I DID NOT RENT FROM THEM: I did take two tours of places with them. They made it easy, and did an easy preapproval form. They didn't make me fill out and pay an application just to view properties and Vincent was responsive, and helpful. I ended up renting somewhere else but still they were great with the tours and such. read more

Janet, the owner of Horizon Properties, handled my situation with dedication and persistence until she successfully resolved my concerns. I appreciate her efforts and professionalism in ensuring a fair outcome. Thank you, Janet, for your commitment to excellent service! read more

I just got approved and signed a lease for a property in Folsom- and this is a milestone for me. It's my first ever place on my own, without roommates. The team at Horizon has been helpful and making me feel good about my decision in renting the property I chose. They were quick to reply, and answered all of my questions. I'm excited to work with this team for my future needs as a tenant. read more

We've been with Horizon for 19 years and they have always been there for us to address any issues with our rental house and have always found excellent tenants for us. We appreciate their conscientiousness and have always recommended them to friends. read more

Whether it's managing new projects or troubleshooting, Horizon Properties' staff is always approachable and organized, helping us deliver the best possible solutions. We're glad to support a team that values both efficiency and quality. read more

So far so good. I own a property thats being managed through Horizon Properties. They've kept meticulous records of the property, past and preset tenants, good repair/maintenance records, good communication. Would recommend, no regrets. read more

Horrible communication when trying to rent out their property. Put in a request for showing on Zillow and a perfect pre-qual filled out on first day of availability. No response, called them and was told that agent will contact for viewing, next day property no longer available. No confidence in them, will never apply to their property again. I will not recommend them to anyone. read more

Loved working with this company. The property manager is amazing and was always helpful and efficient. The Office Manager is very professional and responsive to any questions I had. Payment was always prompt. I highly recommend using them as a vendor, customer or tenant. read more

ms janet is wonderfull she really took care of my properties above and beyond employees are wonderfull as well read more

It would be great to leave zero stars for this entity. They lie about their properties, what they are responsible for. All of it. I rented from them and the Building and Safety from Citrus Heights red tagged the building for non-building department approved additions. We had to move within 8 days. They may respond to this, however buyer beware. You are dealing with an "operator" within their industry. Good luck. read more

I'm so sad to be leaving these people! The house was always kept up to standard, any time I had an issue with the property it was fixed within a week! I am so grateful to have spent my past 6 years renting from this company! 10/10 would rent again! read more

I am a new landlord in Heights CA. My experience from the first call to my property being rented has been outstanding. Janet is so knowledgeable and caring. She answered all my questions and has great suggestions went above and beyond to help me find a tenant. I almost lost a great tenant if it were not for her thinking quickly and suggesting a solution for both tenant and owner. The support staff is also very professional and responsive. From Richard listing the property and pictures on the internet, to Lisa and Tim facilitating the actual process, it has been a great experience. Thank you all for your help and expertise in the management of my property. read more

I applied for a rental property about 6 years ago and the name Horizon Properties has stuck in my head since my awful experience which still makes me mad to this day. I applied and paid the $60 fee and when I called to check on the application the lady who answered was rude as hell and at one point even tried to shame me for a question that I had by responding "what kind of question is that" which really pissed me off so I called back a few minutes later to speak to a manager and when I explained to the manager what the employee had said she replied "well it was a strange question" and my question was Can you run credit prior in order to see if we are even in the ballpark. The manager was clearly saying to me that she didn't care that her employee was rude and agreed that I asked a stupid question. For years when someone mentioned this company I warned the to stay far away. Employees don't understand the impact that they can have on a business and managers with their head in the sand enable shitty employees. In the end I was denied and did not get the rental property and found out that a ton of people applied, guess $60 a head was a come up. You are correct and, in all fairness his was 6 years ago. Your apology is appreciated, and I think that was a cool move. I actually feel kinda bad for making a big deal. It sounds like management has changed for the better. read more

Very responsive and efficient as a property management company. I don't have any complaints about them at all! I full recommend!

