Roughly 5 months ago Guardian took over the management of the complex I live in, Whisperwood Apartments, in Seattle, WA. All I can say is that things have gone downhill ever since. The grounds are poorly maintained. Work orders are seriously backlogged. Office hours have been cut in half. The office won't accept packages so you will have to go to an offsite location to get your package. It's really a sad situation. read more

This POS property management corporation took over Manzano Mesa apartments in Albuquerque in 2025. First thing they did was put the rent up as their welcome message to us minions. I complained about the smack needles outside my front door, as did everyone else in our block regarding a trash neighbor, to which they did nothing. So they can stick their $960pm rent where the Sun doesn't shine, and they've just taken half of my original deposit in 'carpet and apartment cleaning fees' That's $150 to clean 20 feet of shitty carpet. I'd like to wish Guardian a really shitty and expensive future, and Fk u read more

I have lived in my apartment for 20 years. I'm a good tenant, never been late with my rent which goes up every year regardless of my income. Our elevator in the Rex Arms has been broken for almost a month. We have 4 stories and multiple people who use mobility devices that are essentially trapped. No communication, no office manager, no return of phone calls. My partner lives next door in another building managed by Guardian. He's gotten an eviction notice for not recertifying his income proof which he was not previously asked to do. He got his information ready weeks ago and there is no one to meet with. No one ever shows up except roving managers who have no idea what's going on and have no training. People are pissed. read more

I lived in Wyndhaven Apartments for 10 years. But it was only under Guardian Management for the last year. In that short period of time we have graffiti on the property, they let trash sit on the property because they didn't pay the trash bills, a large dog that most properties wouldn't allow killed a much smaller dog. The building was crawling with cockroaches, they marked our maintenance request complete and never came to deal with the issue. Our car was broken into and when we called the security number posted on the building door we found it was disconnected. When the police came the officer told us that he had a previous incident and tried the number only to be told the security company no longer serviced our building. Upon learning this we went to the management office they were rude and unprofessional. They handed us a business card and essentially said "next time call this number." They never removed the disconnected number from the door. It took us 3 times to notify them that we intended to move. We will never rent from them again! read more

Guardian Management - Black mold under siding on the building. - Property Management Near Me - Portland, Oregon

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Just took over our property In NE Fremont and putting eviction notice on my door and never even met with me or spoke to me about a issue that I haven't been wrong. Pay my rent monthly and on time. Never met and this is how you treat people 60 and over that really been paying rent and my dues to society. This how we're treated. Terrible read more

Yelp Review - Guardian Property Management I moved into my unit on December 17, 2025, and despite paying rent, I am still unable to safely live in my own home due to unresolved mold and moisture issues. From the moment I moved in, there were clear signs of a problem. I have a documented mold allergy, and exposure has made the unit unsafe for me to occupy. Instead of addressing this promptly and professionally, the situation has involved delays, inconsistent communication, and preventable errors. During this time, I was also given a two-day notice to enter that was incomplete and contained incorrect dates, which caused additional stress. A corrected notice was eventually issued, but only after I pointed out the discrepancies myself. Legal notices should be accurate the first time they are posted. It has now been weeks since my move-in date, and I am still unable to fully occupy the unit. No tenant should be placed in this position while waiting for serious habitability concerns to be properly addressed. This experience has been exhausting and disappointing. Guardian Property Management needs to significantly improve how they handle mold concerns, habitability issues, and tenant communication. I have filed a Fair housing complaint. This is a HUD funded property. read more

