ComplaintsforImpact Communities

• Initial Complaint

  05/24/2024

  Complaint Type:

  Customer Service Issues

  Status:

  Answered

  More info

  I’ve been living in this community for nearly six years. Over the last two months, I have received exorbitant water bills. (We have water metered through a system installed by maintenance.) This month however, I went to check how much my utilities are and was shocked by water and sewage charges totaling close to 500 dollars. I have no active leaks. I’ve had my pipes checked by multiple plumbers and they maintain my home is leak free. I’m absolutely flabbergasted. No one goes to pay their rent to discover it’s nearly twice what your basic lot rent is. This is the fourth time this has happened since the 2021, when I moved into this specific home in the community. I never had this problem at my previous home which DID have excessive leaks. The math just isn’t mathing!

  Business response

  05/24/2024

  We understand your frustration with this matter. I reached out to the field with this complaint so that we can respond to you accordingly. I have been informed that the community manager has explained this with you in the past several times. Apparently, there are a lot of minors/occupants staying in your home at all times. Maintenance has checked that the water meter is working properly and that there are not issues with it. Also, the assistant community manager has spoken with you about this, and you have in the past, reported to her that you had your lines in the home checked and there are not issues. Your water/sewer bill was $198.90 for May 1st, and $506.27 for June 1st.  The meter can only charge based on the water going into the home, so any leak before that meter won’t show up on her billing.  Maintenance has just checked the system again and found no water leaks.  The meter is working correctly as well.  This resident has NOT contacted the office regarding any of this issue prior to contacting the BBB. Please contact the office if you would like more information. 
  

• Initial Complaint

  12/23/2023

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  Trailer park refuses to fix a mainline plumbing issue that has been causing issue since February of 2023.

  Business response

  01/02/2024

  We absolutely have issues with some plumbing issues in this community. We are very aware of these issues and have taken steps to repair the issues. The entire community is older is has clay piping. As we fix one section of pipe it seems as though another section breaks down. We are working diligently to temporarily fix these issues with a local plumbing company, ****** **********. This company has currently repaired three sections with a fourth in the works to happen after the holiday. 

  We are also working with an engineering company for plans as to replacing the entire sewer lines throughout the community as a whole. This is a very large costly process, and we are at the mercy of the vendors at hand. We are working as quickly as possible to rectify the situation. 

• Initial Complaint

  07/25/2023

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  A few months ago I purchased a trailer in this park from the park. I was told that the water bill was included in the lot rent. About a month ago, the maintenance man for the park came to my home and said a new meter needed put on to my home. I complied with this request. After the new meter was put on I was assessed a water/sewer bill of $2,293.27. My water bill in past homes was no more than $100/month and I have not yet lived here for a year. It was discovered that the home was sold with a running toilet. I paid my own maintenance person to get the toilet to stop running. However, I am still being told I have to pay the water/sewer bill. This is fraud. There is absolutely no way my family of three has used over $2,000 in water since moving in a few months ago.

  Business response

  07/26/2023

  The home was purchased as-is. When the resident moved into the home, a water meter had already been installed. The meter in question was found to have a transmitter problem. It was not communicating with the hub. The hub is the communication device that the transmitters "speak" to. It took a few months to resolve the communication error. During this time, the resident had 2, not one toilet that were running constantly. It is a homeowner's responsibility to keep their homes as efficient as possible in order to save money. They are also responsible for the maintenance and upkeep of the home. The water was provided to the home. It went through the meter and into the home where the water was consumed by the resident, whether it be by washing dishes, bathing, or discharged down the drain by faulty toilets. The charges in this case are valid and should be paid by the resident.

• Initial Complaint

  07/10/2023

  Complaint Type:

  Delivery Issues

  Status:

  Resolved

  More info

  In Febuary I purchased a mobile home from impact communities. I was told it would take 12 to 18 months for me to receive title. I am concerned the manager at ******** village where I now reside stated on multiple occasions that it could take 12 to 18 months to relieve title but it usually comes sooner. I have put money into repairing this home but do not have proof of ownership. This makes me uneasy. I pay my lot rent on time. I am a good tenant. I just need to know when I will receive my clear title. I am also concerned that I was asked to sign a power of attorney for my property without title.

  Business response

  07/10/2023

  I understand your frustration with not having the title to your home, after I received this complaint I have reached out to the appropriate departments to get a status update on the title.  Our title department has sent in two separate applications to obtain title, once was in January 2023 and the second time was the beginning of June, we are waiting status from the State of Illinois. We are hoping that the state will give a status update very soon, once we have more information I will have the manager reach out to you with updates.

