Terrible experience with a left behind device they apparently threw it away even though we told we…read morewould come pick it up the next time we were in town. Will not airbnb properties they manage again

They kept my daughter's deposit and charged her an additional $500.00 for "repairs" that included…read moremultiple Nail holes ( I have videos to prove she NEVER hung one thing on the walls), $56.00 for 2 light bulbs, not shampooing carpets ( we hired a professional cleaner who did indeed shampoo carpets), moving out a day late ( she moved out on the day required, we had a cleaner the day after, which was approved by the property management company) and multiple other things. We have hired a lawyer! AVOID THIS COMPANY LIKE THE PLAGUE!!!!!

This company is a joke. They sent us a lawn violation at the beginning of last month and I…read moreexplained to them that I was pregnant and my husband is 100% disabled veteran and we would hire someone as soon as we could. The next violation that was sent we explained that we were in the hospital delivering our stillborn son and I would take care of it as soon as possible. This was Rachel Mace's response: "I am sorry for your loss and sympathize with your current situation. We will look past the lawn this week but we do have covenants that must be enforced. We expect the lawn to be taken care of by the end of next week." We had our nephew mow our lawn that week and hired someone who started mowing for us the following week. Today I recieved another lawn violation (by mail for some reason?) that "this will no longer be accepted", despite our lawn having already been professionally mowed prior to the date of this letter. If you want a property management company who is going to add value to your HOA, rental property, other community? Find someone else.

Do not rent from this company. If you do, you better forget about getting your deposit back AND…read moresave a bit every month because you will also get charged for anything & everything they can think of. And I mean everything. For example $180 for "transitional maintenance", $190 for "transitional cleaning" another $190 for "transitional maintenance"- yes twice? @ $190 ea- , $99 for painting, $45 city charges(?). The place was OLD & dirty at move in & total ant/spider infested. When the agent came for a walk thru during move out, he said the apartment looked amazingly clean and if "they" don't give back the deposit ... That was concerning. Just got a letter saying that they kept the deposit & $220 is owed. This was a studio apt rented to a clean freak girl. They are discussing. Other reviews are similar. One star, because I had to.

Renting from them isn't awful--they do fix major issues--but the bigger picture is getting worse…read more They keep raising rents, and new tenants end up paying way more than current residents, even though the buildings haven't meaningfully improved. I've lived here 3 years and they've done the bare minimum. Most rent increases don't go back into maintenance--owners seem to be squeezing the properties while cheaping out on repairs and replacements. A big red flag: they recently ended my friend's month-to-month lease by text/email and then stopped responding to his calls. If you bring up HVAC or building-quality issues, expect the tone to change fast: cold indifference, deflection, and "gaslighting." I'm nearly certain the buildings waste energy--electric costs can be much higher than they should be. There's also constant turnover (some complexes feel like 90% year-to-year) and the walls are paper-thin--you'll hear everything. The only way I survived was by staying friendly with neighbors and getting everyone on the same page. You will intimately know what's going on around you. Exterior/common-area neglect is ongoing: Falling rocks/exterior deterioration Dirty stairs/hallways, rarely cleaned or powerwashed Bird nests and months of bird poop in common areas Hallway lights going out and taking months to replace "Nice" appliances that are on their last legs, replaced with cheaper, worse units Even logistics are frustrating--meetings that should be a phone call, slow responses, and poor pre-move-in inspection (my friend needed carpet replaced a week after moving in, which should've been obvious). Bottom line: it can work if you're trying to keep costs down and don't plan to stay long, but rent is rising while maintenance and quality are sliding. I'm leaving next fall because of it.

We rented from Connie for almost three years. The house needed some obvious repairs. There was mold…read morein the garage, and the fireplace was literally crumbling. It was next to impossible to get ahold of Connie. She will not return your call for basic repairs. I had to get a third party involved when she refused to contact me about repairing the washer machine (which she refused to fix). Our washer machine broke the month before we were supposed to move out, and she flat out told me she was refusing to fix it because we were moving. And under law our only other option would be to vacate the property in 30 days, which we were already doing. When we moved into the home, it was filthy, the previous tenants trash was in the yard for almost a week, and the carpets were absolutely filthy. We never missed a payment, had maybe less than 10 repairs/calls in the almost 3 years we lived there, and we did not feel as if we were treated fairly. She tried to force us out of the property a day early because she had people moving in the same day our lease ended. I would not rent from them, Connie is not friendly, and will not work with you to get timely repairs done. She cares more about saving money than taking care of her tenants.

