As a tenant, understand...you will never get your security deposit returned, in any amount. Are tenants supposed to replace carpets and paint? IPS thinks so. Even if you totally clean your place and leave it as you entered into contract, IPS will find a way to cheat you. Watch out for the slumlords. read more

Pay attention to these reviews. Strongly advise you to find a mom and pop rental. My deposit has not been refunded after a month, I just learned they withheld over $500 on the check they claim is stuck in the mail. Filing a claim in small claims court. Not sure what else to do but you can still turn away now!!!! read more

They used all my security deposit for painting entire unit and renovation. I fought at the small court claim and they and the owner paid me only 50%. I settled because I do no want to see Shannon again who suddnely claimed to be my property manger. read more

One important consideration when renting from this leasing company is their lack of responsiveness, especially regarding the return of security deposits. It has now been nine months since I moved out, and I have yet to receive my $1,000 deposit, despite leaving the property in excellent condition. I was told that the deposit was being processed and on its way, but it never arrived. I've made multiple attempts to contact the company--calls and messages have gone unanswered for several weeks. I'm not sure if my situation is an exception or a pattern, but this level of communication is concerning. If you can't afford to go without a $1,000 deposit for an extended period, you may want to consider working with a more responsive and transparent leasing company. I hope to resolve this soon and will update this review if the matter is handled appropriately. read more

Terrible property management company--pure evil. They will refuse to refund your deposit and charge you for anything they can think of, including repairs, renovations, and appliance upgrades, all without justification. In my case, I never signed a lease contract with the owner they represent (who is the third owner), and they had no knowledge of the poor move-in condition--something I had documented and confirmed in writing with the first owner. Yet, they still had the audacity to charge for every cent they could come up with. Not only do they withhold your deposit, but they also keep your remaining rent and even demand an extra month's payment. If you send a letter demanding your deposit back, a property management representative may call you, apologize, and claim to be appalled by the outrageous renovation charges. They might say they've seen similar cases that week and promise to escalate your case to management to help you recover your deposit. Beware: They will insist you provide evidence to support your claim, but if you decide to take legal action, they may use that same evidence to fabricate their own case against you. I will update this with photos later. read more

Beware in hiring this business to manage your property. No matter how many times I complained about their continual neglect it didn't seem to bother them nor their subpar marketing nor their make ready standards on turns. Besides being frustrated that my calls were never returned, I even got dressed down by an associate named Clay about excessive emails & texts. Vendors hired by IPS did work that was questionable and way overpriced. Above all IPS was in violation of Calif State Housing law, title 25, sec 42 for failure to hire an on-site manager for almost two years which is a misdemeanor. In addition payments were made to a on-site manager that didn't exist, which probably ended up as an extra management fee on their books. After a through investigation by the Department of Real Estate in July of 2024, IPS (licensed as the Salwasser Group Inc), was given a citation. read more

The whole company is a scam. Do not do any business with income property specialists, they will take your money. It has been a month and I still have yet to receive my $400 holding deposit that was promised back to me 7 days after being notified my application was not approved. If I could give ZERO stars I would. Save your time and money. read more

I rented from Income Property Specialist for one year. It was truly the worst year of my life. The property manager was crazy and called me husband phone in the middle of the night, the manager was drunk, and I still have the recorded call, for safety. The new manager is no good also she is a piece of work and not honest at all. I will never use this company again, and it is a scam when it comes to the water and trash. When the apartment complex is being fined, the tenants are the ones paying the fine. The Heights Apartments in San Leandro are dirty, your property is not safe, nor are the residents safe. The want me to rate Income Property Specialists it will be a zero for me. Wow in order to post I have to give it a rate. Bullshit!!!! read more

Be careful don't rent anything from them! . They going to steel your deposit.very bad management and don't have customer service at all. The office lady is very abrasive and rude . read more

This whole in my bathroom has been over a week and dust and bugs float into my living area read more

Income Property Specialists - Property Management Near Me - Cupertino, California

