To Whom It May Concern,
I am a resident of Oak Place…read moreApartments in Oklahoma City, Oklahoma, a property owned by Morgan
Properties. Prior to leasing my unit, I specifically asked the office staff about several concerns, including
whether animals were required to be leashed and whether residents were required to clean up after
their pets. I was assured that both requirements were enforced. Unfortunately, that assurance has
proven to be untrue.
While these rules are clearly stated in the lease, are mandated by Oklahoma City ordinance, and are
supported by Oklahoma state leash laws, Oak Place Apartments does not enforce them. Instead,
residents who report violations are treated as the problem rather than the violations being addressed.
This ongoing lack of enforcement has created an unsanitary and unhealthy living environment.
Although management may claim they cannot identify the responsible animal owners, this is incorrect,
as I have provided photos and videos documenting repeated violations.
Improper animal care can spread disease among animals and, in some cases, to humans. I consult
regularly with a veterinarian who is a former military veterinarian and performs USDA health
inspections. She advises me on all matters related to animal health, and her guidance reinforces the
seriousness of these conditions.
I have been a resident for less than five months, yet within a four-month-and-ten-day period, I
submitted over 28 maintenance requests, many for recurring issues. While Morgan Properties may
argue that ownership of the property changed shortly after I moved in, this does not relieve the landlord
of the responsibility to maintain safe and habitable living conditions.
One of the most serious issues involved the water heater. The hot water frequently appeared yellow,
indicating rust contamination. Maintenance repeatedly drained the tank, temporarily restoring clear
water, but the discoloration consistently returned. I documented rust on the bottom of the tank with
photographs and paid out of pocket to have the water tested. Rust in water can promote bacterial
growth and has been linked to health concerns including headaches, muscle aches, pneumonia, and
iron overload conditions such as hemochromatosis, which can lead to organ damage when exposure is
ongoing. After months of repeated requests, the water heater was eventually replaced.
Additional concerns involve the flooring throughout the unit. Portions of the vinyl flooring are not
properly secured. I was informed this was due to new flooring being installed over old flooring rather
than removing the old materials. This allows water to become trapped between layers, creating
stagnant water conditions that promote the growth of bacteria, mold, and algae, including harmful
organisms such as Legionella. A section of flooring beneath the stove is also unsecured, creating
conditions that allow pests, mold, and bacteria unless the stove is pulled out after each use, which is
unreasonable.
The carpeting presents further health concerns. In multiple areas, the carpet feels damp despite not
being wet, likely due to cold concrete beneath it. More concerning are areas where carpet fibers are
completely worn away, exposing the backing. Rotten or severely deteriorated carpet can harbor mold,
bacteria, dust mites, allergens, and volatile organic compounds, contributing to respiratory infections,
asthma attacks, skin rashes, chronic coughing, fatigue, and immune system impairment. A carpet
professional inspected the flooring and advised that patching would be ineffective because the carpet
requires full replacement. Although I was initially told a crew would move my belongings, replace the
carpet, and move everything back, management later stated that I would be required to move
everything myself, despite my disability.
The bathroom presents unresolved issues as well. Despite multiple maintenance requests, the sink still
does not drain properly, and the bathroom cabinet has not been replaced. The cabinet shows clear
water damage and rotting wood. Rotting wood creates conditions conducive to mold and fungal growth,
which can release airborne spores that cause allergies, asthma flare-ups, respiratory infections, skin
irritation, and poor indoor air quality.
Despite all of these documented conditions, the apartment manager and Morgan Properties' legal
department have denied the existence of any health or safety concerns, stating that no conditions exist
that materially affect health or safety and that Oak Place Apartments will not be complying with the
demands. This position is inconsistent with the documented evidence. These issues could have been resolved in a much simpler and more cooperative manner. Instead, they
have escalated unnecessarily. As a result of these conditions, my physicians will be conducting medical
testing for at least one year, possibly longer, to ensure that I have not suffered lasting health effects.