I would give this company zero stars if I could. When I moved in to the apartment, it smelt like…read moresomeone died in the apartment. There were pee stains all over the walls. They also took most of my security deposit through $400 cleaning fees. Please don't rent from this management company. All they want is to take your money.

They charged us for a structural wall cracking issue when they stated earlier they would not charge…read moreus for it. Since that has nothing to do with the tenants and was a building property issue!!! We did not get any of our deposit back and had to pay an additional over 600 dollars for it. Ridiculous and do not recommend.

All of my original post is true but I will mention that upon moving out we did not receive one cent…read moreback of our security deposit. I have worked for cleaning companies and we cleaned that townhome top to bottom, three of us and still nothing. They itemized what they used the money on but some of it seemed ridiculously expensive in my opinion. So just be aware you probably won't receive any money back but they are a great place to rent from until move out!

2 words: RAT INFESTATION…read more Property Address: 1022 Humboldt Street, Manhattan, KS. This was, by far, the worst rental experience of our entire Army career. My family and I have rented from multiple landlords and property management companies across several duty stations. We have never experienced anything remotely close to what we dealt with at Alliance Property Management. Near the end of our lease, rats began entering our home through the plumbing. Not just one rat. Multiple rats. We eventually confirmed they were coming through the bathtub and toilet. This started immediately after major plumbing and drainage work had been performed at the property. My pregnant wife and our young daughter were forced to leave the home because we no longer felt it was safe for them to remain there. Alliance was aware of the situation. Instead of treating it as the serious habitability issue it clearly was, we found ourselves having to convince them that rats entering through plumbing fixtures was not a normal tenant pest control problem. The problems were not limited to the rat infestation. Lawn care was included as part of our lease, yet the yard was routinely neglected to the point that it was embarrassing to have visitors over. It was another example of Alliance failing to provide services that tenants were paying for. Despite everything, we still went out of our way to leave the property in excellent condition. We hired Mamas Helpers 316 LLC to perform a professional move-out cleaning and paid $370 for the service. We hand delivered the invoice to Alliance and were told they already had it. Alliance then charged us more than $500 for additional cleaning, more than $300 for "maintenance," and $333 for carpet cleaning. We have no complaints whatsoever about the cleaning company. They did an excellent job. Our issue is with Alliance charging hundreds of dollars for additional cleaning after receiving proof that a professional move-out cleaning had already been completed. The home was spotless when we left. No itemized cleaning invoice was provided to justify the additional cleaning charges. We were simply billed hundreds of dollars despite already paying for professional cleaning and providing documentation of that cleaning. We were also charged for alleged tape on a ceiling fan that we did not place there, removal of a plastic bag holder that we voluntarily reported after move-out, blinds that were already deteriorating from age, and other questionable maintenance items. The amount of money is not what bothers me most. What bothers me is the pattern. A military family was forced out of a home because rats were entering through the plumbing, and after all of that, Alliance still found ways to aggressively pursue our security deposit while providing little transparency regarding the charges. The entire experience felt predatory. I would strongly discourage any military family, student, or local resident from renting through Alliance Property Management. Based on our experience, I seriously question the ethics of this company. No employee should be proud to represent a company that was willing to leave a family dealing with rats entering through the plumbing and then aggressively pursue questionable charges against their security deposit after they moved out.

