourself. I was disappointed.

1) The finished product looked pretty good on walk through; however, many of the walls were only patched with fewer than expected replaced. Cost remained the same. 2) The finished product looked pretty good on walk through and the arch was well done. This property had absolutely no drywall anywhere when purchased. 3) By the time the third project was ready for walk through, it was obvious the quality had dropped drastically. There were waves in the walls; the corner near the front door looked like someone had given a child a teaspoon to finish; outlets had lots of room between drywall & outlet cover; a closet taken out to re-flow the bathroom had not been replaced; texturing on the ceilings was haphazard. Even though the contractor was informed of these problems and was to fix them, the final payment was made with the understanding they would be fixed. Contractor did not fix the problems and has not refunded any portion of monies collected. Lots of drywall mud/paint on floors.

The job took longer than anticipated partly due to weather. The contractor was told not to use dutch lap and that is exactly what he used. The siding looked good when completed; however, in a couple of months one piece of siding had fallen off. The contractor went out and fixed the piece that had dropped off. Since that time (less than 3 months later) another piece of siding from under the eave has fallen off. Makes you wonder how long the siding will actually stay up.

1) Kitchen cabinets and countertops in each unit were unfinished wood. But there were upper and lower cabinets. 2) Upper and lower cabinets, countertop and sink installed. Final walk through could not be done since RPM said tenant had already moved in. 3) On first walk through, the original kitchen sink cabinet and countertop was still there. When questioned on the new cabinets, the contractor said he would replace it instead of return funds. First return for inspection found unsecured single kitchen cabinet and countertop; paint strip from new countertop not being the same length as the old one; disconnected water and drain lines under the sink. Contractor did not have keys to property with him so no final walk through could be done before final payment. The plumbing was connected, but the cabinet was not secured. Certainly not what I expected from a $1700 cabinet, countertop and sink job!

Contractor said the rehab was complete and received full payment during the summer. When winter hit, it became clear from the tenant's comments that further investigation was needed. There was absolutely no insulation in the attic. Refund for non-performed work was requested by certified mail; Trey phoned to say he had paid his sub for the work and if the work was not done he would agree to refund the monies paid. When I requested part of his rehab management fee also be refunded, Trey became abusive on the phone so I hung up. No monies have been returned.

1) The original recommendation from this contractor was to replace all 8 windows-$1920. As the project progressed and he had difficulty getting replacement windows and changed the recommendation to the completed work. The window replacement took much longer than anticipated and were finally installed just before we met to dissolve any further working arrangements. 2) I requested this window be replaced since it was in such bad condition. In spite of my requests, the sash was attempted to be fixed. The end delivery was unsatisfactory (picture attached), but the contractor would not do a walk-through and was paid. No monies have been returned.