Terrible management company. Zero customer service, obnoxious, rude & soon to be gone. SBB took them over or merged but the good news is their name is gone. SBB a bit nicer but still the stench of Chaparral lingers on their past incompetence. As an HOA Board of director who has to deal with these clowns, I see them on thin ice, and it's cracking every day. My board sees it too. Let's see where this goes over the remainder of their existing agreement with us. SMARTEN UP or release yourselves on your own recognizance. If I left it to the homeowners they would fire them in a NY Minute! read more

Chaparral Management, AAMC - the one & only but SBB has saved them for now anyway. - Homeowner Association Near Me - Spring, Texas

I got 2 days calling and nobody call back, their costumer service is zero, but they still sending letters, ah and they block the reviews in google because all of them are negatives read more

This Company it's just a scam. They commit fraud by send numerous registered letter to "enforce deed restrictions" which most are completely ridiculous. Not only that, they trespass on houses to take pictures of things that are not even visible from the street. Why nobody has done a legal lawsuit to this company??? It's about time to put a stop to this and let them take advantage of all homeowners. They are even getting pay with our own money that we pay to the HOA. Enough it's enough. read more

Horrible management company. For the first time in 25 years, I'm going to join the board of my neighborhood to see if I can get them out. This people don't know what they are doing but they sure are easy to collect fees from everyone. read more

Raising rates just because they can, we pay more than the gated community now. biased and harass homeowners

This is the worst company to deal with. They don't answer phone calls or emails. But will send out pictures of your lawn and trash cans and neighbors complaints of dog poo when you don't even own a dog. But when you are in need of assistance they are no where to be found. They are all also good at being liars and insist they sent you important letters about fees but actually don't. They also lie about sending fee waiver requests to your HOA board and say they are the ones who denied your request when in fact the HOA board has no knowledge of such request! They are completely immoral and rude and condescending. They also screen your calls and will pick up and say nothing. read more

This company is nothing more than a parasite taking advantage of homeowners. They don't follow through, aren't consistent, and are terrible at accounting. I am a board member, not just a home owner. read more

Rudeness overload! Staff was arrogant and not helpful. The woman I spoke with should work somewhere else away from people! read more

Facilities to pay a bill are nulls, need to register in to pay a bill on line. we are people with no expertice in tech due our age 94 and my wife 91why dont make easy to do it?. read more

Absolutely horrible, I cannot reach out to the company via emails or phones since they never reply, I was lucky to be on call for 5 minutes, then the call got cut off and then I can't call them again. Tried 3 times, on different phone numbers and they picked up without saying nothing. We got a complaint for the fence but it's not even mine. read more

They are terrible! You need an approval for any change which improves your property. If I want to plant flowers a bush or replace a broken picket I have to let them know. Since when is improving my property a violation? read more

I've lived under the tyranny of this awful management company for 5 years. I am so relieved to have sold my townhome that was under their HOA management. This company does nothing of value, not so much as answering a phone. They have been completely shuttered for more than a year, operating completely remotely, which makes me wonder what work they actually do anyway. Their online portal is a cheap piece of garbage that a high school "intro to web design" course could have done better designed. I could go on for days but they don't deserve any more of my time. read more

To begin with, this company does not return calls, much less answer them. For three months I have received letters telling me to pay my HOA, I sent my payment on January the 22nd, the check was cashed on January 28th. Tomorrow it will be a month that I called them to notify them that my neighbors were evicted, and all their belongings were next to my house, so far nothing have picked up or cleaned and here is the evidence, I took this photos today. I'm tired of all these. (The first photo wast taking the next day 05/13/21) read more

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they use a company called VIVE to suppoaedon check contractors which in turn steal the money from the contractors after the info they request was sent several times. I have all this for you if you would like to see. if they hire a babysitter to do their own work it's money wasted and you're hard earned cash down the drain. VIVE is a terrible Cali based rip off scam. please be careful. read more

I would not recommend this company they do not go by bylaws they go by their own laws they don't answer the phone they have fired everybody in the office so that way they can collect all their money before they do anything to our swimming pools in our amenities this place is horrible I would not recommend it to my dog and steel we do not have a board and I would like to know when our pools are going to be worked on or fixed read more

They do nothing about the cars parked on lawns , Barbeque's in front , or vehicles up on blocks for month. There's trash everywhere . I've even seen people dumping trash into the rain runoffs and dumping animals . It's disgusting . They will torment you if your grass touches your concrete and even insult you but parking on the lawn ? That's ok apparently because some people have been doing it so long , on Cypresswood drive for example , that there's no grass on their lawns . read more