Frontier has overall been a middle of the ground property company. They will send maintenance out…read morewhen there is a problem, usually within a reasonable time and pricing is not terrible (for most units). Some of the employees are actually pretty helpful when it comes to questions and give you advice or resources to resolve the question, especially Melia. Though, some of the other staff can be a bit unprofessional. I was shocked when I asked about why my co-signer needed to sign on a pet addition for my roommate and the response I got caused me to lose some respect for Frontier (see attached). I am your customer asking a question, not your relative, not your friend. Please reconsider jumping to assume a client is arguing with you over a text next time they are asking you a question. Who knows, maybe they are having a rough week, or are just fed up with clients, but I saw no reason for this response I got.

If I could give this mess of a management company a 0 star, I would. My experience with Frontier…read moreManagement has been extremely frustrating and, frankly, unacceptable. The biggest issue is not one isolated incident, but it is the consistent pattern of poor communication, delayed maintenance, inaccurate information, and a lack of accountability. Throughout my tenancy, communication from management was inconsistent and often unclear. When dealing with important matters involving my lease and tenancy, I was not always provided with accurate or complete information. At the end of my tenancy, management communicated inaccurate information about the reason for my non-renewal. I found this extremely frustrating, misleading, and unprofessional. When something as significant as the end of a tenant's lease is being discussed, the expectation should be simple: provide accurate information and communicate honestly. Maintenance was another major problem. Repairs routinely took far longer than they should have, and multiple follow-ups were often necessary before anything was actually addressed. It should not be the tenant's responsibility to repeatedly chase management to get basic maintenance issues resolved. One of the most frustrating examples of this was the air conditioning unit in my apartment. When maintenance eventually replaced it, the maintenance worker told me that the unit was from the 1980s. Unsurprisingly, the decades-old unit eventually stopped working during the summer. What was even more unacceptable was how long it took management to address the issue. I was left without air conditioning for several weeks while temperatures outside were exceeding 100°F, leaving me stuck in an extremely hot apartment with no functioning AC. As a temporary solution, management provided a window air-conditioning unit. Unfortunately, that unit did not properly stay in the window and repeatedly became unusable. We had to contact management multiple times to get someone to address that issue, yet there was very little urgency in actually getting it fixed. Instead of promptly resolving the problem, management seemed to take a very lackadaisical approach while I continued to deal with excessive heat in my apartment. Being left for weeks without reliable air conditioning during extreme summer temperatures is completely unacceptable. Tenants should not have to repeatedly call and push management to provide something as basic as a functioning air-conditioning system. Another major issue was the building's entry doors. The locks constantly jam and malfunction, sometimes leaving residents unable to get into their own building. This is a basic security and access issue, yet management has repeatedly taken an excessive amount of time to address it. Having to stand outside your own apartment building (sometimes in extreme weather conditions) because the entry lock does not work is unacceptable, especially when management is already aware that the problem repeatedly occurs. There was also an ongoing cockroach problem around the exterior of the apartment complex that management has failed to adequately address. An ongoing pest problem around a residential property should not simply be ignored. It is another example of an issue that deserves prompt attention but did not receive it. What makes these problems even more frustrating is the apparent lack of urgency. Concerns are frequently met with delayed responses, repeated follow-ups, or what feels like dismissal rather than an actual solution. Problems are allowed to continue until tenants have to become persistent just to get basic issues acknowledged. A property management company should make living in an apartment easier--not create additional problems for the people paying to live there. Residents deserve functioning facilities, timely maintenance, accurate information, clear communication, and management that takes legitimate concerns seriously. Those expectations are not unreasonable; they are the bare minimum. Unfortunately, my experience with Frontier Management fell well below that standard. I would strongly advise prospective tenants to think twice before signing a lease with Frontier Management. Do your research, speak with current or former residents, and pay close attention to reviews describing how management handles maintenance and tenant concerns. My experience has left me with very little confidence in this company's ability or willingness to properly address ongoing issues. Based on my experience, I would NOT recommend Frontier Management to anyone. Hopefully, my review saves someone else the headache I experienced. You're welcome!