DO NOT RENT FROM THEM!! please don't make the same mistake that I made and please read the reviews. All the people that gave a one star are not lying about how horrible this company is. these people had me living for months with holes on my ceiling which caused water stain on the walls. It would take them forever to even acknowledge my maintenance requests. They charged me for days that I was not allowed to live in my apartment and I had to put up a fight with them to get that money back. Things even got more worse after I moved out. I had asked for a walk through before moving out and no-one ever got back to me about that. I didn't hear back from them until they sent me an email saying my deposit check refund was ready for pick up. I went in person to pick up my check and realized while looking at all the charges and how little of the deposit refund check I was getting back I noticed that they were over charging me for water and trash bill, they also charge me for a paint job which mind you the only thing wrong with the walls were the water stains THEY caused. and I was also charged for cleaning which I moved out two weeks before. so when I tell you, I cleaned I am not lying so they did not need to get a cleaner because I left it clean. I ended up not taking my deposit check that day because I wanted to speak to someone in person but of course there was no one to speak to me at that moment so I emailed the person the front desk person told me to email and until this day I have not heard from this person. I also sent out an email and forward the original emails to the operators email that I found online and till this day I have not heard back from them as well. This company is the worst. Please don't waste your time they seem nice at first, but once you sign your lease their attitude changes. You have been warned. The photo of the desk belongs to someone that works for this company. This is how little they care. They don't care that their clients come into the office and see that sign that says "I don't care". read more

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This was the worst experience dealing with the management company. They will cheat you on your deposit. They will defame your name around town. The worst person was Brandon. He was condescending and rude. Dont rent from Income Property Specialists. Crooks! If you are a property owner reading this, there are many unhappy previous renters that think your management company stinks. read more

horrible still no walls in my entry way the bathroom and my kitchen with exposed pipes and no drywall. Brandon. is a joke it's been over a month they have done nothing I did recently find out that that HUD the housing Urban development people that are the federal government sued them and won the lawsuit because they were discriminating against Mexicans in San Jose I'm disabled and they have left me with a non-habitable unit for the past 35 days with no answers to when it's going to be fixed when it's going to be finished when I'm going to be able to have a bathroom or a kitchen or a working apartment again this all started on October 13th when the upstairs neighbor flooded the apartments and it flooded the three apartments below me and myself also this has been the worst property management company that our building has ever had the building has gone to crap since they owned it or since they're running it it's the lack of response transparency and they are a joke it's sad that people actually give them business because they do absolutely nothing they hire the worst people that have no idea what the laws are and their ideas of helping you are absolutely not doing their jobs or what's required by the law this is all based in San Francisco California and there are many active complaints with San Francisco building inspectors and other San Francisco rent board violations that are active against this company I would suggest you go somewhere else because you're not going to get anything from this company that includes any type of a communication email text message call back anything even if you show up at their office they don't even have the balls to come down and talk to you or show their face they are the biggest sad joke that has ever happened to this building here in the tenderloin in San Francisco they're soon going to be forced out and we'll learn the hard way San Francisco's for renters not income property specialists​ read more

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The move-in process was ok. Our daughter was excited for her first place and starting college at UCSC. There were some concerns about how you had to pay your monthly rent and utilities, but we made it work. The problem was when the lease was set to expire. We contacted them multiple times, the INCOME PROPERTY SPECIALISTS, and they informed us there was a checkout process (not listed in the rental contract) that we needed to complete. We were told we needed to schedule a walk-out inspection; however, RAVIE couldn't tell me who managed my apartment to plan the walk-out. When I call now, there is no answer, and that person's voice is full. We received an email saying there was a form to be filled out, but they still needed to attach it. I replied to the email, and I'm still waiting for them to send the form. They are not a professional company. For future occupants, I recommend you stay clear, but more importantly, apartment owners, the lowest bidder, are not the best company to manage your property. If you value your investment, I suggest you find a more reputable management company. read more

They have apparently stopped maintaining this building. Major flooding. Crumbling stairs. Broken appliances. Wood rotting. Paint peeling. Good hard working people live here. People who don't respond to Emergency Maintenance Requests working there. If you're wondering what that old term "Slum Lord" means, rent from Income Property Specialists. Then you'll know (what a mistake it was). No wonder no one claims the Yelp page. read more

Unprofessional, flakey, dishonest group of individuals. I wish I would have read all of these terrible reviews before wasting my time and attempting to conduct business with them. Jason Cotton the so called "Director" is absolutely awful. He set up an appointment with me to view a apartment and never showed. No call, no email, nothing. When families are looking for a place to live, that is nothing to play with. I have a 4 year old and 16 month old twins. So, to say it is difficult to get around and making sure I am on time to all appointments, is a understatement. It takes common courtesy and a second to send a email or text to say you are not going to show. Then comes Monday and this "Director" Jason responds to my email at 3pm, with no apology for not showing up to our previous appointment and sets another appointment for me at 5pm. I brought my family to view the apartment AGAIN, and Jason and his team decided to lease it to someone that viewed 7 hours prior. What kind of circus is this? AGAIN, pick up the phone and communicate so my families time isn't waisted again. Worst property representatives on this earth. Please do not waste a second of your precious time on this rotten group of people. read more

