I am a vendor of Gates Hudson and have had great interactions with many of their property managers. They look for the best solution for their properties and are easy to deal with. Bob read more

I moved out of Broadstone Van Dorn, an apartment managed by this company in August 2025 and is yet to receive my security deposit. At first, I ignored it at 3 months giving them time to send. When I finally went in to the leasing company, I was told I was being sent an amount that didn't sound right. I had to do the review only to see that i was charged twice by the utility company for the month I moved out, but no one double checked and sent over 90% of my deposit. I did the calling to the utility company myself and was told by the leasing manager that "I just sent what was billed by the utility." Since then, I have been calling back and visiting for my deposit, yet I keep getting told they are working on it. No answer of what the issue is or what is being worked on or even an accurate estimate because I keep hearing in two weeks, before the end of the month and none of it has been true. I then moved to another state and even drove all the way to VA from Philadelphia and one of the associates called the corporate explaining that I had come all the way from Philadelphia, but the accounting team on the phone was mad at her for calling them, so she kept apologizing for calling them. They were mad for being called and asked about their job? what about me that drove 3hrs. So yes, I drove back to Philadelphia without an answer. That is how horrendous this company is. BE CAREFUL ESPECIALLY BECAUSE THEY WILL SEND YOU RENT BILL REMINDER 10 AM ON THE DUE DATE BUT CAN'T REFUND SECURITY DEPOSIT. It's July 2026 and have yet to receive it so yes, the law will be the next. read more

Gates Hudson is property management over Willow Bends Townhomes f.k.a Hideaway Townhomes and they took $1360 from my deposit. They acted as though I did not complete a move out clean which isn't true, I took photos and I only lived there for 1 year and they charged me $1200 to replace carpet that was not damaged but needed a clean, again I have photos to prove this. I have reached out to Gates Hudson, (waiting on a response), I notified the BBB and I am planing to file a small claims complaint if they don't resolve this matter ASAP. I shouldn't have to do any of this they know that amount of money is not owed to them. They also charged me $35 each to replace 5 blinds that are $10.47 at Walmart. read more

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They are totally unresponsive. The building has lacked reliable hot water for over a year and all they can say is that "a contractor is working on it". The quality of the work they do, observable in my apartment and the common areas, is poor at best. read more

This company is horrible, their assistant manager John Lyons threaten some of our neighbors as we don't want the landscaping company that they hire BrightView to butcher our plants. See pictures of what they have been doing. They call it "dormant pruning" looks like butchering. They also lied saying that the plants would grow in a few years. read more

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Holly Spring Meadows serves as the residential area, while Gates Hudson operates as the corporate entity overseeing it. The issue at hand revolves around the fact that I am consistently billed for water usage every month, while none of the other occupants in my building seem to be. Consequently, I find myself responsible for covering the water expenses for the entire building. Seeking clarification, I approached the office to inquire about these charges, only to be informed that everyone is, in fact, paying for water. However, upon conversing with five other residents within the building, I discovered that none of them are being billed for water. To provide specific instances, during the period from October 18th, 2023, to October 27th, 2023, an amount of $26.69 was charged to my account. Surprisingly, on October 27th, 2023, I received an additional charge of $93.86, which covered the period from that date until December 4th, 2023. Furthermore, for the month of January, spanning from December 4th, 2023, to January 4th, 2024, I was billed a total of $112.22 for water usage. Throughout my time at Holly Spring Meadows, I have encountered numerous problems. However, this recent incident is not the first time that myself and other residents have fallen victim to deceptive practices. Previously, they attempted to charge us for gas, despite the fact that residents were already receiving gas bills separately. This additional charge was conveniently tacked onto our rent, leaving us with no choice but to pay it. Fortunately, I managed to secure a refund on that occasion. Unfortunately, any sense of relief was short-lived as they promptly overcharged me for water, effectively snatching back the refunded amount. Update: It has come to my attention that you have removed your initial response to the original review. However, I noticed that in your latest response, you failed to include the part where you advised me to refer back to the lease agreement. Although I appreciate your effort in deleting and modifying your response, I believe this only reinforces the lack of integrity within your company. Update: Despite my conversation with management, I was unsuccessful in finding a resolution. However, I did receive additional details about the water charges. It's important to mention that our units do not have washing machines; instead, there is a laundry room in the basement where residents must pay to wash their clothes. What's surprising is that even though individuals are paying to wash in the laundry room, everyone in the building is still charged for the water usage. This means that Gates Hudson is actually profiting from the residents using the building's laundry facilities, as tenants are still responsible for the water bill. I personally go to the laundromat. So I'm still being charged for tenants who still (pay to wash in the laundry room.) Update: Once again your response has been updated for the 4 or 5 time. I genuinely have lost count. You made it a point to include a statement regarding the lease agreement back into your most recent response. (Nothing about this company is transparent.) I will continue to update my review so people know how sneaky and misleading this company really is. Update: If you're considering signing a lease here, I would advise against it. The issue isn't with the office staff though they have a high turnover. It's rather with upper management. They engage in questionable practices and can be quite deceptive and vindictive. If you voice any concerns or express dissatisfaction with their minimal efforts, they will retaliate. read more

