The condition of the house we rented was extremely disappointing. Additionally, the repeated and persistent requests from Holland for post-move-in, tenant-conducted condition inspection updates felt excessive and invasive. We were required to submit a minimum of four photos of every space in the house, along with an itemized list of additional close-up images. This process seemed unnecessary and disproportionate to the purpose of documenting the property's condition. It felt less like a standard inspection procedure and more like an attempt to monitor tenants for undeclared pets or additional occupants. What made this especially frustrating is that the issues with the property had already been documented in their own pre-move-in report, and no repairs were completed prior to our move-in date. In the course of three months we had 4 maintenance service calls, at the time we broke our lease there were many more appointments scheduled. Judging by the fact that we've received mail for at least 6 previous tenants--Holland has a very hard time keeping people in this very worn-out house. read more

these guys are the WORST COMPANY! They say they will rent to you with an extra deposit and after they charge you $70 for a credit check tell you then they ONLY ACCEPT 700 and above. don't waste your time. they are crooks read more

We signed up in October 2025 after being assured by Holland's sales rep that the unit could be rented by Thanksgiving. That promise was not even close to being met. In three months, they produced exactly one applicant, who didn't qualify under their own criteria. We paid over $800 for zero return. This operation feels like a bait-and-switch, strong sales pitch upfront, followed by minimal effort once the contract is signed. I'm a retired mortgage banker with over 40 years experience, it's hard to sell me but they sure did a good job at pulling the wool over my eyes. Lesson learned. Do your due diligence before you hire a property management company, Holland SUX! read more

Terrible company. They overcharge on your deposit when you leave. They take their time getting any repairs completed and refuse to make the home affordable by ensuring the windows seals and doors are properly sealed creating electric bills over $500 per month. One person in the office tells you one thing and someone will report something else. When ask for supervisor never get a call back. If you like wasting money with a flakey company go with these guys. read more

Poor communication. Property was vacated in November 2025. They don't do a full walk through and provide the owner with a punch list of items that need to be done to get the unit market ready. Instead they provide items individually over the course of weeks and in my case months. It's February and they just said they think it should be painted...should t they have addressed this in December? March is around the corner and the unit still isn't rented. Think twice before hiring them read more

The Ladd is the worse apartment ever ran by a slimy management one name Eve, just trashy and it smells all over, never clean and trash is always overly full.. bugs flying and just about all of the rooms floods..I will be suing this company! Knowingly renting out unsuitable apartments even the common area floods that we are made to pay for... not anymore you Slumlords.. read more