  Customer response

  08/01/2023

  I am recieving mixed information about my title Danielle the park manager says 12 to 18 months however my bill of sale says 6 to 12 months February 2024 will be 12 months 6 months as of tomorrow

  Business response

  08/07/2023

  As we understand your frustration with this issue, I wanted to let you know that it has been roughly 6 months since you purchased your home and we discussed the title issue upon you signing the documents to purchase the home, We have a signed bill of sale on record stating that you understand and agreed that i could take 6-12 months to obtain title to this home. This was signed in February 2023. We ask that you remain patient as we are diligently working on getting title for you. Please contact the office i f you should have any questions. 

  Customer response

  08/15/2023

  I accept the business's response to resolve this complaint.
  

• Initial Complaint

  02/26/2023

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  Mid February, I received both a paper and emailed copy of lot rent charges due. That amount was $481.71. On February 25, 2023. I went online to pay the lot rent and there was an additional $250 fee added for attorney fees from a previous eviction that was filed (and resolved). From both past experience, and as cited in previous responses, the company does not take partial payments. So I paid that full amount. Fortunately, I had that amount available or we probably would’ve ended up back in court for another eviction. I understand this company must enforce the rules unilaterally. However, I would also think they could have a little bit of room for flexibility and compassion towards their residents. Also, is it even legal to add charges once the bill is already sent? I understood I would be billed for those expenses. However, they could’ve been added to the next bill for that rent due on April 1, 2023. Not as a surprise charge when I went in to pay this months lot rent. This company has filed previous evictions against me. On one I literally told the property manager that I would receive a direct deposit on the day that she told me she would be filing the election. I normally receive that direct deposit at noon. That is what happened on that day and I immediately paid the lot rent. However, she had already filed the eviction proceeding earlier that day. The most recent action that they filed was a very similar situation with the difference in the filing date and my paying a few days. So once again, I was hit with all of their extra costs and fees in addition to the $50 late fee that I pay when my rent is later than the fifth of the month. Which is occasionally due to my disability and inability to work at times. The main concern at this time is how a charge can be added after the bill has been sent and the worry that if those charges are not paid, there will be another eviction filed and more fees and penalties that I cannot afford. Thank you for your time.

  Business response

  02/28/2023

  We understand your frustration with this issue however after looking into this further it appears that there is a Judgement order that that was ordered on December 13,2022 that states that the court costs and filing fees are to be paid by you. Please reach out to the court if you do not have this Judgement. Please keep in mind that rent is due on the first of the month and you have a 5-day grace period to pay rent before it becomes late, and the late fee is assessed. The community generally does not accept promise to pay your rent, however, the community has tried to work with you several times. If you have any questions, please contact the community manager and she will be happy to assist you with any further questions that you might have. 

  Customer response

  02/28/2023

  They did not address my issue. They added charges to my account after I had already received a paper and emailed statement due for 3/1/2023. I acknowledged that the charges were due. It was the timing of the billing that I was questioning. 
  

  Business response

  03/01/2023

  After further review of your request, the community is not in control of the utility bill backs. We have a third party who is billing these charges. The company that we are using obtains the utility charges and produces the statements early in the month and mail them out, billbacks are not available until later in the month and then they are posted to the accounts. Please contact the community manager for futher questions that you may have.

• Initial Complaint

  08/04/2022

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  I got paid on August 3.. I tried to pay my rent online in the amount of $460.00… when I got on the website to pay it said I owed $757… I called and was told it was an eviction charge.. so I asked if I could pay the 460 rent now and pay the rest next pay… I was told no and there is nothing that can be done… I have the money and it is on time but now since my property manager / corporate considers my full rent payment a partial payment my rent will now be late,, so I will now have a late fee and another potential eviction charge be a if the refusal to help me… the eviction fee should be a separate charge and I should be allowed to pay my lot rent on time… I am thinking this is being done on purpose to make me pay even more than I should

  Business response

  08/05/2022

  We certainly understand your frustration with this  issue, however I did speak with the field regarding your complaint and i also looked up your transaction history. I see that your monthly rent is always paid after the fifth of the month. Which as you are aware that if rent is paid by  the 10th of the month we must file a dispossessory warrant ( eviction Proceedings )on all residents who are late. I also understand that the community manager has tried to assist you in getting a reasonable accommodation and unfortunately it was denied. Unfortunately we don't accept partial payments. Please contact the office so that the community manager can assist you further. 

• Initial Complaint

  07/19/2022

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  So I got a sewer and water bill from this company for two months after I moved. I moved out on May 31st. I wasn't the title holder on it. Besides the new owner had already paid for it anyways. So do you people want paid twice? When I try calling it always go to an voice-mail.