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My experience living at Sacred Heart Villa under Guardian Management has been very stressful and disappointing. Since moving into the building in June 2025, I have experienced ongoing confusion involving rent calculations, paperwork inconsistencies, and conflicting information from management and compliance staff. I was originally under the impression my housing costs would be closer to 30% of my income, but after moving in I struggled with rent amounts that became financially overwhelming. Over time, I discovered multiple inconsistencies involving lease paperwork, tenant income certifications, and rent-related documents. I repeatedly asked questions regarding the calculations and records connected to my tenant file, but I often felt my concerns were dismissed or never fully reviewed. One of the most frustrating parts has been trying for nearly a year to simply get clear answers and transparency regarding my records. I have spent countless hours trying to organize paperwork, request clarification, and understand why different staff members provided conflicting information regarding my rent and housing situation. I do appreciate that some individual staff members treated me respectfully on a personal level. However, overall, the experience has left me feeling overwhelmed, unheard, and unsupported while trying to navigate subsidized housing issues as a tenant on limited income. I hope in the future there can be better communication, clearer recordkeeping, and more transparency for tenants living in affordable housing communities. read more

Horrible Company.Each Property Manager more of s znake then the one before.presently Zachary Anderson rattles when he speaks, what a snake.Never dhow up on 24 hour entrys into home leaving ppl waiting around for 8-9 hours with ZERO intent to fix maintenance issues.Find betted property elsewhere.Snakes.Rattles when they smile or speak not of good will.Zero intention to assist in creatinv a quality lifestyle at ANY of their properties. Now you know. read more

unfair treatment, inconsistent enforcement of rules, and issues with other tenants. I had issues with a specific tenant and the management's handling of the situation. annual inspections where they "repair" whatever they feel like and charge you and tell you to pay in full within 90 otherwise they take you to court and evict you. never answer the phone or respond to emails. office is only open 2 days a week and aren't even there most of the time. Forced to pay rent online through the portal, but unable to pay my rent online due to charges for damages that are attached to my account and charged late fees for late rent.. multiple times. I was forced out of my apartment and I'm a single parent with kids and I have a job. My quality of life was not good and my family was treated poorly. read more

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They are one of the worst management companies in Portland. Money was stolen from my account and then it took over three weeks to get a refund. They seem to deliberately do that to discourage people who have received rental assistance to apply for it. Seriously, Guardian management seriously disrespects disabled people and I have had issues for years trying to get a handicapped parking spot available every though I have a doctor's letter and a handicaped sticker. read more

I wish there was a less than 1 star to give these people. I live in Senior HUD housing and although we, who live here know. HUD calls for inspections - this incompetent company inspects our home very 2 months (or more often). They give a 2-day notice and a stranger tramp through our home looking at the same area they did last time. This is harnessing! I can not believe they can not keeps notes on the little tablets they like to carry. Make sure you ask who manages the property before you rent. Although they took over from someone else in this case. read more

Sunrise Estates, managed by Guardian, is illegally evicting me because I reported them to HUD for discrimination based on my child's disability. They insist on including "income" I don't have when calculating my rental rate. So instead of my rent being capped at 30% of my income, my rent is now much higher than the national average. This is supposed to be marketed to people of low income because they receive government funding. Management is either completely clueless how to do their job or they are lying thieves with no morals. I'm not sure which yet. Kari Bolton and Jennifer wells-smith are trying to increase the homeless population for their own enjoyment and need for power. read more

I live in Broadleaf Arbor Apartments in St Helens Oregon, Guardian Management is responsible for this very large complex. The staff here is ridiculously inept, they do NOT answer the phones, they RARELY return messages, if they return them at all. They do NOT communicate with tenents even on very important matters like the financial accounts of residents. I spent the first 3 months of my tenacny wrestling with the office staff to give me an accounting of my move-in fees so I could get them paid. 5 months after I moved in they put a charge on my account listed as being incurred on a date before my rental contract was signed with no notification or explanation of what it was for. When questioned about it they failed to explain the charge other than to say "I'm not sure," then giving me an "I think it was ...", I spent 3 months trying to get an accurate explanation of what it was for. Finally, I had to contact NOHA, outside of the management at my apt complex, they launched an investigation and got to the bottom of the charge. The management and the accounting here is unacceptable, negligent, and infuriating. They need to do their jobs otherwise Guardian is throwing money away paying them to hang out and drink coffee. read more