The company is really unprofessional and REALLY hard to get a hold of anyone! Very unorganized. They couldn't even get the lease paper work correct. I wouldn't recommend this company to any property owner as they might just down the property down. read more

Most importantly... Owners stay away from this company! They will disrespect you and you will lose a lot of money if you work with them. I attempted to see a property with Matthew. He didn't show up to the appointment. I was OK with that and willing to reschedule. When I called back he blocked my phone number. I'm a serious prospect very interested in the unit. It's the Royal Palms Apartments in San Mateo. I can't believe that Matthew would have such disregard for the owner of this property and that he blocked my number simply, because he's busy and didn't wanna speak on the phone right at that time. This company should be your worst nightmare if you were an owner. I'm sure they are losing thousands and thousands of dollars for behavior like this. They have absolutely no regard for their owners. It's disgraceful. read more

They were only here for less than 7 months and in that time they managed to absolutely nothing. They allow tenants to assault and steal from other tenants. And unless the housing authority is on them, they won't fix or do anything. As soon as they got here they stopped the gardening service and the property then started collecting garbage that blew in. With the extra garbage it brought ants. And tons of them! They called an exterminator once for an all summer long problems. There's nothing grosser than waking up to being covered in bed by ants!! read more

Very poor service. The lease contract does not state that sewage and garbage fees should be paid, but only state that the excess part should be paid. But i have to pay about ￥120 more every month for water, sewage and garbage fees. Old residents do not need to pay for sewage and garbage, one family of 4 or 5 people, because their contract don't mention of sewage and garbage fees. All excess costs are shared equally with the new resident. I pay rent and water, sewage and garbage bills on time every month, and also charge me "violation of lease" fees $50 every month. Asked but no answer. After i living here for a year, i will move immediately. read more

We had hired IPS to manage our apartment building and it was just a terrible experience dealing with them. They are an extremely poorly managed company. They leased to underqualified tenants even when we clearly told them otherwise. They sent ridiculous utility bills to tenants due to which we got numerous complaints from our tenants. We lost a tenant due to this. When we decided to part ways with them, they made the transition extremely difficult. They stopped communicating at all. They kept overcharged us for maintenance expenses. Extremely unprofessional and worst company to deal with read more

BEWARE The absolute worst experience with an apartment rental I've ever had. Everything from maintenance to communication to vacating the place was a train wreck. Top to bottom terrible. Brandon Silversprings is especially difficult and terrible. If my wife and I didn't want to be done with this company we would sue. AVOID THIS PLACE AT ALL COSTS read more

Matt D helped us secure a wonderful studio for our daughter who had planned to attend UCSC. He was so incredibly helpful and patient as we asked a million questions since it was to be our daughter's first apartment and we don't live local. Matt made us feel comfortable and went above and beyond to make things work for us. We can't express how appreciative we are of his help as we went through a would-be stressful process of handling housing for our daughter. A million thank yous to Matt and Income Property Specialists!!! read more

Great opportunity with excellent communication, and quick responses. Friendly, honest, and overall a pleasure property management team!

God help you if you rent a property that these unprofessional morons manage. Impossible to contact, they don't address repairs in a timely manner, and have an unprofessional and poorly trained staff. Management is useless and are impossible to get a hold of. No chain of command and complaints are ignored. If you try to escalate issues they will use threatening rhetoric and intimidation tactics. STAY CLEAR of any property managed by this business and I can only hope that the ownership group sees this. However, the ownership group obviously saves money by using discount businesses like these idiots and only care about the bottom line. Sorry, but this is the ugly side of capitalism. Way to go IPS! read more

Emails never responded to. Maintenance requests never completed. They lost important paperwork or pretended never to have gotten it. Raised the rent like clockwork as soon as they could every year. It was extremely difficult to figure out who to even contact for requests or questions; at one point the only contact we had at the company (only person whose name we knew and email address we had) turned out to have left the company months earlier, and we'd never been given an alternative contact. We were required to pay utilities directly to IPS rather than the provider, and at one point we got a shutoff notice with a huge past-due amount delivered to our door despite having been paying the full amount to IPS every month, so uhhh ... I wonder where that money had been going all that time. It seemed very clear to me that IPS sees their tenants as nothing more than walking, talking dollar signs. I do want to note that one IPS employee, Mellody, was professional, responsive, and helpful. Props to her as a genuine exception to my overall experience. read more