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Attention Property Owners Considering Holland Properties for Rental Management!!! I am sharing my experience with Holland Properties to inform fellow property owners of the significant issues I've faced in the past 18 months. I have extensive documentation to support the following claims of tenant mismanagement and substantial, unwarranted deductions from my owner account. * Fund Management Practices: Since tenant payments are deposited solely into Holland's system, all deductions listed below were withdrawn directly from my rental account before any remaining rental income was issued to me. * Property Location: My rental property is located in Portland, OR. 1. Fee Misrepresentation and Unauthorized Account Deductions: Holland's practices with fees and deductions have been consistently misleading and excessive. Here are some just some of the key issues: * Advertised Management Fees: Holland advertises a management fee of 8% of monthly rent and 50% of the first month's rent for new tenants. They've charged this placement fee three times over 18 months for three separate tenants due to failed placements. * Actual Charges: 1. 2023: Property was rented for only 7 months, yet Holland deducted 47.5% of my rental income ($9,299.01 out of $19,566.00). 2. 2024: Property was rented for 10 months, with deductions totaling 32.1% of rental income ($10,696.98 out of $33,364.84). 3. Combined (2023 & 2024): Total deductions were 37.8% of all rental income, amounting to $19,995.99 out of $52,930.84. * Pattern of Unauthorized Deductions: o 2023: 33 unauthorized deductions: 11 charges over $50, totaling $2,547.77. 22 charges under $50, totaling $248.32. An unauthorized tenant refund of $3,455.97. o 2024: 25 unauthorized deductions: 18 charges over $50, totaling $3,509.49. 7 charges under $50, totaling $456.33. This amounts to a pattern of 58 unauthorized deductions in 17 months (averaging one every 8.8 days). Holland also charged me the placement fee of 50% of 1st months rent for 3 sets of unsuccessful tenants in only the past 18 months. Tenant #3 has also been mismanaged and is in the process of trying to break the lease agreement, which will only negatively impact me. It is an understatement that the behaviors of Holland Properties suggest systematic fee misrepresentation. 2. Failures in Basic Property Management Duties: Holland Properties consistently failed in their essential property management duties, including: * Refusal to Obtain Competitive Bids: Holland refused to secure competitive vendor bids, choosing instead to rely on a single "preferred vendor," resulting in inflated costs. * Lack of Vendor Documentation: Documentation of vendor expenses was frequently denied, raising concerns about lack of transparency. * Deflection of Responsibilities: Routine property management tasks were deferred to me, the owner, unless escalated. * Vendor Selection Restrictions: They declined to work with my more affordable vendors without repeated requests and escalation. * Preferred Vendor Overuse and Excessive Charges: Holland repeatedly sent their preferred vendor for minor issues, resulting in excessive, unjustified, repetitive charges. For just one example of many, they charged over $600 for six attempts to "fix" my dishwasher within two months--without prior notification or approval. Summary: Holland Properties' practices over the past 18 months reflect not only poor management but also a pattern of misrepresenting services, inflating maintenance costs, and mishandling funds. Property owners deserve transparency and fair management--not exploitative practices. If anyone would like to discuss further or needs additional information, feel free to reach out. read more

Dave was great and my winterization. He was kind quick and efficient even gave me a call when he need to notify me 10 out of 10.

I'm a single mother living with a disability, raising two school-age children--one of whom has a learning disability. The cost just to move into this home nearly a year ago was a major financial strain, and I simply cannot afford to go through that all over again. Forcing us to move would not only disrupt my daughter's education but also cause unnecessary emotional stress for our family. I've seen clear differences in how tenants are treated. Others were allowed to use tools and take photos of the property, while I was told I could not. When I questioned this unequal treatment, I was immediately given a lease termination notice, which felt retaliatory. I also strongly value my personal privacy and bodily autonomy. No one should be entering my home--my personal and sacred space--without proper legal notice and my explicit consent. I was in my bathrobe for over an hour, a guy took pictures of my home, then they said I denied them entry despite my video evidence. read more

Holland Properties has been great company to work with. They always get back to me in a timely manner, and I've had no issues with my current unit. read more

Terrible management. Can't and won't fix anything properly. Leaves you hanging for months.

Holland has always done a great job with integrity and commitment to success. Even when the unexpected happens, they ensure I have peace of mind with timely communication and positive solutions. Will continue to work with them for years! read more

Moved into one of their properties. The counter in the kitchen had an 11 inch, very visible crack that started at a corner and ran diagnolly towards the sink area when I first walked in. I reported it and they sent maini who said, " they won't fix this because it's in the corner and they'd have to replace the entire counter; you can put a plant on it. I talked to the office asking that they take like $30 off of rent since it was so visible and it'd be visible to company. They said no. Fast forward a yr later when I moved out, Holland has the audacity to charge me for that entire counter. I complained and said it's on my damages list and I have puctures. She said, you could have done it while moving in. What Holland didn't know when they tried to rip me off is I also recorded from the moment I picked up keys and went into apt for the first time. I recorded my entire walk through including putting the key into door. I had forgotten I did. A few days later I went back and showed her the video; mind you same lady I received keys from a year earlier. Same lady I spoke with 20 min after I saw it. Same lady who confirmed what maintenance said that they won't replace the counter. You. MUST NOT ONLY TAKE PICTURES BUT RECORD YOUR FIRST TIME ENTERING They will TRY TO MAKE YOU PAY FOR DAMAGES ALREADY THERE. TGEY WILL BE DISHONEST KNOWING FULL WELL YOU DIDN'T DO IT. read more

