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7 ‘smaLL.CLAIMS WRIT STATE OF CONNECTICUT ONY
This form is available is
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AND NOTICE OF SUIT SUPERIOR COURT
JD-CV-40 Rev. 7-22 in other language(s). SMALL CLAIMS SESSION
C.G.S. §§ 51-15, 51-345(9) www.jud.ct.gov
1.) Address of Court 2.) Case type code (See list on reverse page 1)
80 Washington Street H13
3.) ls this claim between a landlord and a tenant? 4.) If "Yes" to question #3, the ronal property is located in the following town:
(Select one) [x] Yes [| No Tariffville, CT.
Parties Name (Last, First, Middle Initial) and Address of Each Party (Number; Street; P.O. Box; Town; State; Zip; Country, if not USA)
Name: Blake Johnson Property Management, LLC (Select one) [x] LLC [[] Partnership
5) First Address: POB 568, Bloomfield, CT 06002 P-01
plaintiff (7 Individual [7] DBA [] Corporation
Telephone: 860 508-1253 E-mail: |johnson58@gmail.com
6.) Name, address, and zip code of Attorney for plaintiff(s) Attorney's Juris Number | Telephone number (w/area code)
Name: James Caraglio (Selectone) [] LLC [[] Partnership
7.) First Address: 1 Pennwood Road, Bloomfield, CT 06002 -
defendant [X] Individual [7] DBA [] Corporation
Telephone: 860 212-9930 E-mail: Jaycaraglio1@gmail.com
(1 For more than 1 plaintiffidefendant, attach Continuation of Parties (form JD-CV-67) and select this box.
8.) If this claim is a consumer debt, which is a debt or obligation made primarily for personal, family, or household FILED, why you
believe the statute of limitations has not expired.
JUN 13 2024
9.) In the last 6 months, how did you verify that the address given for defendant(s) is accurate?
Select all boxes that apply and provide the dates verified. HARTFORD HOUSING SESSION
[1 I checked town or city records (for example, checking a street list or tax records) on: (date)
[1 t checked with the Department of Motor Vehicles on: (date)
[x] | received correspondence (letters or other mail) from the defendant with that return address on: 5/04/2024 (date)
| received other proof from the defendant that the address is current (describe details below)
another dated piece of mail with the same address.
[x] At least4 weeks before this action was filed, | sent a letter by first class mail to the defendant at the address used and it has not
been returned to me by the United States Postal Service as of: 5/30/2024 (date)
Plus Costs [x] Plus pre-judgment interest™* **You MUST explain how much you
[aos (1 Plus double damages for security deposit withheld** want for each item in section 11 below.
*The Amount claimed cannot exceed $5,000 or $15,000 for a home improvement contract case (S20).
“If you are claiming pre-judgment interest or double damages for security deposit withholding, select the box(es). Do not include these
amounts in box 10.
To defendant(s):
11.) You are being sued. The plaintiff(s) claims you owe this money for the following reasons:
Tenant was provided with a reconci tion of charges which occurred during his tenancy (beyond normal wear and tear).
Total damages $4,086.38, minus security plus interest $1,310.66; plus filing fee $95.00 and priority mail of $9.85 for a total due
of $2,880.57 excluding pre-judgement interest allowed by the court.
The person signing be being duly sworn, states that he.or she has read the claim above and the information contained in this form and,
to the best of his/6} Mer knbwleflge, information and belief, there is good ground to support the claim and the information is true.
12.) Signed Le “Type in name of person signing at left and fitle, Fayiwiedbie} PSS SL Use Only (Date/Stamp)
Blake Johnson, Manager Proc Date:/2te4-00-75
-
Nurnber
sky, ibis
Subscribed and Date Jerk, Notal imissioner of the Su;
sworn to before me on 6/10/2024 ,
t ovarsone3a2s
ADA Ni CE Receipt GO08034
The Judicial Branch of the State of Connecticut complies with the Americans with Total: $25/00
Disabilities Act (ADA). If you need a reasonable accommodation in accordance with the “He tC UDA wmre4 7
ADA, contact a court clerk or an ADA contact Person listed at www.jud.ct.gov/ADA.
‘ ‘
:
, Blake Johnson Property Management, LLC
POB 568, Bloomfield, CT 06002 Phone 860/508-1253
Solutions for residential, commercial
and industrial tenanty alike!
May 30, 2024
Mr. James Caraglio
1 Penwood Road
Bloomfield, CT 06002
Subject: Security Deposit Reconciliation — 12 Elm Street, 2"4 flr, Tariffville, CT
Dear Mr. Caraglio:
A walkthrough was conducted at 12 Elm Street, 2nd floor. During the walkthrough there were a number
of items which were either broken, needing to be repaired/replaced or cleaned. Upon your initial
acceptance of the lease agreement on April 25, 2022 — you were furnished with a full tank of home
heating oil which was to be returned to the level of “full” at the end of your tenancy.
Attached is a summary and itemized reconciliation reports of those charges, and below is a calculation
summary.
Security Deposit $1,300.00
Security Deposit Interest $ 10.66
Total deposit with interest $1,310.66
Damages $4,086.38
Balance Due to Property Management $2,775.72
A payment of $2,775.72 is due no later than June 4, 2024 made payable to Blake Johnson Prope:
Management. .