If you're a tenant, IPS sees you as nothing but a money generator. They are corrupt as they come and have no intention of slowing down. If you let these people manage your properties, I would run. They are doing the absolute bare, bare minimum to get by as to not get sued. They don't fix things proactively. They do not fix things when you request. They rarely fix anything unless you complain multiple times and follow up on your own several times. They won't even call you back or show up. They expect you to be their project manager and will give your personal Information away to random contractors when it's actually their job to handle the ins and outs of appointments. They do not care about your safety or whether or not people are slinging drugs in front of and on their property. They do not maintain who parks in their parking lots and only after years of complaints have they given the faintest fu** to do anything..which amounted to empty threats. The staff is unprofessional. They will lie to your face without any remorse. This place is absolutely useless... I have only EVER come across one person, a woman who sounded youngish 20s/30s (?). She got what I asked done and she was great. Sadly, nobody else is. Everyone else here is cancelled. Y'all just really are bad at having any empathy as a human. Thanks for leaving the nice note letting us all know of the homeless shelters in the area once you evict people during a pandemic. Oh not to mention how you will be doing less than nothing around the property because of the pandemic.. or that you'll continue with rent increases, 100%. Ya'll are just a bunch of really sad excuse for property Managers. New hires are even worse. You attract people who are like minded I guess. If you want to give them your business or rent, be warned: ANY place that IPS handles, just run the opposite direction. It's not worth it. I guarantee it. read more

If I could give them zero stars I would. This place is awful and shady. Everything takes forever to fix, you really have to nag them. We had a water leak in the tub for three days before they finally fixed it. We waited all summer for the air conditioning to get fixed and it only got replaced after we moved out in August. They will steal your whole deposit, $1000 for touch up paint, fixing a shelf and installing a microwave. And another $250 for cleaning and I remember having it be absolutely filthy when we moved in. The water bills are outrageous. It's between $115-$130 per month for a one bedroom apartment with two people, which is what I pay at my 3 bedroom 2 bath house. Good luck with this place, we were desperate for a place when we moved in at 1800 Civic Center Drive. Now that there's more properties available I would avoid anything managed by this place. read more

These guys took over at my apartment building @ 430 Buena Vista Ave in Alameda. I had incredibly noisy neighbors below (kids jumping all over the place, yelling, crying, the better part of every day)! This eventually made me move out. I messaged John McClelen, the on-site manager more than several times as requested, but nothing was ever done. I asked to be relocated to another unit and was told there were only 2 bedrooms available, ( I only found out because I kept calling him to update me) No discount was offered, nothing. I was a perfect tenant for 2 years. Paid my rent on time every month, no issues with neighbors except for the noise machine underneath me. I lived there by myself and 1 indoor cat. When it came time to move out, John did a walk through with me and said everything looks good, and maybe they'll need to patch a few nail holes and where I had my HDTV mounted and steam clean the 10x10 bedroom carpeting. So a few weeks later my $600 deposit has turned into $275. Here's the text I received from the manager. 120 carpet cleaning 205 for patch, paint, and cleaning of unit Total 325 Deposit on file $600 Return 275 Check will be mailed next week. $325 for carpet cleaning and touch up paint? F that! He tells me they had to repaint the entire apartment? I was only there 2 years, why would every room need re-painting? When I tried to explain that by law they can't charge me for paint and carpet cleaning and this other bs, he offered to pay for the carpet cleaning (btw, who charges $120 to clean 1 small bedroom)? I said I'll be speaking to my attorney and we'll work it out in small claims court, etc. (still in progress) This turns into "I'll let my director know and get back with you" This was March 16th. Not a word from them. I've Left messages/text for John McClelen and their business office. These people are scumbags and run a scumbag operation like most property management companies. Do not rent from them ever! read more

We are happy with our house rental experience with IPS. Their maintenance supervisor Jorge always responds to my calls and is quick to get our issues resolved. A house can be more of a challenge to maintain and we appreciate all that they do. read more

This company is the worst ever, the service is terrible, we are resident trying to get out of their properties, they never attend you, I have been waiting for our problem, and they do not have even a mannager, nobody is in control of situations, stay away of this, they want only the money whitout work read more

ALL, if I could give -0 trust me I would. I typically don't write reviews, not good or bad. But I had to come here to BLAST these MF off. I applied for a studio that had $1000 off, but you have to pay for full months rent first, yes i get it. But I was going to move on the 16th, ,y lease stated the 16. When the "Property Specialist " quoted me she said i had to pay for the Full month regardless when i moved in , the quotes i received online was a prorated month of May of $975 yet she wanted me to pay in full. Mind you the lady said all was good and approved, once i stared to complain about why i had to pay the full month if i was moving on the 16th. They sent me a letter of application denied. These company is a JOKE people please be ware. I know some of us are desperate but please NOT with them. Now i am waiting to see if i will even get my holding deposit back. HUNGY and THIRSTY company !!!!!! read more