They had asked me to take down my old 1 star review while we were working out a solution. Putting it back up because of problems. This complaint is in particular dealing with Mili C. Quote from her "Many of the above items are not even an issue" This is the worst rental company I have lived in as a tenant. I'm also a owner of a few rentals and this is the worst company I've seen on the owner side for those who do choose to use them. The application period for us took 3 weeks before getting approved then they wanted a $4,500 security deposit to move in. (clean application, they said the background check took a long time) When things went out in the property like an LED light fixture or the electrical board on the washing machines that maintenance said wasn't tenant caused, they tried charging us for it and got hostile in their communications. After we moved in they let us know that they were planning to charge us an extra $100ish per month for internet, then realized they forgot to disclose that. When we ultimately left, they took out almost $3,000 from our security deposit. We had left the property deep cleaned and well documented as a result of our experiences with them. Some of the line items we were charged for included "2 pieces of paper left on shelf", forgetting to return the pre-paid rent we had, and then trying to charge us for things that existed in the move in inspection photos that they took. Most of the charges were not documented and seemed like they were a result of the relationship we had with them. We had to seek legal council and send over a demand letter. They suddenly realized they forgot about a few things and agreed to give us another $700ish of our deposit from their mistake, but wasn't willing to negotiate on the rest. We are having to file in court to get the rest back. It's been over a month since we moved out and they only cleaned it a few days ago (per a neighbor) and it was only listed 10 hours ago on zillow for rent, which costs the owner a lot of missed rent from not being able to get a new tenant in place. I remember it was listed for a few months before we applied, then our application took 3 weeks before we could sign a lease. read more

Had the annual property inspection with Jordan today. Jordan was amazing, kind, considerate, provided info on things I had concerns about, even changed a ceiling lightbulb for me. While I don't love being in a rental managed by a property management company, so far the maintenance people and inspectors have been super nice. Jordan explained how some of the maintenance concerns ultimately get handled so I'm not just super frustrated. He was great, giving him 5 stars! read more

I would give them zero stars if that was an option. This company is terrible. They are dishonest both with the owner and tenants. We finally fired them and connected directly with the tenants and oh the stories they were told! They had asked them to for our information and they were told by Holland that they weren't able to reach me for 6 months because I was out of the country and in the hospital (a fanciful fabrication!). We don't live in the same state as the property. Having been raised in Oregon, I knew a lot of homes didn't have central AC. I didn't realize this property did since it has only been a rental. Holland reached out to me and said the tenants were asking for us to put in central AC. After researching the cost, it was 20K for the size of the home and I said no, we'd pay for a portable unit. When I finally had a chance to speak to the current tenants, they told me that the house does have central AC. I suspect Holland was hoping I'd say yes to paying for it and then pocket the money with me being none the wiser, or they'd say the AC unit no longer worked. Embarrassing I didn't realize this however way worse that the very people we trusted to know about the house and take care of it were the ones trying to steal. There are so many other things they were dishonest about. We've had a good relationship with the tenants and they just replied that despite being out of state, we are faster at getting things done than Holland was who were in the same city. What an awful company. Sad I gave them even a dime. The only good thing they did was find great tenants for us. The rest, a total FAIL. read more