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worst HOA in our communities history, past 18 years since we have been here, overcharging fees, fines , liens on their whim and appears we cannot rid ourselves of these cockroaches. low life bureaucrats all. if there was less than one star possible that would be my rating. RM read more

They rarely return emails, they write people up for dead grass while THEIR areas of responsibility are also dead, they don't remove graffiti, they don't enforce basic HOA rules, they allow non-residents to use the parks and pools, they need to be replaced. read more

I am in the process of purchasing a house. I ask for guidelines for landscaping my backyard. The person answered the phone did not answer any my questions, and I need to pay a ridiculous amount money to get it as part of closing. Now I am stuck in the process waiting for them to give me some answers; the seller on the other hand is also waiting for some answers from them. The bottom line, a million dollar deal might fall apart simply because of them no doing their job. Disappointing. read more

Chaparral management wastes their customers money by attempting to dine everyone for false infractions. Their idea of customer service is not returning calls or emails until they show up to an HOA meeting. My neighbor received a letter about the condition of his driveway with a fine attached over a month after it was already fixed. I was there when he opened it and we laughed. That letter cost our HOA money to send out, and they're more than happy to send it at our expense. read more

Awful company ran by awful people. I went to pay my dues last year and they made me sit outside their office for an hour because "they weren't open yet". This is despite the fact that they were all in the office working and the door was unlocked. All I wanted to do was drop off a check and no one would take it! We also just got a letter that said our original infraction was on 4/23 (it's currently September). The letter said a vehicle hadn't moved.... it moves all the time but we park it in the same place in the driveway so I guess they can't figure that out over the course of 5 months??? read more

Terrible property management company, openly hostile to neighbors reporting issues, the so-called "community manager" for our neighborhood (Tammy Evans) once told me at an annual meeting in front of hundreds or neighbors that because I had just moved to Texas in the last two years that "I should not bring my issues to the meeting." If your neighborhood is looking for friendly, responsive management, look elsewhere. The teams here are belligerent and hostile. read more

Terrible management company. I have no idea what they do with our HOA dues, because in the 11 years I have lived in my community, they have put in one new sidewalk, and replaced our small playground. Other than that, they do nothing. They send you notices for the smallest, nit-picky infraction, but if there is a REAL problem, they are unresponsive and unconcerned with solving it. Not once in the 11 years I've been dealing with these people, have they ever answered their phone, or returned an email. What a joke of a business. read more

Worst management company! They don't care about their communities, they transfer calls to voice mails instead of trying to solve any issues!

if I could give this place less than one star I would. Except for one young lady over there that tried to be helpful the rest are not worth a wooden nickel as my grandmother would say. They NEVER return phone calls...they use the excuse of the person must be in a meeting. I have been to the office if they were in a meeting you could see that if you stood up it's not a huge place. They complain to good owners who try to take care of their homes about stupid stuff and let renters and others get away with a lot of issues much bigger ie I get a letter about the 12 inches of concrete at the base of my house needing cleaned and the neighbors that live on the same street as the president of the HOA park several vehicles on the grass daily. They literally have a person drive the area on the 20th of the month and SIT outside your house for ten minutes (I timed it two months in a row) before they roll the window a crack and take a photo. When I finally sold my home I called to make sure everything was up to date (I pay my fees in December before they are due) and they had $80 in charges for certified letters (2 came same day with two in regular mail)..not sure who they use but that is some expensive certified letters (got one letter prior). I asked so that closing would be easy for the new owner. Nope...had to chase them last minute for documents that the new owner needed and paid almost 600.00 for hours before closing date. Then they hit me for over 100 more for legal fees for those two certified letters. These folks do nothing but over reach and are worthless in my opinion. The board kisses their ass and if you read your budget statement they pay way too much to someones friend for the pool costs (I know my partner has his own pool company) they lie and tell you the old trash company cancelled our contract...but in reality someone has to be getting a kick back for that awful Texas Pride company and many other things. I hope they get slapped with laws that stop their bullshit. WE PAY FOR THESE homes. Your job is to make sure property value does not go down not nit pick everything you can to justify your lousy jobs. read more

Do not do business with these crooks! They have what is called a "preferred-business" model. This means, certain businesses they employ, specifically those who cost more than the average Joe. For example, you put in a bid to rip up a tennis court and resod it. Somebody offers $3000 to do it and another company that they have used before offers $15,000 to do it, they will most assuredly pick the $15,000 company because it is a company they specifically do business with, and they can get more profit from the homeowners association. At homeowners meeting, they don't allow the board to say a word they control the meeting. When somebody raises a point they shoot you down. These people are which might also call Socialists, this is our way or the highway, this is the way we want it therefore it is law. You thought Congress was crooked, wait till you meet these people, especially the owner, Pam. read more

went to set up payment plan. door was locked due to coronavirus, no big deal. called to inquire, was not let in, everything went to voice-mail. callled back, talked to receptionist, couldn't even slide the payment agreement paper out the door so I could fill it out and drop it off with payment. during this time they should have some contingency plan to help people who walk up and WANT TO GIVE THEM MONEY!!!! read more