Simply horrible !!! There Site is down you cant even sign in, you cant get a live person. Simply bad, shy away read more

Awful. Our association went through 5 managers in less than 4 years. Horrible accounting practices with messy coding for line items. Finally terminated with contract was up and took about 18 months to clean-up the mess they left behind. read more

No one answers the phone and there is no option to leave a voicemail. Additionally, they don't respond to emails. Complete lack of customer service here. read more

I had the pleasure of working with Laureese Jackson to secure an apartment. She was very attentive, professional, and responsive. She answered every question that I had and was swift to correct any mistakes. I truly appreciate her efforts with helping me get my place. read more

Could not more strongly recommend AVOIDING Gates Hudson. While the building i lived in, the summit, was fine, the parent company Gates Hudson is terrible. I lived at the summit from 5/2022-8/2023 and over the course was repeatedly overcharged. The accounting team was unresponsive and inattentive, and repeatedly butchered my financial ledger. Aside from the stress and frustration of attempting to contact the offices of gates Hudson (often to be ignored or told emptily "it's being worked on"), this has caused me real life issues outside of my tenancy. I am now unable to get approved for future living situations because of gates Hudson's financial negligence. Save yourself the legal fees, and live elsewhere. read more

I hope to never again rent from Gates Hudson. We moved from one Gates Hudson property that got too expensive with an almost immediate excessive rental increases.(rent that went up to 2200.00 plus per month) Then we moved to a different rental (also Gates Hudson) at 1400.00 a month, but after ONE year, renewal went up over 300.00 per month. Yes in one year the rent increased by over 300.00 a month. Note: After leaving the first rental, they held back our deposit, came up with bogus charges about plastic blind damage and carpet damage. Basically ripped us off for around 600.00. The carpet damage was from rodents on the property that were not exterminated after we notified the managment, Gates Hudson used this as an excuse against us to for their needs to prep the apartment. Beware of Gates Hudson. Renter Beware read more

I am a long term resident of Camden. They sold the camden largo to this company and omg everyone is leaving including me. I went through a divorce and was laid off during the pandemic. Camden was helping me get back on my feet and this guy, Chris, assistant manager that lives on the property (probably the best unit) comes in with a very nasty attitude tell my partner keep your money and just leave. No compassion nothing. Every time we have to go into the rental office his attitude and demeanor is horrible. We are about to be homeless but if sleeping in a car is the alternative to dealing with this company, so he it! The worse property manager I have ever experienced in my entire life! read more

Long time tenant of a property that was recently purchased by GH. Since the transfer of ownership the quality of service has declined, the costs have increased. Look at the GH track record with properties and steer clear of anything they own. read more