I rented from Black Dog Properties for less than 6 months due to unforeseen circumstances with two…read morepeople on the lease. In that amount of time, there were a few things that came up I wasn't quite satisfied with and think people considering this company should consider before signing a lease. I am using this as a review to make people considering Black Dog knowing what issues a previous tenant has had before signing a lease. Upon moving in (2/4 people on the lease had already lived there for a year) we had issues with a room not being hooked up to the heating and air conditioning ducts in the ceiling that they finally fixed, it is my understanding there was a maintenance request placed prior to me being on the lease. We also had an ice maker that didn't work and would flood the kitchen if turned on. It is to my understanding that there was a maintenance call prior to my name being on the lease but they didn't replace is and said not to use it. So we had to deal with the issue of not having an ice maker and the kitchen flooding if someone accidentally turned the ice maker on. After moving out and our lease ending at the end of the year, we had issues with Kansas Gas, Black Dog and their new tenants. Black Dog apparently does not check if new tenants turn on the necessary utilities for the properties they have, as we kept getting charged for gas service after our lease was up due to Black Dog not reverting to owner and the new tenants not signing up for gas service, but Kansas Gas could not shut it off since it is in their cold weather season. We finally got this situation figured out but it shouldn't have been an issue to begin with. So once again, PLEASE think and consider these issues before renting from Black Dog Properties.

Great company! I've worked with many different property management companies over the years. I find…read moreBlack Dog properties to be the best. They truly care about the tenants. Couldn't be happier with my experience.

I really enjoyed my time at HRC. The unit had plenty of space for all my furniture, even moving…read morefrom a house. the kitchen and living room was open concept which i really liked. If i ever decide to rent again i wouldn't rent anywhere else.

I just moved into a townhome with HRC and I am very happy with the space. I appreciate that it was…read moreclean and the landscaping and lawn care was very nice. The office staff was very helpful in the process of choosing the right unit for my needs.

As a parent of a college student residing in one of their properties, I feel compelled to share our…read moreexperience. From the time my daughter moved in, the condition of the home presented multiple health and safety concerns and did not meet basic code requirements. Despite this, the property housed six tenants, which appears to be in violation of Riley County policy. I have included the formal risk assessment report for reference. Many of these issues should have been addressed prior to move-in; however, we were informed that the company does not conduct inspections between tenants, as they consider the lease to be continuous. Because of this lack of oversight, I took it upon myself to document conditions and file risk-related reports to ensure these concerns were properly recorded. In addition, we have experienced ongoing billing inaccuracies. Charges from previous tenants were applied to the current tenants, who were then told they would need to contact prior occupants themselves to dispute the charges. At no point has documentation been provided--aside from my daughter's lease--demonstrating that her tenancy began for the dates for which she was billed. When discrepancies were raised regarding billing percentages outlined in the lease, an additional, unexplained meter appeared, resulting in even higher charges. There is no record of this utility bill on their tenant portal as far back as allowed to view (2023). Their own audit reflects no clear breakdown of current charges, yet a balance of $481 remains due. We anticipate they recognized there erroneous accounting when questioned and to mediate this, added the basement unit meter to their charges as well. This raises serious concerns about whether billing practices align with the terms of the lease as well as the integrity of a business who could do such a thing. Throughout this process, (despite repeated outreach from tenants and parents) communication with the company has lacked transparency and accountability. There has been no meaningful effort to resolve these issues or acknowledge the discrepancies. Overall, this has been an extremely frustrating experience. I strongly encourage other families to thoroughly inspect properties prior to move-in, document all conditions, and carefully review lease terms and billing allocations both before and during tenancy. Or better yet... avoid Cobalt at all costs. Lastly I would like to briefly add that the actual owner of the property has done all he can and attempted to help his tenants with issues presented to him. Unfortunately in my opinion- Cobalt has not only let these girls down, but him as well. *The photos of the ceiling/mold/leaks were noted immediately upon move in. You can see other issues noted by Risk Reduction. The audit included below was completed by Cobalt and you can see no charges to date had accrued on "Meter 6" until now, a balance due of $481 is listed. Horrible experience!!!

highly recommend the team and their consistent professional and dependable service. Belinda does an…read moreexcellent job finding quality tenants and it is clear their standard is high when caring about the tenant and property owner. i will let you know in a future review the level of maintenance as i am getting a full exterior refresh on my property managed in house. So far I am very please with the service I have received.