I lived in one of their apartments that they manage in Arizona. I waited 6 years to get in and moved out of their apartment complex in 10 months. They had a manager who said slandering things about me to other tenants. Gave me (3) 10-Day Notice Of Noncompliance notices based on false information. I wanted to know exactly what I had done and told by the manager that their attorneys said that they didn't have to show me the proof. Then gave me a nonrenew of lease without any reason. The manager and management company put me through so much mental stress that it affected me with physical issues and mental health distress. One of the worst managers I have ever had. Manager had his favorite tenants spread lies about me to other tenants. Thank God for my next door neighbor.She was also being targeted by the property manager. We found a beautiful townhouse and we moved in together and we got out of that horrible apartment complex. There is no value in living in this apartment complex, you can not put a price on your mental and physical health. You will pay a price there. read more

Guardian Management wrongfully evicted me in March. I lived at the Santiam Terrace Apts in Albany for 9 years. They target tenants that stand up for their rights. I have a lawsuit fiked against them for Wrongful eviction, retaliation, harrassment , breach of agreement and mold. The manager Jamie Westfall forged and altered my HUD recertification paperwork, not only making it look as though I owed $7800 back rent, by adding income i never recieved, they used a cut, copy ,paste tool to add my signature to the document, making it look as though I agreed to it. HUD paid my rent 100% for the 9 years I lived here, so how does someone go from that to owing $7800 back rent. They refused a payment plan and payment in full before trial. They also did not give me the time I was suppose to be given to get my things out of my apt, so most of my belongings were thrown away, including my parents ashes. My cat who is 7 years old has lived at the apts since he was 4 weeks old didnt understand that we didnt live there anymore, so he keeps coming back here, so I stay in my car on the street in front of the aots because the manager has threatened to capture my cat and take him to the pound where they would put him down because he is aggressive to people he don't know, plus they have threatened other tenants with eviction if they continue to feed my cat. This company takes advantage of seniors and people with disabilities and low income families. read more

Guardian Management negligence is unacceptable. I live next door to a tenant who has a guest living here illegally for months now. He is suicidal and is a danger to himself and others. He had an episode in the hallway a month ago, 7 police officers showed up. Me and other neighbours filed a complaint to management. Management did and is doing nothing. The guest still lives here. I have a long list of issues that are not being addressed in the building. But the one above is the most important one. read more

the worst property management company on the face of the earth. if you go to see an apt and they are the property management company, run don't walk away. read more

These people are thieves. I rent an apartment from them in Vancouver Washington. They double bill your water sewer and garbage if you have guest. I have a little girl who I don't get to see and have only had her over about 10 times the first year I lived here. I'm on the road for work and just came home in March of 22 to work locally as I'm a truck driver. All of 21 we never seen each other due to Covid so our visits were video only. When I moved in they charged me the balance due on water sewer and garbage and I didn't live here at that time. And never added her to my lease. But the third lease I signed online like the others and that's when I noticed that they added her to my lease by typing in her name to justify the previous years billing. I have a letter from her mother stating that she resides with her and due to me being an OTR truck driver we don't have over night visits as I never know when I'll be home. So this year is my last and will be taking them to court for double billing me, they have no way of verifying when my daughter is here and isn't. Already spoke to an attorney and he laughed and told me to take them to small claims and ask for lost wages for the missed work due to the days off to file, filing fee, the cost to have them served and the money I paid for doubled water sewer and garbage which will be a couple thousand dollars. Amazing how brazen they are to add my daughter without knowing what days she is even here. I even have the lease that shows other tenant and it says "none" the the next lease they added her name so beware the apts are overpriced and cheap along with loud high school kids hanging out as the school is next door so they come over here to get high and smoke cigarettes as that's not allowed on the school property. Not to mention the nails coming out my walls and ceiling. CHEAP apt 845 sq feet $1666 per month and your late fee is 10% of your rent read more

I have been without hot water for over a month I have been tormented and harassed since March 1st the manager of Stewart terrace was allowed without notice to me got into my mail box stealing my mail for a week and locking it up in the office that he only comes to once a week. Major federal offense.nowa water pipe has broke and I am being flooded I have calls both to Stewart terrace and guardian management read more