I agree with all the issues reported in the negative reviews. Chaparral Mgmt doesn't deserve a 1-star but there is no negative star available. I'm a longtime resident of Lexington Woods. My home has outstanding curb appeal, we have made updates and improvements consistently. The current Chaparral rep is defensive and hostile toward residents requesting help with problem neighbors. She is quick to point out that she has no responsibility other than what can be seen from the street and offers NO assistance to homeowners. Somehow, she has never seen my neighbors trash stacked in the driveway next to his house but has the ability to spot a small patch of mildew on my garage door at the end of a long driveway. The previous manager was very helpful and even sent us a letter thanking us for maintaining our property and creating such attractive curb appeal. The current manager WASTES our HOA dues by sending letters with COLOR printed pictures of our property supposedly illustrating infractions. The letters are NEVER signed with the name of the Chaparral rep sending it, but rather places blame on the Lexington Woods Owners Committee. The Owners committee is made up of a board of volunteers who are our neighbors. They are not stupid, petty bureaucrats seeking to aggravate homeowners...they are homeowners as well and care enough about our neighborhood to VOLUNTEER their time to serve. The staff at Chaparral does them a disservice by misrepresenting them as idiots. We have received 3 notices in the past year-- 1) yard needs mowing (duh, several days of heavy rain made the ground too soft to mow, our yard service mows every 2 weeks during the growing season) common sense SHOULD tell you that you needn't waste time and money sending a letter to the homeowner of a property that never has an overgrown yard. 2) this is just a courtesy letter to make you aware of something BEFORE it becomes a problem (really?? it's NOT a problem, but we're sending a letter anyway???) "Clean the right side siding on your home" we walked around the house and couldn't find WHAT they were referring to...after climbing onto the roof, there was a very small patch of mildew on the trim? THAT is a problem that merits a notice? 3) Clean garage door...Again, a small patch of light green mildew could be seen IF you walked up to the garage door NOT sitting in a car in the street like Chaparral claims to do. At least we HAVE a garage door (and it is in NEW condition) for over a year, our neighbor has had a broken garage door hanging down with junk spilling out the opening---there is a small tree growing out of the debris in the front gutter of the house as well. But I guess that's not a problem...frankly, I am ready to move. Terrible management and we are stuck paying their salaries. read more

The greater Houston area has so many good property management companies out there. Unfortunately, Chaparral is not one of them. These people are here incompetent, ignorants, unconcerned of your problems and down right thieves. I went to their temporary location to obtain my gate pass and pool pass. The whole office is in disarray and state of confusion. A money bag belonging to a neighborhood was left in the open in the couch in the reception area. When I tried to call my neighborhood representative, Toni J., never answered the phone. When I finally got her, she proceeded to let me know how busy she is and has no time for my concerns. All the while, she was arrogant, rude, condescending and pretentious. Then, she hung the phone on me. If you and your property/community are consider my these people, stop right here. They will take your money and provide little service in the slowest manner. The incompetently and thievery run rampant here. They are nothing more than cockroaches. After all, the flood from Harvey May have wiped their office out, but they are still alive and kicking to take your money. read more

Valerie Overbeck, Chaparral Manager for Oaks Of Huntwick, did an outstanding job coordinating and getting plumbers out to the community to take care of broken water lines due to the arctic blast of Feb 2021. Thank you Valerie for your hard work and quick action in getting water back on to the community. We appreciate you! read more

Awful customer service, refuses to work with the community. Sends ridiculous letters of "infractions" constantly. Management is awful, and very rude. read more

Things are improving. Fences have been replaced. Landscaping in common areas is still lacking.

Received the following accusatory email: We have been advised, and obtained photos, that there has been extensive damage to the reserve easement along Leah, that appears to lead to your property. While we do not have an application on file for any recent improvements please advise if this equipment used was part of improvements on your property. Kindest regards, Gloria Lee, CMCA, AMS Followed up by asking if they could share some additional details or photos and elaborate on what they were referring to. Gloria responded "Are you working on your lot with heavy equipment? Please let's keep the communication in email format" - obviously a CYA move I responded no, I was not working with heavy equipment, but attempted to phone them to see if I could get additional details as I do live there and might be able to help them. After getting a complete phone voicemail run around, the call was answered by Laura. She proceeded to talk to me as if I were a third class citizen and hung up on me. This is typical of my experience the past several years with Chaparral. I agree with most other reviews on the web that state that they are quick to hide behind letters and threats, but will not talk to you or return calls or emails typically. read more