This property company has been a nightmare since moving in. We moved in January 2023, the day of move in the heat was not working, the furnace needed replaced. Their response when I called maintenance was "buy some space heaters, we won't be able to be there for a couple days" meanwhile it's freezing temperatures in January. The dishwasher was also broken and needed replaced. The yard was absolutely neglected during the summer and fall and are now trying to hold us accountable for the damage it sustained. They also requested a 3 month inspection report, only to respond with a threat to terminate our lease due to 1:the lawn damage, which was already present 2. Having animals that were not declared. I have a dog and a cat that are E.S.A. Animals since I am A 100% disabled combat veteran, and my girlfriend who lives with me also has an E.S.A. Dog. Which we both have letters for. They are now "requiring" the Dr. letters be updated within a year. 3. The TV's in the house were mounted on the wall, and that was an issue. Which makes no sense due to there are patched holes literally visible all over the house. This is also standard practice. Threatening to terminate our lease unless we jump through ridiculous hoops, and pay unreasonable fees. They are predatory. read more

this business is playing dirty role with you about deposit. you should to run away from them before letting them steel your money deposit like a scammer. I wish I read all review before I rent their property. we live in their townhouse. we never ever wear shoe inside. we always keep carpet very clean. we return the house like brand new without any mark. they still keep our deposit and charge for no reason about cleaning carpet even it like brand new and say mark on blind even it was before we move in and we never even touch it . they charger 1500$ for noo reason. they play very dirty role about deposit which I never have ever seen in my life with any landlord. they love to steel people money by playing dirty roles about moving out deposit !!! They just want to get how much money they want without any reasons. It is terrible I still can't answer my self why they do that to renter. They act very cold heart without responsibility to solve prob and keep to ignore us. read more

"I really had a great experience with the company holland properties and especially Mili C who has been helping us so far! We own a property in Northplains Oregon and we moved out to different state but she was very professional, helpful and really took care of our property and also with the issue that came up with the tenants and she fixed it without any hassle for us. I appreciate the honesty, quality and work ethic she bring in every area. We are happy with her work and would highly RECOMMEND HER..!!" read more

DO NOT GO THROUGH HOLLAND PROPERTIES!!! We stayed in a townhouse managed by the Holland properties for less than 2 months. It is just me and my husband. It is a 1900 sq ft townhouse in Bethany, Portland. We bought another house and terminated the lease. The amount they charged was ridiculous for cleaning and doing other repairs. First of all the house was barely used and they charged us a cleaning fee of over $500. On top of it, they charged us over $350 for repairs while there was not a single repair needed due to our stay. There were no holes added during our stay and no damage to any paint. Still, they deducted above 350 dollars from security stating reasons to fill holes, cover paint and replace bulbs. Plus, the lightbulbs which were not as bright as others and we did not report when entering the house since we thought it is not a big issue is also deducted from security. BOTTOMLINE: No matter how thoroughly you check the house before moving in the charges Holland properties will add while moving out are phony are ridiculous. Many of these charges are in fact simply by handing the house back as is. They are deducting money from move-outs for their regular maintenance. read more

This one is for Mili C who is one of the POD "support" teams. We moved into our rental unit in Feb. of this year after going through all the hoops to make Holland Properties happy, we did move in eventually. When we signed the lease agreement there was the utilities that needed to be transferred over clearly listed in the lease (4 of them) and we did that. Fast forward about 6 months and we get a email from Mili C. stating that we missed a EXTRA utility that the homeowner has been paying for and demanded us to reimburse them. We tried to find some middle ground with Holland properties about this issue. Our proposal was for them to cover the previous bill and we will agree to cover the future bill going forward because nobody had told us about this extra utility. That's right, BOTH the homeowner and Holland properties f****d up and forgot to list this utility in the ad not to mention they were sleeping on it for half a year before they realized it. When I couldn't get a resolution from Mili and asked to speak to a manager Mili said: "No, upper management will not get involved in this and pay up". She tacked on the extra bill and demanded we pay up or there would be FINES added if we didn't. This is Mili's attitude towards her customers. If she acts like this with us one could only imagine what other nonsense she will pull. So in short Mili is power tripping and she might do some nasty things to other tenants. Rent here at your own risk, we definitely wont be again. read more