This company is so unprofessional. I received an email saying to text Chloe about a showing for a property. She text me back 7 days later at 6:45pm to set up a showing for the next day at 11:30am. I took time off from my job and drove to the property. Text her at 11:22am to say I was there and she responded that she was sorry for the short notice, but the place was already rented. So I wasted my time, lost money for taking time off for her tell me at my scheduled time that it was rented. She didn't even have the decency to show up and tell me in person. Chloe just let me waste my time, but I guess she is just too important to waste hers. read more

I have been working with Lisa on securing a home with extremely short notice. She did such an amazing job at processing our application quickly and keeping in touch with updates along the way. She went above and beyond to assist us with all our questions, concerns and decisions. She seemed to drop everything and just focus on us as if we were the only clients. She was understanding, professional, prompt, helpful and responsive. I feel that this property management company doesn't value the owner over the renter or vice versa. I felt Lisa values us equally and made this partnership start off on the right foot! read more

Great service. Friendly people. Quick response. Most important thing is that they do good work. Thank you.

HORRIBLE!! Selects new tenants on a first come first serve basis. Doesn't matter if your qualifications are better. They won't even consider you. What a waste of money and time. read more

Attempted to contact PM Chloe by phone on four different occasions to inquire about a rental house in Folsom. Each time I was transferred to her voice mail. Three messages were left on Friday 8/16 and one message was left on Monday, 8/19. As of this writing, Tuesday, 8/20, my calls have not been returned. I have never dealt with Horizon Properties and after this experience, I will certainly not look at any rental home listings posted by Horizon. As for a rating, they deserve a ZERO! Unfortunately, the rating system will not accept ZERO Star.x PHD Rancho Cordova read more

If I could leave less than a 1 star, I would. We rented from this company for 2 years (2009-2011) and they are terrible. Lack of response: if anything breaks, good luck getting it fixed. If it is a legal violation for them not to fix it, they will send someone out, but the people that they contract out were inefficient, creepy, and noisy. Our neighbor's (whose property was also Horizon) fence broke down and her dog kept getting out, but they property kept "promising" to send someone out after TWO YEARS of her calling. Deposit: Our deposit for a crappy little duplex was over $1000. First off, that's ridiculous. Secondly, when we moved in the house was NOT clean. There were bits of old cereal and pasta in the cupboards like they hadn't even been wiped down. The back yard was flooded and smelled nasty. And there was trash in other parts of the house. When we moved out, we cleaned that place to shining. We had even installed a garden in the back yard. It was quite obvious that we left the place better than we got it. And they took over $700 of our return. We filed a complaint and called and sent letter. None of which were even responded to. The people in the office would direct our calls to answering machines and no one would call us back. Random fines: This agency attempts to raise your bills and squeeze every drop of money out of you that it can. They sent us a letter just "informing" us that our water bill was going to increase by $60/month. Just because. We pulled out our contract and b/c it hadn't specifically said it couldn't increase, we were screwed. They fined us $50 for our grass being .5" TOO TALL. If you had SEEN the neighborhood we lived in, you would laugh. All in all it is a ridiculous company that is out to take advantage of its tenants rather than serve as a helpful mediator between landlord and client. If you are a landlord, look somewhere else. If you are a prospective tenant, look somewhere else. read more

Like many of my fellow reviewers I too have suffered from the unprofessionalism of this company. They do not attend to repairs and after being in a home with them for 16 months nothing essential has been fixed. I have had to withhold rent and retain an attorney in order to get them to listen. We have a broken stove, broken window tracts/locks, the ceiling in the bathroom around the skylight is decaying, there is a leak in the master bedroom, ruined window screens in the bedrooms, severe paint chipping, structural damage in the garage, a broken dishwasher -- and all of this was upon move in and most of it had been noted in the move in inspection sheet by them! I don't even think there is room to type out all the issues! They promised that they would repair these issues swiftly upon move in. They lied and for months I have begged and wrote many letters and e-mails asking for repairs. They changed the light bulb in the kitchen, and put a few screws down in the bathroom tack strip, that was it, and only after my son cut his foot on it and I had to threaten them then. I should not have to move or find a new residence because of their unprofessionalism, and lack of ability to understand the warranty of habitability set forth in the CA civil code! Eugene they are doing exactly the same thing to us. Please contact me. We should both file suits together against them. In fact I urge every resident in the same situation to contact me. If we all hit them with a small claims and civil proceedings at the same time maybe they will finally get the point, or the state will remove them of their real estate license. Total slum lords. DO not rent from these people folks, you will regret it. read more

