All of my original post is true but I will mention that upon moving out we did not receive one cent…read moreback of our security deposit. I have worked for cleaning companies and we cleaned that townhome top to bottom, three of us and still nothing. They itemized what they used the money on but some of it seemed ridiculously expensive in my opinion. So just be aware you probably won't receive any money back but they are a great place to rent from until move out!

2 words: RAT INFESTATION…read more Property Address: 1022 Humboldt Street, Manhattan, KS. This was, by far, the worst rental experience of our entire Army career. My family and I have rented from multiple landlords and property management companies across several duty stations. We have never experienced anything remotely close to what we dealt with at Alliance Property Management. Near the end of our lease, rats began entering our home through the plumbing. Not just one rat. Multiple rats. We eventually confirmed they were coming through the bathtub and toilet. This started immediately after major plumbing and drainage work had been performed at the property. My pregnant wife and our young daughter were forced to leave the home because we no longer felt it was safe for them to remain there. Alliance was aware of the situation. Instead of treating it as the serious habitability issue it clearly was, we found ourselves having to convince them that rats entering through plumbing fixtures was not a normal tenant pest control problem. The problems were not limited to the rat infestation. Lawn care was included as part of our lease, yet the yard was routinely neglected to the point that it was embarrassing to have visitors over. It was another example of Alliance failing to provide services that tenants were paying for. Despite everything, we still went out of our way to leave the property in excellent condition. We hired Mamas Helpers 316 LLC to perform a professional move-out cleaning and paid $370 for the service. We hand delivered the invoice to Alliance and were told they already had it. Alliance then charged us more than $500 for additional cleaning, more than $300 for "maintenance," and $333 for carpet cleaning. We have no complaints whatsoever about the cleaning company. They did an excellent job. Our issue is with Alliance charging hundreds of dollars for additional cleaning after receiving proof that a professional move-out cleaning had already been completed. The home was spotless when we left. No itemized cleaning invoice was provided to justify the additional cleaning charges. We were simply billed hundreds of dollars despite already paying for professional cleaning and providing documentation of that cleaning. We were also charged for alleged tape on a ceiling fan that we did not place there, removal of a plastic bag holder that we voluntarily reported after move-out, blinds that were already deteriorating from age, and other questionable maintenance items. The amount of money is not what bothers me most. What bothers me is the pattern. A military family was forced out of a home because rats were entering through the plumbing, and after all of that, Alliance still found ways to aggressively pursue our security deposit while providing little transparency regarding the charges. The entire experience felt predatory. I would strongly discourage any military family, student, or local resident from renting through Alliance Property Management. Based on our experience, I seriously question the ethics of this company. No employee should be proud to represent a company that was willing to leave a family dealing with rats entering through the plumbing and then aggressively pursue questionable charges against their security deposit after they moved out.

I rented from Black Dog Properties for less than 6 months due to unforeseen circumstances with two…read morepeople on the lease. In that amount of time, there were a few things that came up I wasn't quite satisfied with and think people considering this company should consider before signing a lease. I am using this as a review to make people considering Black Dog knowing what issues a previous tenant has had before signing a lease. Upon moving in (2/4 people on the lease had already lived there for a year) we had issues with a room not being hooked up to the heating and air conditioning ducts in the ceiling that they finally fixed, it is my understanding there was a maintenance request placed prior to me being on the lease. We also had an ice maker that didn't work and would flood the kitchen if turned on. It is to my understanding that there was a maintenance call prior to my name being on the lease but they didn't replace is and said not to use it. So we had to deal with the issue of not having an ice maker and the kitchen flooding if someone accidentally turned the ice maker on. After moving out and our lease ending at the end of the year, we had issues with Kansas Gas, Black Dog and their new tenants. Black Dog apparently does not check if new tenants turn on the necessary utilities for the properties they have, as we kept getting charged for gas service after our lease was up due to Black Dog not reverting to owner and the new tenants not signing up for gas service, but Kansas Gas could not shut it off since it is in their cold weather season. We finally got this situation figured out but it shouldn't have been an issue to begin with. So once again, PLEASE think and consider these issues before renting from Black Dog Properties.

Great company! I've worked with many different property management companies over the years. I find…read moreBlack Dog properties to be the best. They truly care about the tenants. Couldn't be happier with my experience.

