Consumer complaint received 2025-08-23 00:00:00
Product: Debt collection — Rental debt
Issue: Took or threatened to take negative or legal action — Seized or attempted to seize your property
Company: S.B.S. Trust Deed Network
State: CA

Complaint narrative:
Disputed Debt and Improper Collection Practices I dispute the alleged debt of {$2500.00} that is being claimed by my XXXX XXXX XXXX XXXX XXXX and its collection agents. SBS LIEN SERVICES has claimed multiple different amounts due. One currently due per them is {$4400.00}. 

I have repeatedly requested, both by phone and in writing, proper validation of this debt. Despite these requests, no substantive response has been received. Attached is one of the letters I previously sent, along with proof of service. Instead of providing lawful validation, the collection service has continued to contact and harass me and my family. 

Under the Fair Debt Collection Practices Act ( FDCPA )

, 15 U.S.C. 1692g ( b ), I am entitled to full validation of the alleged debt before further collection activity can proceed. This validation must include, at minimum, the original signed contract with my wet signature or other legally sufficient documentation establishing my obligation. Until this validation is provided, all collection activity must cease. Improper Fees and Billing Practices For years, I have requested proper billing statements so I could pay my XXXX dues in a timely manner. Instead, the XXXX has imposed additional fees, penalties, and fines without proper notice or explanation. These practices violate California Civil Code 5650 and 5700, which require assessments to be transparent, properly noticed, and fairly levied. 

Improper Lien and Foreclosure Threats Despite the lack of debt validation, the XXXX or its collection agents have placed a lien on my property and are now threatening foreclosure. This conduct is unlawful. Under California Civil Code 5720, an XXXX can not lawfully foreclose unless the debt is valid, properly noticed, and exceeds statutory thresholds. Filing a lien and threatening foreclosure on an unverified and disputed debt constitutes an abuse of process and a violation of both federal and state law. 

Demands for Resolution To resolve this matter fairly and lawfully, I demand the following : Full debt validation in compliance with the FDCPA, including the original signed agreement or other verifiable proof of obligation. 

A complete and itemized accounting of the alleged debt, showing exactly how the balance of {$2500.00} ( including dues, fees, and fines ) was calculated. 

Immediate release of the lien placed against my property, as it was filed without proper legal basis. 

Cessation of all collection activity and communications with me and my family until validation is provided. 

Removal of improper or unauthorized fees and penalties that were added without adequate notice. 

An immediate halt to all foreclosure threats or proceedings related to this disputed debt. 

Consequences of Non-Compliance If these demands are not met, I will escalate this matter by filing formal complaints with the Consumer Financial Protection Bureau ( CFPB ), the Federal Trade Commission ( FTC ), and the Office of the California Attorney General. I also reserve the right to pursue all legal remedies available, including civil litigation, for violations of federal and state law.

Company public response: Company believes it acted appropriately as authorized by contract or law
Company response to consumer: Closed with explanation