If you do business with Horizon, they will burn you. Know this. I dont know if its intentional or if someone simply ran off with their funds or if they are simply so poorly managed that they are unable to fulfill basic financial obligations, but since last year they have been brazenly screwing people right and left. For example...: Horizon Properties / Janet Regan "accidentally" charged me $900 in lease termination fees despite lease being paid to completion, then claimed they could not correct the error and issue a refund because their accountant was "not available" but would remediate within days. Weeks later, claimed they had a new accountant and they would correct the error by the end of the week. Weeks later, I call the front desk and ask to speak to their new accountant, am told he is "no longer with the company". Went to BBB, discovered that they have been unable to fulfill basic financial obligations for months to both their tenants and the landlords they professionally middle-man for. Lodged a complaint, and Janet Regan finally responded to 100% confirm the legitimacy of my complaint, and that is the total sum of action so far. No money refunded, no updates, no response to emails or phone calls. Additionally, the property they showed me had significant issues and despite me giving them 2 weeks from move-in date plus an extra week AFTER move-in date to remediate the issues, when I opened the door with movers in tow, I was confronted with a kicked-in bed room door, chunks of carpet stacked here and there, stacks of un-installed blinds on the floor, dirty walls/windows/mirrors/blinds, massive structural damage to the carport, electrical outlets in walls either empty or hanging out of the dry wall, even a pile of cut toe-nails in a bathroom drawer. When I complained, they agreed to fix the door and cover professional cleaning when I moved out. They fixed the door, and then proceeded to charge me 3/4 of my deposit on move-out citing things like "when you moved in, the blinds were dirty, now they are VERY dirty!" BBB has already downgraded them and are in the process of doing so again, not that you would know it of course because Horizon simply hot-linked to a locally hosted BBB A+ rating jpg on their website. These people either dont know how to do business right or are playing the whole "lets just keep our clients money and consider it profit because most of them wont take us to court" card. Given what I've experience from Janet Regan and Horizon Properties, I'm pretty sure its a little from both columns. read more

I would give no stars if I could. I was rented a house with outstanding damage to the roof and major water damage in the attic. When it began to rain last season, water was leaking through the ceiling in at least 20 different places throughout the living room, hallway and front bathroom (I have pictures if you don't believe me). I notified Lisa of our problems and they were never fixed. The maintenance company they sent out did the same thing they did last time to fix the roof problem; they put a tarp over the opening weighed down be two 2x4's (still leaking water). The roofer said the house is in need of a entire roof replacement and had to wait for the work to be approved by Horizon Property. Another month went by without repairs and then horizon properties sent out a contractor to estimate damages. The owner of the house somehow contacted me and my roommates about coming in to view the damages and Horizon Property told my roommate and I we have no business contacting him because it's initially the job for HP to act for him. The owner of the property apologized several times for Horizon Properties incompetence on this matter and began arriving at the house to do his own repairs. I went 3 months with a damaged rooftop and an attic supported by damaged support beams and moldy insulation. read more

To begin, if you are a property owner as I have been, dont use them. If you are a prospective tenant, be careful, they are unorganized and rude. They neglected to tell me my first payment was not received for two months. I had to discover this when the funds were returned to my bank, having accidentally input the wrong city into my bill pay it was sent to sacramento instead of fair oaks. This was completely my fault, but it is how they handled this that would set the stage for a nightmare year long lease. After I let them know of the mistake they proceeded to charge me late fees which for the month of made sense, but led to their continued failure to communicate with me about anything. I had to catch the accounting error, and never would have known had I not checked my own bank balance to see the funds redeposited weeks later. The ensuing mismanagement would lead to them then sending me 3 day pay or quit prematurely. Very disorganization and not helpful whatsoever with customer service. On move out, they charged me with unnecessary clean up fees, even when faced with photo evidence that the place had been left in superior condition than when I moved in. Deciding not to fight it beyond this and to move on, I still feel it is important to convey that they used the move out process and security deposit as another form of making money, on top of their often inaccurate accounting through out the entire process. There are a list of other complaints, that include everything from having people come over every couple weeks for various reasons that were never necessary... to not returning phone calls or addressing issues that both myself and my neighbors needed help on. I am a very low impact tenant and nothing needed was out of the ordinary, but they felt the need to ignore helping me for weeks on end, or never responding whatsoever. read more

I would give zero stars if I could They are the worst and do not hold their home owners accountable on fixing things in the homes. Exact quote from the maintenance coordinator with the CEO of the company copied on the email: "The owner of your rental property has yet to respond to my multiple attempts to follow up on your request. At this point I would take the lack of response as the owner choosing not to replace the carpet at this time. I will of course follow up with you if I hear differently from the owner" *do not rent from this property management company** read more

