Notice to Prospective Tenants: Risks in Leasing Property Managed by Rod Cabezas

For those considering leasing through Mr. Rod Cabezas, property manager with Coastal Realty Group in Port St. Joe, Florida, please be informed of the following firsthand experience that highlights numerous safety hazards, maintenance deficiencies, and a lack of tenant consideration in property management practices. This information is provided to ensure prospective tenants are aware of significant risks and potential statutory violations before entering into a lease agreement.

This report aims to illustrate the concerning conditions and risks associated with the management and maintenance of the property at 111 Moonlight Drive, Panama City Beach, Florida, 32413. Based on experience, Mr. Cabezas has demonstrated a preference for the landlord’s interests at the expense of tenant safety, comfort, and health. The results of this neglect have had adverse impacts on tenant safety, quality of life, and overall well-being. Below is a summary of key issues and related statutes.

Documented Injuries from Property Neglect:

Due to the failure to address reported safety hazards, the following injuries have occurred to tenants and visitors:

  1. Multiple broken toes and sprained ankles from faulty staircase.
  2. Electrical shock from unsafe dryer outlet installation.
  3. Lacerations and punctures from exposed metal on doors, gutter debris, and a nail left unsecured.
  4. Knee injuries from unstable stairs and slip-related falls due to flooring instability.

Notable Property Conditions Violating Florida Statutes:

Electrical Hazards:

  • Breaker Panel Issues: Electrical circuits and breakers frequently trip or fail. This issue was repeatedly reported and left unaddressed, in violation of the duty to provide safe, functioning electrical systems under Florida Statute 83.20(3).
  • Improper 220V Dryer Outlet Installation: A 220-volt electrical outlet hangs exposed and improperly installed behind the dryer location. This presents a serious risk of electrocution, as reported to Mr. Cabezas but left unresolved.

Structural and Safety Hazards:

  • Loose and Dangerous Handrail: The upstairs handrail is loose and could fail if relied upon, posing a severe fall risk.
  • Unstable Flooring in Child’s Bedroom: The floor shows structural instability, which poses an immediate risk of injury.
  • Faulty Staircase at Entrance: Loose and sloped steps have resulted in injuries and remain uncorrected, violating safe egress requirements under state law.
  • Soft Flooring in Master Bathroom: Flooring depressions in the bathroom and shower areas indicate underlying structural damage, including potential rot.
  • Leakage from Master Bathroom Shower: Ceiling moisture and leaks beneath the shower raise concerns of rot and mold formation, creating an unsafe environment.

Additional Maintenance and Sanitation Failures:

  • Inoperable Living Room Doors: Double doors are jammed shut due to swollen wood, blocking a means of egress.
  • Swollen and Hazardous Garage Door: Difficulty in operation and an exposed rusty metal edge present safety risks.
  • Kitchen Ventilation Deficiency: Lack of proper ventilation is a sanitation hazard, failing to meet state rental standards.
  • Lack of Hurricane Shutters: Despite tenant willingness to install, the absence of necessary hardware for hurricane shutters puts tenants at undue risk.

Pest Infestation:

  • Property is infested with fire ants, termites, cockroaches, and other pests. Despite Florida Statute 83.51 requirements for pest control, property management has declined to address this issue.

HVAC Failures:

  • Both the central air conditioning and mini-split units were left nonfunctional for the majority of summer, requiring tenants to purchase portable units for relief in the Florida heat. This failure to provide adequate cooling further reflects poor maintenance practices and disregard for tenant comfort.

Conclusion

In my professional opinion, Mr. Cabezas, alongside property owner Nick Carver, has failed to uphold the standards required under Florida law for property habitability and tenant safety. Prospective tenants are advised to consider these issues carefully before leasing, as this neglect not only reflects poor management but presents serious safety risks.