  Business response

  07/21/2022

  I can understand your frustration, however the water and sewer is billed a month behind the current billing cycle. Please contact the office with any questions that you may have. I will reach out to the  the community manager and let them know this is your concern.

• Initial Complaint

  04/06/2022

  Complaint Type:

  Customer Service Issues

  Status:

  Resolved

  More info

  Have now attempted to pay my rent 2 weeks strait through checking. Been here 5 years never had a problem. Both weeks It has never been withdrawn. Have not been able to speak to the community manager in over a week with multiple calls, multiple visits to the office. Contacted corporate and got absolutely no help whatsoever and no answer from them. I will now incur a late fee of 50 dollars and an eviction fee of 150 dollars because the community manager and corporate office failed to resolve the problem. Also almost every member of the community knows that corporate is just an empty office with no one actually at the phones, never have they r received calls back or had their answers called in years. It's just a front to look like they actually do something. The bosses only show up when there is a big meeting at the park, but we aren't allowed or givin any numbers to contact when their is a problem. They keep it all secret from the community.i want my late fee back and my eviction fee and I want this handled ASAP. This company should be investigated for their shady practices.includongetting 3 pedophiles in the last 2 years move into my park without a background check which is a requirement and put my kids in danger.i did receive an email back from the helpline with literally no answer other than we will contact management and nothing has come of it. Why don't they know how to fix this? Ridiculous.

  Business response

  04/06/2022

  Our apologies on the inconveniences that this has caused you, however after reviewing this complaint and speaking with the field to look into these issues, the reason that this resident has been unable to contact the manager is because she was out on surgery, she is back in the office now. This resident makes his monthly rent payments online and the attempted payment that was made on March 27th was returned and we were notified that no account exists. The late fees have been added because rent was not paid on time, Mr. ***** is more late than on time with his rent. He has lived at this address in the park for 26 months, 19 of those monthly rent payments were late. (He resided at another lot before purchasing this home)  The resident was credited back the duplicate charge once the manager was made aware of this clerical error. As far as the allegations of the company conducting "shady practices" on other residents, it is our company policy to conduct through background checks on all prospective residents. If you have any further questions please contact the office so that we can resolve any further issues. 

  Customer response

  04/06/2022

  [If you do not say why you are rejecting the company's response, BBB must close your complaint.] 
  
  Complaint: 16989497
  
  I am rejecting this response because: 
  I have loved in the park for 60 months not 26 and only started having late payments once laid off and eventually let go from my career due to work shortage. Just to set the record strait. As for background checks. I can provide proof of the pedophiles and people with past felonies that have been allowed in the park if they wish to deny the allegation of not doing background checks. Including a man who just ****** 2 children in the park in the last six months and was sentenced to prison for life after his previous conviction as a sexual predator before moving in. This matter has been resolved through park management, however the fact that no number is provided when there is a week of time with no management is definitely shady and should be handled more professionally in the future. Thanks.
  Regards,
  
  **** *****

• Initial Complaint

  03/06/2022

  Complaint Type:

  Billing Issues

  Status:

  Answered

  More info

  Y’all turned my water off 3 mouths ago n my water bill has been 300 for the last 2 mouths I jus talked to y’all last mouth n they said they cut it off from the main y’all have that on recorded lines y’all telling me that so y is my bill this high I can not pay this bill I let y’all get me for 300 last mouth I’m not doin it again so I need someone to call me asap l

  Business response

  03/08/2022

  We understand your concern and the inconvenience of this water issue. There was a broken pipe that caused this water leak at this lot. However the way that the billing is set up is that we are one month behind the billing period. This water issue has been resolved.

• Initial Complaint

  02/03/2022

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  On September 9 2015 I purchased a mobile home trailer located at *** ******* ** lot 1218 I have since live at and still live at this home. I was guaranteed the title to be sent over in two weeks and now it has been over five years every month in the last 5 years I have went to the office and ask for my title every time they tell me they will email the corporate office I have never received a response back from the committee manager or impact committees I have the bill of sale. I have invested over 10,000 dollars into renovation in this home I have never made a late payment on rent. And still no title. After i called the city of Columbus and doing six mouth of research I have found out that all it takes to get my title is for a member of impact committees to go to the Courts Of Clerks office ask for a copy of title take that copy to the auditor's office nexts door get the certificate stamps then take those stamped papers to the title office and they will transfer the name and then I take ownership. Impact Committees is also responsible for the last five years of taxes as well on the home.

  Business response

  02/10/2022

  Our apologies on this title delay issue, we are in contact with our Local attorney to get this title expedited to you, I am being told that this should be completed by the end of march. 

*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. ↩