I've added one star to my review for the quick refund I received following my initial review. There was no communication or apology received from Horizon, but at least the refund was finally processed. All points in my initial review stand. It's unfortunate that matters had to be escalated to such an extreme in order for things to get done. I hope management is able to learn from this experience and works hard to drastically improve how their office communicates with customers and clients. read more

I am speaking from the property owner perspective, and I have had a wonderful experience with Horizon Properties. They were responsive, transparent, helpful, and friendly to work with. The property management business is difficult in that you can't make everyone happy all the time, and I would filter the negative reviews about this company through that first. Property management is a difficult job in that the property manager can't act without the owners authorization, and an owner will expect a property manager to enforce the lease to the T which includes holding tenants responsible as well which isn't popular. I am an active investor in the area and Horizon Properties is my go to management company. read more

I am surprised by some of these reviews. I have used Horizon for 2 years to manage my condo in RC and they have been nothing but helpful. I don't have time to deal with all the little stuff that comes with renting property so they took care of it. It wasn't cheap but seemed fair for the market. I always found Lisa and others to be very nice and professional. Renters being unhappy doesn't surprise me because they are usually on the tougher side of this, but I am surprised other property owners are so unhappy. Oh well, just my two cents. Bill read more

After reading some reviews on yelp I was in doubts but one of my friends was already using them for years and he assured me about Horizon's services. So I gave a try and so far I am extremely happy with Horizon Properties and planning to switch my other rental units with Horizon as well. I have worked with couple of other property management companies and found Horizon is very responsive and organized with lesser/competitive charges. I will update the review as I get more insight but so far experience is far better than other agencies out there. read more

Irritated. For a few days I had been trying to get into contact with somebody for a showing. I sent in my info twice and finally today got an email - already aggravated by this point. One receptionist tells me that I need to fill out some sort of questionnaire that I had filled out twice already. When she finally realized that it had been completed (mind you just to view it) she then gave me the cell phone number to Sue whom I called immediately just to be told that she is in the middle of driving and to call HER back. Um no thank you. It defeats the purpose of me having to submit my number umpteenth times. Why should I keep calling you and trying to contact you? My number has been submitted to you for a reason. And the amount of time I had to wait for an email response alone is ridiculous. It's unprofessional to say the least. I'll look elsewhere and find someone that actually will appreciate my business. read more

I am a current tenant of Horizon Properties and can vouch firsthand for who unprofessional and disrespectful this company is. They will constantly provide inconsistent information and jump on any occasion to fee you. However, when you request the general maintenance they promise when you move in, do not expect the same urgency. Matter of fact, do yourself a favor and do not get your hopes up. I have lived at a location for ONE YEAR +, and still have not received something as simple screens for my windows! My garage door broke within a month of my lease, I have put in two written complaints and several voicemails, and never once have they sent a vendor for repair. (We also fear that they will accuse us of causing the damages to the garage door, even thought we have on several occasions informed them it collapsed on its on) We are in the process of doing as much maintenance and trying to get as much documented as possible so we can move out, without dealing with the hassles that other have described. We were charged an excessively high security deposit and have held up our end of the bargain, its unfortunate that Horizon has failed to the same. I will post again regarding our moving experience when that nerve wrecking time occurs.. read more

Janet is very professional and works hard not only for the owner but for the tenant. I contacted Janet and within 4 weeks she had rented my property with great tenants. I would recommend Horizon Properties they get the job done making sure everything is covered. El Louise Waldron read more

Horizon Properties' service has been great and very professional with my needs. They got my place rented quickly. What I really like about them is how quickly they respond to my calls and needs. I am very impressed with the positive experience I've had with them during these crazy pandemic times. read more

I would give them a zero if I could. Myself and my husband just emailed asking to look at a property and was emailed a list of questions that would be asked on a credit application. I was taking back by this so I called them to ask a few more questions and was told that is the owner criterion. I have decent credit, a good stable job and make enough money but now after what just took place i will not be even bothering looking at the property. read more

I had the pleasure of doing business with this company for nearly 5 years. I'm very proud to say I would definitely go back! Thank you for a positive experience Horizon Properties! read more