Frontier has overall been a middle of the ground property company. They will send maintenance out…read morewhen there is a problem, usually within a reasonable time and pricing is not terrible (for most units). Some of the employees are actually pretty helpful when it comes to questions and give you advice or resources to resolve the question, especially Melia. Though, some of the other staff can be a bit unprofessional. I was shocked when I asked about why my co-signer needed to sign on a pet addition for my roommate and the response I got caused me to lose some respect for Frontier (see attached). I am your customer asking a question, not your relative, not your friend. Please reconsider jumping to assume a client is arguing with you over a text next time they are asking you a question. Who knows, maybe they are having a rough week, or are just fed up with clients, but I saw no reason for this response I got.

i would recommend anyone who is thinking about renting from Frontier to do the OPPOSITE. TERRIBLE…read moremanagement, terrible maintenance services. the peasants at the front desk are resilient on doing their jobs, and always have a terrible attitude if you ask for literally anything. In the 2 years i rented from Frontier not once did the change the air filters on the AC units in the property. MIND YOU ALSO no matter how clean you keep the property they WILL over charge the heck out of you for "cleaning" fees. I REPEAT DO NOT RENT FROM FRONTIER!!!!

I really enjoyed my time at HRC. The unit had plenty of space for all my furniture, even moving…read morefrom a house. the kitchen and living room was open concept which i really liked. If i ever decide to rent again i wouldn't rent anywhere else.

I just moved into a townhome with HRC and I am very happy with the space. I appreciate that it was…read moreclean and the landscaping and lawn care was very nice. The office staff was very helpful in the process of choosing the right unit for my needs.

We recently put a deposit down on an apartment with Cobalt Real Estate Management for our daughter…read moreand her friend, and the experience we've had with Belinda has been a huge reason why we chose to move forward with them. From the beginning, she has been professional, responsive, patient, and genuinely helpful throughout the entire process. Finding housing for your child can be stressful, especially being out of state and not being able to physically see everything yourself, but Belinda made us feel comfortable and confident every step of the way. She answered all of our questions, communicated clearly, and even took the time to explain where local shops, stores, and things around town were located to help our girls feel more prepared and comfortable. Knowing our daughters will be taken care of by a company that truly cares makes us

Horrible company. They are quickly to get money, slowly to perform service, and very aggressive…read moretoward customers who try to deal with them. They do not clean and fix the damages in house before moving in date, and never come for fixing the issues. They would violently take a crazy amount of punishment fee for any "faults" that can happen due to third party services. For example, due to the electrical company system, my account was not verified so the first bill came to Cobalt instead of my address. Cobalt immediately issues $200 fine (beside the electric bill that I have to pay) to my account due to that "mistake" and refuse to discuss about it. The electric company sent a document to explain and apologize about the situation, but Cobalt did not consider it. Delinda, the manager, almost shouted to my face that they will take that money no matter what, and if I refuse to pay, they will take it directly from my deposit. And, you will have to pay for washer and drier by coin, while those machines are always dirty because there is no maintenance and cleaning at all. When we talked about it, the manager also replied very violently that they will do nothing about it and we will have to pay to use it. The customer have to pay and cleaning and maintaining the machines by themself. The damages that we reported include: broken window curtains, messy storage (they replied after 1 month of report that they keep those stuffs - look like trash - for later use and we have no right to use that storage room which is in center of my apartment), dirty coined washer and drier and washing room, problematic dishwasher, uncovered electric outlets, severe water leaks from ceilings. Despite of reporting on their Meld website, multiple emails, and at least 4 times of calling, they just don't come to fix them. Besides, what we did by ourself includes replacing multiple broken lights, cleaning the dusty house, deep cleaning the carpets which are smelly. We have to do all those things because we know there is no hope that they will care, while we need a clean place to live as soon as possible. The point is, they keep your deposit, and they have all the rights on it. You are trapped once you paid them. Trust the 1* reviews - which are many here - and stay away from stress working with these guys.

American Property Services is simply the best! Amazing customer service! I had an issue with a door…read moreon my property and they sent someone out next day and it was fixed! I wouldn't rent from anyone else

Terrible experience with a left behind device they apparently threw it away even though we told we…read morewould come pick it up the next time we were in town. Will not airbnb properties they manage again