I have been trying to work out problems we've had here since moving in. The noisy neighbors upstairs.. meetings in the office with the manager and the neighbors.. then it gets worse. The manager tells me to call the security company and that it's part of their job. I did that twice and then I was hollered at by the manager as well my husband for making the manager mad.. just deal with it.. okay.. then she accused me of using the security people to harass the neighbors. all the other neighbors in the apartments close by said the same thing.. then the manager says that they need to put in writing.. just calling the office isn't enough. So we drop it. Then there's the parking.. my husband's truck was tagged for being parked in the same place for 3 days.. I called the office and the young gal said that it has to be moved every 3 days.. I said it moves every night when he goes to work. He comes home in the afternoon and parks around the same spot. I said if the parking is such an issue, which it isn't back here most of the time, then why would the manager park her friend's truck back there to help her sell it.. she told me herself she was selling it for a friend. Next thing I know my husband is getting an irate call from the manager saying that she didn't know it was his truck and that was no reason to call the office and complain about her boyfriends truck. Yikes.. I didn't call to complain about her boyfriends truck. I wanted to know why we get tagged when there were several cars out front and in the back that weren't even tagged and parked in the same spot. Why are we treated different than the other tenants? Then they were re sealing the parking lot on the other side and all those people had to park out back of us. they blocked my husband's truck in and I called the office to see if they could get them to move before my husband had to leave for work the manager answered and said very snotty, it's only for one night.. it's no big deal. Okay.. I went with that. he took my car to work.. then early in the morning, some guy who needed his car, and was blocked in also.. calls the manager and she has the car towed within the hour. Again.. we are treated differently. I thought someone was breaking in one night and realized it was someone pounding on the neighbor's door and there was such a commotion.. i called the police and they came and found out that it was someone yelling at the noisy neighbors upstairs for all the noise they were making at 11 20 at night. Again, the manager calls my husband and is really pissed off this time saying that it was probably me pounding on the door myself and that she was going to get a copy of the report. Evidently, according to her she has a friend in the police department. Now i'm supposed to be worried that she can have me really put in my place, is what i am getting by this conversation. I assume she got the report.. as did I, and it says just what I told her it would say. Now I have all kinds of things going on being treated differently and the snide calls and accusations. Now the maintenance people that used to be really nice are ignoring us and won't acknowledge us at all because the manager doesn't like us, and the other day I walk outside and one of the maintenance crew started doing the "war drums" beat on the bucket he had.. I called the office today to get the address for the corporate because I am done being treated like this, and she said "my maintenance people would never do that and she didn't believe me. I explained to her what all has been going on.. she is the assistant manager.. and she is not letting me finish a sentence she just wants to keep talking over me and saying that her maintenance people would never do that and that maybe they were just joking around with each other but she knows for a fact that they weren't trying to make me feel uncomfortable. Now everyone around here probably knows I am Native American. I look it,, I Native American decorations and symbols in my home, lots of them.. and dream catchers in my car and on my front window. The manager, when we first moved in, asked if I was part Native American. I am used to it, didn't think anything of it. Now I wonder if that is the problem. That's why the guys made the war drum sounds as soon as they saw me walk out of my apartment. This young girl told me it was Guardian LLC and that I could look it up online. I said well, I guess since you don't want to give it to me I will look it up.. she said "well, if you want to or I suppose I can stop what I'm doing and give it to you.." I cut her off.. I have had my limits with this place. I told her " Well.. God forbid you have to stop what your doing to deal with me".. that ended our conversation. I can't believe that a corporate office would refuse and actually block a new tenant just to stop them complaining about their manager.. which I have heard many complaints of fingers in the face and threats of different degrees. Horrible management! read more

These pimps don't even deserve one star. This is a company whose sole purpose is to rip the ordinary people off. They manage apartment buildings, they already put tenants in a bind with their prefab leases so the tenant would have to be at their mercy no matter what. I have heard so many horror stories i could not count for you. The good news is many actual landlords are dropping these scumbags as their representative. Die Guardian, die read more