This company has been a nightmare to deal with. I had a late bill (my fault) and they turned this over to a collections agency.  I promptly paid the collections agency making my account current.  I provided GatesHudson a copy of the receipt.  A GatesHudson employee even confirmed to me by email that the collections agency confirmed to her that I paid my bill. Despite evidence that I paid, GatesHudson continues to deny me online access to paying my monthly HOA bill and because of this, I am now two payments behind.  GatesHudson does not suggest any other way for me to pay my bill.  They claim they haven't received the money from the collections agency and therefore won't allow me to pay, putting me at risk of being referred to collections again.  I'm now afraid of entering a vicious circle where they'll refer me to collections again. Emails and phone calls go unanswered. Stay away! read more

Great Company Fantastic to their employees. I worked for them for 10 years on commercial Side. I had a great time. Only left because I moved. Great place to learn and enjoy a career. read more

I enjoy giving positive reviews but this is one company that does not deserve even a shred of positivity. The condominium community where I own multiple homes was managed by GHA. Thank goodness they are gone. Besides the fact that they had a lazy manager there, they are horrible at customer service and managing accounts. When they left our community, the accounts for my two homes were screwed up. I have never been late paying my bills ever. For 6 months after they departed, I had to fight with this company to rectify/reconcile my account. It eventually got worked out but NOT until the Association's attorney and others got involved. The company is what I call a bottom feeder. They are horrible. They have a reasonable management price, but, I guess you get what you pay for... Really, Really think hard before hiring this company. UGH! read more

Unfortunately yelp review doesn't have enough character limits for me to even scratch the surface to list all the issues I've had with this place. So I wrote it all in note pad, took screen shots and numbered them first (1) to last (17). They're attached for your viewing pleasure. read more

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I posted a review months ago but don't see it posted. Muriel I hail from the same property you to, and yes from my personal property management experience they are the absolute worst, and the least professional and knowledgeable I've ever seen. They don't get back to you, they write up violations that aren't violations, I spend many hours explaining ordinances and county code to them? Do they understand this is part of their job? If you don't know the answer go get it!!!! But if I see another violation for a grill, or a pot, that turns into a reminder I'm going to scream. Audrey Wells Paine is the worst manager I've ever come across, she has no clue what's she's doing. She doesn't walk the property, the trash is a mess around here, which is a criminal offense by the way! This one is a first, I have water in my condo, yes I own it, but I don't own the foundation!!! If I touch it I'm sure I'll get written up, but when water doesn't deflect away from the building that's on them, not me!!!! Get this, she brings in a contractor, that says hey, we need to pull back the carpet, or tear down the wall, she does neither, but gives me the bill! Well first I didn't call him, she did, secondly, you didn't follow his recommendation, and why am I paying for an estimate when they are free on they website? WOW, great negotiating, pay for something when you can get it for free, maybe that's why our HOA dues go up! Gotta love it! NO the water situation isn't resolved but hey I'm sure it will take a year to fix, as they can't it right. read more

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Even one star is too much for this allegedly professional property management company. It deserves about a MINUS TEN. In 30 years of condo living, serving on two condo boards, and dealing with seven different management companies in three locations either as a board member or regular owner, Gates Hudson is by far the worst. If they offer you Anita Amini as your community manager, head for the hills. At our 2020 annual meeting, she was ready to proceed with only 28.1% ownership participation because she thought that constituted a quorum, when our Bylaws clearly state 50.1%! This is a professional community property manager?!? Of course Judging from descriptions of other GH managers in these reviews, it appears our community manager would have stiff competition in the worst property manager category, though even as far back as 2014, one Yelp reviewer called her out for work performance deficiencies. When our building recently experienced a potentially hazardous asbestos incident, she told residents who lived on the same floor that it was nothing to worry about and none of their business anyway. In the ensuring months, Ms. A. has assigned blame to the unit owner, the flooring company, other residents on the floor, the owner of a completely different unit, and now back to the flooring company again. Good grief, all we wanted were written proof of the asbestos test results and some assurance that guard rails are in place so this doesn't happen again! Our Condo Association has not had a Finance Committee for 2+ years, so a concerned owner reviewed some of the Gates Hudson financial records and invoices. Among several discrepancies and over-payments were late fees of $550 on water bills supposedly directly paid by GH; penalties for delinquent trash and recycling bills supposedly directly paid by GH, resulting in suspensions of service; an IRS "Notice of Intent to Seize Property and Deny Property Rights" because of failure to pay $450 in taxes from 2018; an insurance premium for a "business car" that doesn't exist. The list goes on. Gates Hudson's management during the Covid-19 crisis has been a joke. Their "health protocols" consist of three one-line sentences. Residents were casually informed of "a few" reported Covid-19 cases in the building, buried in the fourth paragraph of a memo titled "Face Mask Reminder." To date residents have no idea how many "a few" cases are, whether any contact tracing was done in cooperation with the D.C. DoPH, or when any of the "self-quarantines" started or ended. So if you are looking for financial accountability, timely and accurate information, transparency, and knowledgeable professional management, I WOULD DEFINITELY NOT RECOMMEND going anywhere near Gates Hudson. read more