If I could give negative stars I would. This is the ABSOLUTE WORST housing rental company I have…read moreever seen. We moved into 718 Osage on May 1st, 2022. When we arrived, the house was far from what we were expecting. The carpets were dirty, the house was dirty (mind you they state in their lease that you have to use one of their very expensive cleaning companies to have the carpets cleaned before move out, which would be more understandable if they were clean when we arrived), the outside was overgrown, broken cabinets in the kitchen, water leaking in the basement, broken blinds, holes in the wall, broken windows in the sun-room. Unfortunately, due to being a military family overseas we were not able to see the house before move in. The staff at Italian Estates incompetent and rude, especially the woman Casey. When you let them know of issues they take literally MONTHS to resolve them. For example, when we moved in there was water leaking out from basement stairs. We let them know immediately, as it was a finished basement and our bedroom was down there. After staying on them ALL summer because it was super inconvenient (we had to lay our own towels down on the floor to continuously absorb the water and there was mold growing on the walls), they finally started working on it August 1st. They say they have reputable contractors, but this is simply not true. For example, to fix said leak above they were supposed to come take out the basement stairs to see what they could find. I came home to find, that they had removed the steps in the backyard that go into the sunroom! Not even the right steps. I addressed this and they came back another day to take out the basement stairs and fix the back door steps, which they didn't even do correctly and had to return yet again to fix. As well, they were supposed to come back to paint them, but never did. After pulling the carpet on the basement stairs, we found that there was tons of mold and nastiness. They had the audacity to then try to put that SAME carpet back on the stairs, we refused and they brought new carpet. However, when they installed it and we walked down the stairs we could feel the staples poking out and they had to come back yet again. Back to the leak, they determined that they were going to have to dig up our back yard to get to the pipes, this didn't happen August 31st. Don't worry I'll attach the pictures of their work. They then had to come back again this spring to fix the SAME problem, leaking water in the basement, and how they "fixed" it this time was even more ridiculous. On top of that, they are trying to charge us $1170 because "their plumber pulled a t-shit out of the pipes", this is simply not true. There are no children in the home, only three adults who I can assure you are not idiotic enough to put an entire shirt down a drain. Although, the leakage was the biggest problem, there were plenty more and each time someone would come they would leave a mess and track mud all through the house and carpets that we are supposed to be responsible for. It was truly unacceptable. We were constantly being inconvenienced by them having to come and work on something. As well, you can't count on them to show up on time or to even give you a time sometimes. Half the time they would show up whenever. Additionally, the price of this rental was WAY too much for what it was. We were charged $1350 and we experienced nothing but problems the entire time. Now that we are out of the house they have kept the entire deposit. They are trying to charge us $160 for carpet cleaning in two rooms and the stairs. The carpet was never even cleaned before we got there even though the lease states me must do this and the stairs have recently new carpet. As well, their workers are constantly there for something tracking mud. They are also trying to charge us $285 for cleaning two restrooms, the kitchen, and "house touch ups", this house was not clean when we got there and we left it much better than how we found it. This rental felt like a constant scam and continues to do so. Only rent from this company if you want to overpay, constantly have problems, deal with rude and incompetent people, and be charged extra for unnecessary things.

This property management offers lovely gorgeous homes at affordable prices and caters to college…read morestudents needs.

This company is a joke. They sent us a lawn violation at the beginning of last month and I…read moreexplained to them that I was pregnant and my husband is 100% disabled veteran and we would hire someone as soon as we could. The next violation that was sent we explained that we were in the hospital delivering our stillborn son and I would take care of it as soon as possible. This was Rachel Mace's response: "I am sorry for your loss and sympathize with your current situation. We will look past the lawn this week but we do have covenants that must be enforced. We expect the lawn to be taken care of by the end of next week." We had our nephew mow our lawn that week and hired someone who started mowing for us the following week. Today I recieved another lawn violation (by mail for some reason?) that "this will no longer be accepted", despite our lawn having already been professionally mowed prior to the date of this letter. If you want a property management company who is going to add value to your HOA, rental property, other community? Find someone else.

Do not rent from this company. If you do, you better forget about getting your deposit back AND…read moresave a bit every month because you will also get charged for anything & everything they can think of. And I mean everything. For example $180 for "transitional maintenance", $190 for "transitional cleaning" another $190 for "transitional maintenance"- yes twice? @ $190 ea- , $99 for painting, $45 city charges(?). The place was OLD & dirty at move in & total ant/spider infested. When the agent came for a walk thru during move out, he said the apartment looked amazingly clean and if "they" don't give back the deposit ... That was concerning. Just got a letter saying that they kept the deposit & $220 is owed. This was a studio apt rented to a clean freak girl. They are discussing. Other reviews are similar. One star, because I had to.

David and his team are phenomenal. They were patient and thorough to answer every question and…read moreprovide thoughtful, honest answers. They truly want to do what is best for their customers and treat you as family. We both bought and sold through Foundation and both experiences were amazing. I highly recommend!