Best regards,
Leigh Johnson
Blake Johnson Property Management
Enclosures:
1 Summary and Reconciliation Report
2. Security Deposit Interest Calculation
3. Breakdown of Damages Report
Summary and Reconciliation Report
Unit: 12 Elm St, Tariffville
Date: 5/30/2024
Tenant: James Caraglio
Damages beyond normal wear and tear Quantity Charge Unit Total
see attached breakdown of charges 1 $ 1,107.95 each $ 1,107.95
unpaid items
Electricity 1$ 54.49 each $ 54.49
Outstanding rent due 1 $ 2,158.34 each 2,158.34
Heating fuel 240 $ 3.19 gal 765.60
Damages total 4,086.38
Security deposit with interest $ 1,310.66
Total due to Landlord $_ (2,775.72)
Interest Calculator - Landlord Tenant Security Deposits »
Tenant James Caraglio
Property Location 12 Elm Street, Tariffville
May 1, 2022-April 30, 2024
Deposit Years Months Days Total Annual Monthly Daily
Amount Interest Rate Rate Rate
10/1/73-9/30/82 4.00% 0.3333% 0.0110%
10/1/82-9/30/92 5.25% 0.4375% 0.0144%
10/1/92-6/30/1993 4.00% 0.3333% 0.0110%
7I1193-12/31193 2.90% 0.2417% 0.0079%
1994 2.50% 0.2083% 0.0068%
1995 2.80% 0.2333% 0.0077%
1996 3.10% 0.2583% 0.0085%
1997 2.80% 0.2333% 0.0077%
1998 2.60% 0.2167% 0.0071%
1999 2.30% 0.1917% 0.0063%
2000 2.20% 0.1833% 0.0060%
2001 2.40% 0.2000% 0.0066%
2002-2011 1.50% 0.1250% 0.0041%
2012 0.16% 0.0133% 0.0004%
2013 0.11% 0.0092% 0.0003%
2014 0.09% 0.0075% 0.0002%
2015 0.08% 0.0067% 0.0002%
2016 0.08% 0.0067% 0.0002%
2017 0.08% 0.0067% 0,0002%
2018 0.09% 0.0075% 0.0002%
2019 0.15% 0.0125% 0.0004%
2020 0.15% 0.0125% 0.0004%
2021 $ - 0.08% 0.0067% 0,0002%
2022 $ - 0.06% 0.0050% 0.0002%
2023 $ 1,300.00 4 381 0.27% 0.0225% 0.0007%
2024 L$__.1,300.00 4 7.15 0.55% 0.0458% 0.0015%
0 10.66
Amount of SD 1,300.00
Total due T 1,310.66
Offer
Difference 1,310.66
4
Property: 2"4 Floor; 12 Elm Street, Tariffville
Date: May 5, 2024
Tenant: James Caraglio
Total: $1,107.95
oto Reference: De Wee cae
a
KIT (4) Unit cost items per Lease Agreement
1. Excessive cleaning; refrigerator cleaning $75
2. Excessive cleaning; stove and oven $75
3. Missing broiler pan $25
KIT (4) Exceeding normal cleaning Labor
LAV (9) a Interior kitchen cabinets and drawers, food, 5.25 hr x $38.75=$203.44
wrapper, etc.; debris remained.
Materials
b. Kitchen sink
$35.00
Cc. Floor surfaces throughout; debris remained.
d. Bathroom fixtures (tub, toilet and vanity) Total
* Cabinets, stove and exhaust hood were covered $238.44
with a cooking grease film; this was accepted as
“normal” wear and tear.
* Range-top drip pans replaced ($0.00-stock item)
KIT (1) Missing or damaged hardware Labor
LAV (2) a. Shower curtain, liner and clips ($44.27) .5 hr x $38.75 = $19.38
b. Shower head missing (Tenant installed shower
Materials
_- -wand) ($29.72)
$73.99
Total
$93.37
ATTIC (1) Wood work damages Labor
a. Tape and cardboard applied to walls (attic and 5.25 hr x $38.70 = $203.18
hall). Materials
b. Tape and staples applied to wood trim
$21.50
removing finish.
Cc. Foam glued to entire interior door surface. Total
d Cardboard with duct tape in painted fireplace. $224.68
* Several interior doors had severe scuffs requiring
”
repair; this was accepted as “normal wear and tear.
ATTIC Wall damages Labor
BR1 a. Deep gouges in sheetrock stairwell ceiling 3.75 hr x $ $38.70 = 145.13
HALL b. Duct tape installed on wall by fireplace pulling
Materials
STAIR drywall paper off
$10.00
c. +/- 3” hole in hall wall by thermostat
* Other wear and scuff marks were throughout unit; Total
this was accepted as “normal” wear and tear. $155.13
Other damages Labor
a. Broken window $138.28
Total
$138.28
My
MBR Abandoned articles; Indoor belongings; Chairs, animal Labor
STAIR traps, etc 1.5 hr x $38.70 = $58.05
Disposal
$25.00
Total
$83.05
Note(s)
1. Charges NOT passed on to Tenant:
a Interior wall painting
b. Shampooing carpet; required per Lease Agreement
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