I've only been a resident at Andrew Ridge Apartments since 51/2021. From the time I moved in it's been issue after issue from mold, rodent and flooding. Day 5 and water is still coming into my apartment along with an horrible smell. I've tried reaching out to the property manager and the general manager with no luck. I've tried emailing the general manager Michael and according to gmail he's rejecting the emails. My advice is to stay away and find somewhere else to live. My next step is contact the news channel. I would love to do no stars at this point read more

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TRASH DO MOVE HERE.... Where do I even start? Maggie is one of the worst property managers I have ever dealt with in life. I was forced to move due to a water leakage coming from the third floor. I lived on the second floor of building xxxx . When they sent someone to fix my carpet, I became sick and had a an asthma attack due to mold underneath the carpet that I discovered due to the water leakage. After complaining for hours, she finally sends me to a hotel room for two days. I had to wait for her to pay for the room for about two hours because she told the concierge she wasn't going to get up her chair and drive five minutes away to pay for the room. That was after I spend all morning in the emergency room due to symptoms dealing with mold. Long story short, after contacting her regional manager, Kim and I told her I was going to pay for a mold inspector, and if I verified there was mold i was going to sue, I was allowed to move to a different apartment. I only stayed here because my daughter is attending Gunston Middle School, but I cannot wait to leave. To this day, I have not received back the money I paid for rent since i moved in the middle of the month. In Virginia, the landlord has 45 days to return the money, so I am counting every day. Also, the renter insurance examiner has been trying to get in contact with anybody from the leasing office so I can get paid for the damages. He told me they don't want to give him the information, and I believe it is because she has a personal bias against me because I stood up for myself and contacted her boss. She cannot manage, and if I don't get my money I will withhold rent for the money they owe me. TRASH OF A COMPANY GATE HUDSON AND ASSOCIATE. I am leaving this hell hole in exactly 9 months, and the first I will ask is if gate Hudson manages the property because if the answer is YES I am walking away. TRASH OF A PLACE. I hope they cleaned the mold in building xxxx, so people don't get sick as I did. read more

Gates Hudson & Associates - Mold underneath the carpet the padding is wet and there is mousture - Property Management Near Me - Fairfax, Virginia

They are quite unreceptive and it takes awhile to get a hold on anyone. They tend to avoid you too -- it takes several phone calls and emails to get anything done. read more

I have been trying to contact them for over a month. I got charged a full months rent after putting in a notice to vacate once I was notified rent was going up. I was notified about rent going up late so realistically my notice to vacate was late because of that. They then told me its still my obligation to notify them earlier and charged me a whole month. read more

I live in the Park at Pentagon Row, the management by GatesHudson is very irresponsive and not efficient.