Foundation realty was a blessing! My wife and I PCS'd from…read moreFort Benning, GA to Fort Riley, KS. This was our first big move away from the East Coast and first home purchase. We did not have the ability to physically be in Kansas so we did the house searching and eventually getting under contract process, remotely from Georgia. Naturally it was a bit nerve racking since we were unable to physically be there to check out all the properties but, thankfully through the professionalism and exceptional service that foundation Realty provided, our concerns were alleviated. I highly recommend using them wether it be for buying or selling your home. You can place your trust in them to go above and beyond delivering on your needs.

Where do I begin with this place?!?!…read more We were promised a lease through August 30th 2015 since my boyfriend planned on leaving the military when his contract was over on August 27th. Andy Carson told us at the time of signing the contract that we would be able to do this (instead of leaving July 27th, 2015) when they sent out the emails to re-sign leases in January 2015. I told his secretary in the email in January 2015 that we would like to stay until at least July 31st. She said this was fine and offered to give us more time, hence when I said we should do August 30th to be safe. I was told this would not be an issue. In March of 2015, I was called by John Carson's secretary and asked if we were re-newing our lease, I explained to her that we had figured this out in January. She said they had no paperwork or verification of this and I offered to show them the emails. She declined my offer and said that John Carson would need to speak with me about the issue. She even confirmed that there were other tenants here who were promised by Andy Carson's secretary that they could stay longer than what was on the lease through email. But that didn't matter, obviously. I told her that was fine. TWO WEEKS LATER AFTER CALLING EVERY DAY, he finally returned my call and pretty much said we were out of luck and HAD to be out on the day his contract ended with the military (August 27th) and refused to honor his OWN BROTHER'S promise to me. I did not push the issue further knowing that there was no point. Well today... My boyfriend was outside cleaning his car when he was approached by a woman that asked him to stop and go elsewhere. Not knowing who the woman was, he said he would be more than happy to speak with the landlord about the issue if she had a problem with it. We have seen this woman numerous times and she has seen us while walking her dog. She herself has broken rules at this place by walking her dog without a leash (which is a violation of an email notice and change to the lease rules that was sent out in December and January of 2014-15). Turns out, she was an employee of Carson Property Management that also resides within the building. I understand that his car appeared to be "smoking" and is loud since he has a turbo in it and that CAN be disruptive. I have no issue with her thinking this was an issue. However, 2 hours later my boyfriend received a call from the MP's on Fort Riley and also the Riley County Police Department to go downstairs. After speaking with the officer, he was told that we would most likely be evicted and that was that. He even told the officer he has lived here for a year and a half. Shortly after, I received an email from ANDY Carson even though apparently he does not run this building anymore and JOHN Carson does stating that my fiance (whom I marry in one week; thanks for the ADDED stress) needed to be out BY TOMORROW because he is not on the lease. The day we picked up the keys, I was unable to attend because I was working and asked Andy Carson if my boyfriend could please pick up the keys for me and check the apartment for pre-move in damages for paperwork since he will reside here as well. He said that this was FINE. My fiance (and legally common law husband who is re-enlisted and currently active in the military) is not on the lease because we were not married at the time and had not lived in this residence together yet and he still technically had a barracks room. Now, we are supposed to be moving into a new home on July 21st (three days) and Andy Carson refuses to let him stay. His reasoning? Because he was RUDE AND DISRESPECTFUL to the woman. Who he was not aware was an employee and who APPROACHED him out of nowhere instead of contacting HER BOSS AND THE LANDOWNER to approach us and discuss the matter with us. This is an absolutely horrible place to live and I am now contacting the RCPD and upper levels on base to make sure that this place is blacklisted to military. I have also had discussions with other tenants who claim that they have been screwed over as well. For example, not getting security deposits back for more than 30 days which is not only a violation of their OWN contract but I believe is against the law. Please find somewhere else to live. ESPECIALLY if you are military.

This place is a joke! For the most part living in these apartments are quality, but if you expect…read morethings to get done at your apartment within a month NO. We moved into a friends place when he moved back home and found out John charged the family well over 3/4 of their deposit and beings we moved in other that the floors being cleaned nothing was done. Fast forward to when we moved out John made a hilarious comment about my friends family being mad about his charges and made the comment that even if he does not do the work he as to right to take your money. So he will absolutely charge you and pocket it. It has been over a month since we moved out and still waiting on our deposit to be returned. We called and got another John Carson special excuse on why nothing is ever his fault. My wife and I currently are going to bring clams on him with the better business and Manhattan Kansas about how he does business. If you want to live in a place this is not the worst just be ready to never get anything done for a month minimum, and if your check in - out list is perfect so he can't jack you around everything will be fine.