Extremely unprofessional and incompetent. It has been more than 26 days that we have not received the security deposit after vacating the premises. No itemized list was provided before vacating. I accidently paid them a few days rent extra. No word about that amount despite repeated reminders. AVOID renting apartments managed by IPS. read more

This company is incredibly slow on working on maintenance repairs I am now in day two of no hot water and after three attempts I have not heard from them as to when they will arrive. I hate going to work without a good hot shower but today is the second day of not being able to take a hot shower. I am going to report this company to the San Jose renters rights and I am asking for a discount on rent for the days without hot water. read more

Unless you want to loose all your security deposit stay away from these people. I left the house in the perfect condition with few things here and there but they took away all my security deposit of 1250$. I even doubt if they painted it but took 1000$ for the paint for 1br apartment. Lol. How come a house require full paint in just two years. I thought I left there with good memories of two years but they made it sour in minute. Worse apartment and worse management. They let you leave quietly and then they take all your money. This is my first review in my life and I am sorry that it has to be so bad. read more

There is a very nasty and angry lady in the reception desk. She is totally heartless, rude, and completely not interested in helping you. It was the most humiliating experience I have had. A month after I moved in and I still don't have my mail keys, they claim it's not their problem, the USPS says it will take 2 months and $50. Till then You need to go to USPS every time you need a mail and you know it's at least 30min waiting in the line. read more

I can't believe this company is still in business! They tried to steal my entire deposit on false claims. Lies! I got an attorney and they quickly returned my entire deposit. This is scum of the earth business and people working there. read more

If you can, do not rent from this property management company. They are terrible. My gas was shut off (by PG&E due to a suspected leak) and it took IPS 13 days to turn it back on. Not only that, but they promised me a credit for a follow up month. Well, this was uh, 4 months ago and they have not done crap about it despite numerous emails, calls and texts to my property manager, their main office. read more

It's never easy being the first reviewer for a business! So much riding on one opinion! That said, my story with IPS started poorly but ended fine. As any business relationship, it can take a lot of time to establish trust and navigate conflict. In the house I rented, IPS had been put in charge of placing tenants, serving leases, making repairs etc. The house we were living in was beautiful, but in poor disrepair. When I moved in and signed the lease, no one came by to do an initial walk-through for damages, so it was difficult to later make a case for repairs. At the house, which seemed to be on some sort of sink-hole, a cracked foundation meant the house was on a slant, doors were hard to lock, there were holes in the walls and ceiling, our basement and garage were full of the homeowners former property, including old buckets of paint and potentially hazardous chemicals. We were also concerned about lead paint flaking, as the house was over a hundred years old and had paint peeling everywhere. Though the house had terrible insulation and single pane windows, we were denied basic comforts that would help us, such as screens for the windows so we could open them during the summer. Essentially, in the beginning, I was alarmed by the aggressive and somewhat condescending attitude our manager brought to our discussions, and the tone she took with us on phone calls. I felt like we were being treated like children, and were a complete nuisance to them, even though our rent check was paying for their income. Sadly, this attitude is all too common with property managers. Then, six months into the lease, when we started noticing some pretty disconcerting maintenance issues, we asked our manager to come over to the house to look at the issue, and we learned that she had never actually been to the property to see it for herself. It was frustrating to know that we were being managed by someone who hadn't taken the time to even visit our property to see what we were dealing with. Over time, we found our relationship improved with our managers through very intentional communication on our part. It took a long time to build this rapport, and until we hit about the 9 or 10 month mark, we generally felt disregarded and looked down upon. All this goes to say, with any landlord/property management situation, there is a give and take. These people were somewhat negligent and disengaged, but also very hands off, if you are the sort of tenant who enjoys that. They never checked on our property unless we had an utter emergency. But for women living alone without experience in home repair, it would have served us better to rent with a more conscientious property manager. read more

This business is totally a scam when it's come to money. We lived in zelma apartment in San Leandro for 1 year. 2 days before move out, the manager and one maintenance guy did the pre move out inspection and I was present and they didn't have any complaint, everything was good and the manager Thomas told me to write down my address so they can send me the security deposit back. Fast forward I received a letter from IPS that they won't return my security deposit in fact I owe them money for repainting etc and all the BS. I didn't damage the property nor the wall and only lived there for 1 year how come they charged me for repainting the whole unit, later on they send me the second mail with the fake invoices that they changed all the floor which was cost $4900, painting cost $1800, and I check the company name who did the works called JG painting is suspended fjb, so obviously they couldn't running a business, all fraud. I'm taking this to the court and going to blow this up to all the residents in that apartment so they know and won't be the next victim of their game. I'm so sick of them. read more