I tallied up the landscaping costs in my neighborhood to $179,000 and when I asked the Director of Operations for an explanation line by line, an email was sent stating they don't have the resources to expend on answering my questions. Not only is this place terribly run now, it's always been the worst management company since I was in high school. In my neighborhood, no one returns calls, the HOA President is a financial advisor, yet this he can't even help them negotiate decent contracts???? It appears they make their own rules. My neighborhood has a terrible speeding problem and loose, unaltered animals everywhere, however, instead of utilizing a budget to curtail the speeding and helping the animals, we have a bunch of morons in charge that spend $179,000 on landscaping. It appears they must hire their friends or companies they like to work with, regardless of the cost. I'm still trying to understand what is so great about the landscaping in my neighborhood that it has to reach into the cost of a college education. Maybe that's because no one at the company or my HOA actually have a solid educational background to think like a rational adult to find quality and a reasonable cost. I have been racially profiled by members of the HOA board, and years ago the crazy woman who ran this place before the current reign attempted to bully my parents, however, it never worked. I guess they are happy to work here so they can reap the benefits and profits of the outrageous contracts such as $179,000 in landscaping costs and over $74,000 for a security that's not even 24/7! Wow, only in America. read more

Happy with how Chaparral Management conducts its business and especially manager Valerie. Been a resident since 1992 and since Chaparral came onboard, things have been getting better. Keep up the good work!! read more

I agree with all the previous 1 star reviews. Rudest people that I have ever dealt with. Their receptionists always answer the phone with an attitude. Are they trained to be rude with the residents of communities they are paid to manage? Then, they transfer you to someone else's extension who is supposed to "answer your questions" but they never pick up or return calls. It takes me several tries before someone who is in charge of our neighborhood to actually pick up. I have lived in my community for several years, and I don't see why community stays with this company if doesn't bring any value rather than fight with homeowners and treat us like we're beneath them and it's such a hassle to deal with us. read more

Worst company ever. They never answer the phone nor return a call when a message is left. They hide behind notice letters, and thread a litigation lawsuit whenever they have a chance. They are milking money from the pockets of hard working home owners. Stay away! read more

We are facing same problems as everyone else. They nit pick everything to run up charges on homeowners and make themselves look like they are doing a good job for board members of the HOA yet they are ignorant in their petty demands. Why not get the trailers, cars parked on street, businesses run from homes and animals running loose taken care of???? Nothing is done about real problems. Why can't they fix broken sidewalks and curbs? No, those things really would make a difference. These women are thinking we live in the Woodlands lol. Terrible management company. read more

Horrible management company. Have to complain every year about the same neighbors. Don't respond to issues according to our deed restrictions. Don't address repairs on common property. Never see any financial statements of neighborhood expenses. read more

So, my dad is having a hard time because Chaparral Management says that our house is not painted an appropriate color and that causes the whole subdivision to go down in value. We have had nothing but problems recently with them and things are not looking any better. In recent years, the neighborhood has declined in value, not because someone painted a house a wrong color and "without approval." It's losing value because of all the drunkenness, all the drugs that come through here, and the lack of security in this neighborhood. There's a park right in front of my house. This park is a nice park, except for the fact that it closes at 10pm, the lights turn off, and EVERY night there is at least a different car parked outside our house doing God knows what in there. They are there until 3 am sometimes. It's a security issue. We have no idea if they are watching our home or our neighbors home, and this needs to stop. There used to be a cop parked on our street every night, but since they made this park he's not there, so people just do whatever they want at whatever time they want because there is no one there to stop their nocturnal activities; much less is Chaparral doing anything about it. Back to the paint. Ridiculous, and bureaucratic Architectural Control Committee is telling us to paint our house(no specific part of the house, just the "house") another color, even though our house is still the SAME COLOR it has been for more than 30 YEARS. They are sending threats because our color does match our neighbor's homes. Well, duh! It hasn't matched theirs the whole time I have lived here. It's nothing new. Truly, they just want to make a buck off of us and start a gentrification movement here in this community. "For the LOVE of money is the root of all sorts of evil" - 1 Timothy 6:10. The 1 star they have is a travesty, they don't deserve even one. They don't call you back when you call, you get transferred quicker than you can say why you're calling, horrible customer service, bureaucratic and oppressive management, and terrible sense of taste. Do not hesitate to call those who are over them in authority, and those over the ACC in authority. They deserve to know how lousy these people(ACC and Chaparral) are in managing, customer service and keeping yours and my community safe. That is all. read more