One of the best property management companies I've ever worked with. Jimmy was in charge of fixing the condo I'm staying at and he did a phenomenal job fixing everything that needed tending to. He didn't forget anything and DJ made sure everything in the entire house worked absolutely perfect before they left. They even coordinated a complimentary carpet cleaning. I mean wow talk about going the extra mile. 5 Stars through and through for Jimmy and DJ. Also Sean the owner was extremely helpful and went above and beyond to correct some pretty bad issues we were facing. I've worked with a lot of different landlords and property management. These people are really at the top of their game. I would absolutely consider leasing another one of their properties. read more

Cody was the best we could've asked for. He was kind enough to take off his shoes before entering the house. He fixed our leaky sink and closet and drove to get the right parts. He also tried fixing additional household appliances that were not noted at first. He was also punctual and super friendly! read more

A window broke in November, almost a year later and they still have not fixed it. Will not respond to calls or return them. Property managers seem to change every three months and no new manager seems to have any idea of what the previous ones said or did. Avoid. read more

Having them manage my rental property was the worst decision of my life. Never in my life have I met a company or a group.of people more unethical and rude than these guys. I was absolutely traumatized working with them. They are like parasites and will such your money. Don't get fooled by their 'only 8% fee'. They have multiple other fees and are not transparent in their communication. They did NOT manage my property well and created more damage than good. Hiring them was a really bad idea. For your own peace of mind, please stay away from them. They will use the system to extract more and more money from you. read more

This review is for the service tech, who came to our house this morning... His name was Cody. He was kind, professional and prompt. Our appointment was for 9:30, but he arrived at 9:15, which was wonderful for me. He did what he needed to do, and then left. What a lovely way to start the day... A nice person, who clearly had a good work ethic, and knew what he was doing. Thank you. read more

We just leased through Holland and have had exceptional communication and an overall very positive experience. Diana has been very responsive and helpful. The maintenance team has also been quick to respond/facilitate the few items we needed assistance with upon move-in. We appreciate the convenient communication tools, website/apps for managing our account & maintenance requests. read more

We rented out a couple of properties with them and it was a disaster from every point of view. Poor service, poor communication, overall incompetence . Their overall reviews are good based on the old owner. New ownership is a mess. read more

My experience with Holland is pretty bad, before Innovative Property Management merged with the larger company Holland, they had 2 stars. They have 0 accountability for their mistakes and have no respect for the renter. They have poor communication, there was a leak in the roof, and it took them multiple attempts to right the problem, causing major issues during the rainy season. Not to mention that the maintenance was a no-show last time, waited 4+ hours for them because of the giant window of arrival. read more

Holland properties are managing my home in Portland since 2019. I appreciate Julio in particular. He's very professional. He answers promptly and my requests are completed with high priority. When there are some repairs to be done, he contacts vendors, and he even negotiates with them to get me a lower fee. Lately he contacted 'Reality Landscape LLC' (based on Beaverton) to make a few repairs. Julio tried his best to get a huge discount. Thank you, Julio! It's really a pleasure working with you. read more

I would not recommend renting from Holland Properties due to lack of communication. Also received notice from Tuality Water District that water will be shut off permanently as the property management and owners have not remedied the issue of removal of tree trunks and roots that have gone into the water lines. I saw the letter from the neighbor next door and when I asked Holland Properties about it - they said it is all rumors. Which is untrue...lies. I do not appreciate dishonest people. Phones just ring and ring and no one answers. Garbage cans are cracked and damaged, asked for this replacement over a month ago and nothing. I was told "let us do our job and stop interfering"! Hello I am a tenant and you need to fix things, I pay your paychecks- esp if we will not have any water at the end of this month March 2022. They have not done their job - they take the money and run with it. The only person that is valuable is Salvador. People let their dogs poop all over the neighborhood and do not pick it up which brings rats into the areas. I was told just call the pound or animal services. The man that came out from Pest Services just rolled a stick around in the bushes and did not replace the rat traps. Neighbor had a rat eating their vegetables in their garage. I saw one run across the back porch...gross! Whatever you do - avoid renting from them. 2 stars due to maint. man...he cares - they don't. They will charge you for replacing a light bulb outside that requires a ladder - which is ridiculous! Anything overall that next fixing - you will end up paying later for. And then humiliates you by asking the maint. man to show you how to change a light bulb...hello McFly? Now that a neighbor moved out - I still have yet to receive any bills from Holland Properties for trash, water, sewage, gas. As the utility companies consider the unit I am in not as 2 units but as one unit. So therefore I was informed to ask the neighbor for the bills but neighbor refused, said not his problem. Now that they are gone, I am not sure if I will have any gas, water or trash services. No letters, nada! Please run! Avoid them at all cost...I wish I did, now I am stuck in the lease! read more