I am truly thankful for Horizon Properties. Janet and her team have been an integral component in my success with the two rental properties I'm entrusted to care for and maintain. They exercise professionalism, industry knowledge, and utmost customer service. Whenever I need to make an inquiry on one of the properties I get a response right away. Horizon does routine inspections of the properties to make sure that safety guidelines are met and that all rental laws are being followed. They strive to ensure that my renters are happy and well looked after. Horizon has given me inspection reports requesting that certain items of the house are fixed, repaired or replaced. At times, I have had to restrict them from fixing certain things. This has no bearing Horizon, but upon guidelines that I must follow. I would be highly discouraged if the renters in these properties made negative remarks about Horizon without knowing the full scope of why certain things could not be repaired. I highly recommend Horizon Properties and will continue to use them should I fall upon any more rental properties. read more

I have been contacted by the owner asking me to remove my review. I stand by my review. When you submit an application via their webpage it collects money immediately from your account. Bank verified it was not just a hold. I also took screenshots of the webpage showing they were still accepting applications (and collecting money) for that property after they had told me it was no longer available. I suggest the owner follow-up with her backend staff to make sure they are actually doing what she states. read more

This is the body of the email I sent to the president of horizon properties in response to the email I received asking how their services had been. First impressions can really stick with something like a property management company. When we originally saw the place we were told that it was in the middle of being cleaned up for the next tenants. So naturally, we felt that the place would be in better condition than we had seen in our first appointment. We were told the fridge would be replaced, the carpets would be shampooed, that the vent in the bathroom would be cleaned, the batteries in the fire alarm replaced, the door seals would be replaced, and a bunch of other things we were told would happen from the person who showed it to us. So we asked if we could make sure it was all done before moving in. Giving an extra two weeks before our move in date. The day to get the keys arrives! and whats this, I'm told by the person I'm signing the lease from that I'm two hours early and I'd have to wait since she has appointments in head of me. Meanwhile, I have an email in my email inbox stating that my appointment was in fact for the time I had arrived at.... two and a half hours later, which I wasn't the only one who had to wait... there was a fully loaded truck in front of the place that had been waiting for at least an hour with friends and family who agreed to help. We unlock the front door and the fire alarm is still chirping, it smells like animal urine, there is still food remaining on the carpet as it was obviously not cleaned (which 300 was taken from our security deposit in order to clean when we moved out.... but we received no such service upon moving in...) , the refrigerator was still broken and had not been replaced (It was also filled with mold and smelled horrid and it was the week of Thanksgiving), The vent in the bathroom had built up layers of gunk that had not been cleaned off, the door seals were all torn up from animals, and there were light bulbs missing and burnt out throughout the place. This kind of sets the tone for the rest of the relationship... I had to twist the arm of the maintenance person back then to even acknowledge the refrigerator was broken, it was the week of thanksgiving and I was being told 2-3 weeks for a replacement.... We have problems with our front door lock and we're told to use a screwdriver......... it took 3 emails to get someone to look at it and sure enough they came out and replaced it because it was in fact broken. We were not given front gate keys and were told to use the lock box key until we said screw it and made a copy of it ourselves. So if you want to rent from the definition of a slum Lord, Horizon Properties is your perfect property management company. read more

We have been in our new rental about two months now. Horizon properties has been superior to the last property management company we dealt with. Scheduling an appointment to see a rental was easy. The lady met us on a Sunday which was also Father's Day to show the rental. We liked the place so we put in our application. The application process was fairly smooth and our leasing agent Shelly explained everything very well. My only gripe with that experience was some of the timelines they gave us to complete some paper work made us feel a bit rushed. Signing the lease and getting the keys was a simple process and we are so happy to be in a better area. Since being in our rental, communication has been great. Any issue we have had has been resolved quickly and professionally. The office usually answers emails within an hour. We usually deal with Shelly and she is a great and genuine employee of horizon. I can't say enough good things about her and her help with the ease of application and getting settled. My only other gripe would be about the fee for using you're credit card to make an online payment is a bit high imo ($62). Other then a few minor things dealing with horizon has been great! read more

DO NOT RENT FROM THEM! Unprofessional, rude and scam artists! Shonda sides with lying homeowners even when paperwork proves them wrong. Go to another company! If you do rent from them take pictures of everything! Inside cabinets, outside of cabinets, pictures of the floors, pictures of the yard, get in writing every maintenance issue protect yourself from these scam artists!! If anyone has any info on how to shut this place down, im all ears. I moved out in july, its almost december and even though the house has had renters for two months I am still waiting for an invoice and refund. This place is a nightmare. read more