I don't like giving bad reviews but my experience with Tammy Pinkston at Avalon Townhomes has been nothing but bad from our first meeting. I have gotten several notices of late rent payments when my rent is always on time, any maintenance issues have been ignored and I was told making a maintenance request is the responsibility of the tenant because "she's busy and has too many things to do" she seems to not know much about handling tenants as I know there have been several times when I go to the office it has been full of other people making complaints as well. I think people should at least know how to do their job if they're dealing with people and where they live. read more

One star is too much for GHA. One of GHA's high-up regional managers embezzled $180,000 dollars from our Association. I am the President of the Association and this isn't some hearsay. We were able to recover all of our money plus legal fees after a very long and stressful battle with them. It turns out that this person embezzled from 4 additional condo complexes too-- totaling over $500k. This all could have been avoided if GHA followed procedures and weren't unorganized. Not sure how they didn't think it was weird that every week this man was going straight to accounting for rush checks when he shouldn't have been involved in that aspect at all. GHA handled the situation so poorly, I was speechless. After that happened we had to find a new property management but we were stuck with GHA until then. We watched them like a hawk but we are still dealing with issues caused by their mismanagement--things that were out of our control. We have new management thank god but we have another legal battle thanks to GHA. Last year, a company called Direct Energy sent us a bill with our condo name on it but a different address--clearly there was some mistake somewhere. Our portfolio manager told our building manager to "just pay it and we'll figure it out later". Well that was almost a year ago and GHA went on to approve 3 more invoices totaling over $20k. The board never had heard of this company nor did we sign a contract with them. How then did this happen? Some assistant at GHA HQ signed the contract on our behalf without our approval or knowledge and accounting just kept approving payment for this random company. They were just spending our money without verification because of mismanagement. I am not joking. We are now being sued by DE saying we owe them an additional $15k (we stopped paying them once we saw our next financial statement). After we raised a flag about this our new portfolio manager at GHA (they got replaced all the time) said he "took care of the issue". 6 months later..we are just finding out he never took care of the issue, he just stopped inputting the information into the accounting software so we didn't see it anymore. We got a notice from Direct Energy a couple weeks ago that they are suing us. Umm.. we'd like to sue GHA and DE for taking our money! Also never pay bills on time which means we ended up with tons of late fees every month I could go on and on. Ps-Pretty sure something shady is going on with GHa and Direct energy. read more

This is the worst community/property management organization was ever created. I have been living in the Green Trails community in Centreville, VA since early 2000 and this property was a pleasant place to live, clean, well maintained and managed through constant communications in the mail and nightly watchers but unfortunately, it is no longer the same thanks to Gates Hudson and Associates. They do not have an active agreement for American Disposal Service to provide trashcans to the Townhouse Units and this has lead to scattered plastic bags all over the community. I have noticed a major increase in rats in the neighborhood, especially at night due to the fact residents removing their trash using plastic trash bags on the front yard or on the corners of the circle. What's more interesting is that we used to receive an excellent service for less than the current HOA fees years back. Now we pay $215/quatterly and the services are nowhere near the previous property manager. The property manager has been notified and no action has been taken with photos of trash bags left unattended for days before the actual pickup date. read more

I have a call into Gates Hudson Community Management Services regarding possible malware issues regarding their website that is needed to provide annual payments for our HOA. I have not received a call back regarding this important matter and that is why I gave them 2 stars. read more

The only reason they got one star is because I had to. They are the worst management for Homeowners that I ever experienced. On top of raising the HOA fees 2 years in a row, they refused to provide the financial statement to show why. On top of that, they never answer the voice mail or email. They just simply ignore it. Somebody should look into this company. I would love to see an investigation in there books and management policy! Stuck Homeowner! read more

renter beware! this is the worst company in the real estate market. i have submitted to my lawyer, on record, 15-20 phone calls and 15-20 emails, from the past 6 months, where they have not once replied or responded, with the exception of once, where they explitcitly in writing refused to perform necessary repairs. they are being sued in a class action lawsuit for wilful negligence and criminal malfeasance due to refusal to perform basic maintenance for elderly and disabled tenants. do not move here! read more

Manages our HOA. I am still trying to determine what service they provide for the large sum of money they are paid.