Thank you so much Cody for the prompt (on time), professional, high quality work you provided at my rental home. You truly went above and beyond. Thank you! read more

We had an inspection done on our house and Jordan (employee of Holland) was extremely nice, helpful, quick and just felt comfortable with him our home. I would definitely recommend him to anyone and would gladly have him in our home again! read more

The system to report maintenance notifications is awful. They do not respond to concerns or requests from tenants or vendors. I have not had hot water for three days and no response from maintenance after the initial discovery. The phone system requests a mobile form be completed but the system does not take the input or entry to send the form. It then leads you into an endless wormhole with no way to reach anyone. read more

My boyfriend and I rented from Holland Properties for just over a year. My one gripe is that the condition upon move in was less than mediocre - Refrigerator was broken, fireplace was broken (which we knew but they ensured us within 2 weeks it would be fixed and 2 weeks turned into 5 months), baseboards, closet doors, screen doors - all broken. Yes - we did a walk through before and noted all of this but it just seemed weird that they didn't check these things before putting it up for rent. Especially that the fire place vent was FILLED with sticks and leaves which could potentially turn into a serious fire hazard if we didn't notice it. We had many many conversations with Jill in maintenance - because there were tons of maintenance issues. Jill was in fact great! However - we called on a Friday because our refrigerator had gone out... I understand it was on a Friday and they don't work on weekends. We were ensured that someone would be in contact with us that night or the next morning at the very latest. We didn't even receive a call on Monday morning asking if anyone HAD contacted us, which no one had, and a refrigerator seems like a preeettyyy major thing to not have working in a home. Needless to say we had to throw out tons of food. I understand they don't really have control over things that go wrong in a house they are renting out however the sense of urgency was not there to resolve these things. read more

Owners, Mark and Debbie, are wonderful to work with, upfront, patient, and put a lot of effort and care in managing our property. We had mortgage issues to deal with and they were very understanding while we brought closure to it. Once we were ready to put it on the market and notified Mark, he was able to rent out it out in 1 DAY!!! Absolutely insane! High quality service, for a highly competitive price. Can't be beat! Thank you for taking care of our property! Hillsboro, OR read more

Sal helped us fix our toilets after one of them flooded. He was friendly, professional, and quick. I would recommend 10/10!

We no longer have this property but when we went to sell it I realized we needed to put all the utilities in our name. Went to do that and found out Holland Properties had already set up accounts with all the providers for us. They really do think of everything! read more

I have been looking for a property manager, and interviewed several companies in the Portland metro area. I found out that they have a team of individuals specialized in every aspect of property management. Give the nature of my situation, Steve, one of the managers, helped me figure out what I needed. Given that I'm a DIYer in everything I do, he gave me tips and recommendations on how to manage the property. If I ever need property managers, I know who to call. read more

Working with Holland Properties was an easy choice - they were recommended to me by two real agent estates I've worked with and trust; they manage the rental properties of said agents, as well. I've only worked with Mark / Debbie for a few months - but even during the harder-to-renter fall/winter months, Holland Properties was able to find me a reliable renter. I live out of state, so having a property manager who communicates well and uses email and dashboards makes it easier for me. Jury's out for how future months will go once the renter moves in, but I have high hopes! read more