WORST. MANAGEMENT COMPANY. EVER My condo was tricked by the builder into using this company and it has been a nightmare. They have failed to represent our association and I fault them for the massive, over due bill about which they failed to inform us. Anita Amini was our portfolio manager and she was horrible, just absolutely horrible. We have a new replacement and he too is horrible - no response to any email correspondence. If you are moving into a new condo and working with this company, I would highly recommend you look elsewhere. It's worth the time. read more

Turned my account over to collections and said I was late on my HOA dues and tried to sue me for over 7K with late fees and legal fees. Provided proof with my bank statement. Stay far away from at all costs. read more

Terrible service, moved into a Earl Manor Apts located in Wheaton Maryland next to LaFitness a unit that seemed to be nice. I asked several questions regarding rodents and bugs I was giving the greenlight that there were none I was treated very nice the first day my second and third day going into the second week I was disrespected told to shut up but I am not before the other tenets then I'm wasting my time complaining about bedbugs and roaches that were in the building the elevators are down and they do not know when they will be available for use my lighting electrical repairs still have not yet been resolved. I took the initiative and bought myself a condo I am done with this I've only been here for three weeks and I'm done I will never ever even recommend this Earl Manor Apartments located in Wheaton Maryland of Silver Spring the company is rude ghetto and out right disrespectful. DANA DREW The leasing agent was very rude pointing her fingers at my face telling me to get out of her office and all I was doing was asking for my repairs I have never had any disrespect in my life like this in regards to me paying rent my hard earned money to someone and to get this type of disrespect. I have over 50,000 followers on social media and I will be telling everyone I know to stay away from this apartment building in from Gates Hudson management read more

I just wanted to amend my review to reflect that Carolyn, the property manager for Sycamores, is a doll. She came by our unit to apologize, deliver the pool passes personally, and assure me that her supervisors had been alerted to the matter and were taking steps to remedy the situation. Carolyn also assured me that the administrative assistant with whom I had been interacting (and who was the source of the rabbit hole into which our concerns had apparently been falling) has been replaced at this time. If you do find yourself living at Sycamores, try to ingratiate yourself with Carolyn - she'll take care of you. read more

Horrible management company. They are always loosing employee's and so hard to get a hold of when you need something done. I am currently in the process of refinancing my condo for lower interest rates. Everything is done except the mortgage company needs the insurance policy for the condo for proof of insurance. They have contacted Gates Hudson on a number of occasions and they get never get back to them. We are about to go past the deadline b/c we do not have this, and will have to start the whole process over. No one ever picks up the phone calls and never returns calls once a message is left. Horrible service... my next step is taking off a day of work and going directly to their Hammaker Court office and staying there until someone will help. I am so frustrated!! This is not right! read more

Wow! I am unsure why all the bad press here? Maybe things have changed as I just experienced a "God like experience" I am a lender working with one of the residents managed by this company and like The Holy man himself walking on water Rebecca B. Came in a saved our/my butt. We were on a deadline and she made the things happen that I only could dream of from a large management company like this one. Usually you are just a number and I felt like I was family. As cheesy as this sounds it is all true and I am very thankful as well as the home owner for helping us get the financing done on their home so quickly. read more

Concierge service is FANTASTIC ! As for the rest of THE Park at Arlington Ridge, I'd like to give them better review but lax about cleaning HVAC systems. Also this is billed as a luxury apartment community - no way! It's nice, but it's not luxury- cheap paint and carpet, poorly qualified contractors- see below. Instead of rewarding longer term residents, they raise rent. They profit from an exclusive contract with Comcast/Xfinity so your rates for TV and internet will skyrocket - no other provider is allowed to provide comprehensive service. Maintenance is very good but the contractors they use for carpet and paint are terrible. Really disappointed by cheap paint (too porous so anytime you touch it or rub against it it makes an indelible mark). Damaged my furniture when they repainted my apartment and got white paint on it. Carpet was poorly installed and unraveled almost as soon as they put it in. There are visible seams and snags. Asked to get a scratch on kitchen cabinet repaired, they basically took a pen and colored it in with a mismatched color. read more

My mom is being harassed by the Vice President of this company to remove pavers/walkways in the common area . She told this VP that she was not responsible placing these pavers and does not lead anywhere to her property but yet she is being threatened to remove or pay to remove them! read more