DO NOT MOVE IN if you value your safety, security, privacy and health. Read this before you fall in to the trap. Irvine Company & Los Olivos management are horrible liars who fail to do their responsibilities and they keep lying to cover their failures. The management breaks the rules they have set themselves and meanwhile, they will rip you off in many ways. Also read the reviews on Irvine Company Yelp page. Their review is 1 star and posted by real tenants. You will see that many many tenants refer to them as Mafia, dictator, the most corrupt company and the most fraudulent company. We posted a review 2 years ago here, did a direct complaint through email 2 months ago. Also submitted a BBB complaint 2 months ago. They promised to solve the issues. As a fact, all those issues still remain. They just lie lie lie..... they take NO ACTION. Don't get excited when you see the offer of $1000 gift cards to move in. Instead, take that as a red flag that they have so many vacant units because this is such a horrible place and people move out as soon as they can. As soon as you move in, you will be treated like trash. Safety & security: There was a murder at Los Olivos biking trail few months ago. This is how safe you are in this community. There was also a sexual harassment by a stranger who entered our "GATED" pool. This is how management & security guys control the gates. You are not safe and secure here. I'm only referring to these 2 since there are police reports on them. Rent: Irvine company is the most CORRUPT and FRAUDULENT company with no ethics at all. They aggressively (7%) raise your rent. They raised our rent from $1700 to $1825 the first year!!! This year, they raised it from $1850 to $1930!! I was lucky enough to check online and realized that they were renting our same unit for $1870 to new move ins!!!! Not only your loyalty has no value but they will treat you worse than new tenants! I wrote an email and asked for the reason. They responded by saying "oh sorry, the market rate changed after we sent your bill out". Note: this was only 6 days after they sent us the $1930 bill. Surprised to see that market rate changed in ONLY "6 days". So they adjusted the rent and put a very strict deadline saying "this price is only valid for 2 days and you must renew your lease within 2 days". They threaten you by putting deadlines to force you to renew your lease (and this was even a month and a half before our lease was over). Not worth mentioning that if I had not realized that the rate was $1870, they'd have happily ripped us off with $1930 for the whole year. Since there were so many other issues, we decided to not renew the lease and go month to month until they solve the issues. So the second month, they charged us for $2020!!!! + $500 for going month to month!!! This time, I opened a complain on BBB and AFTER a month after the complaint was submitted, they adjusted the rent to $1890 and refunded us what they had stolen from us. They did not refund the $500 though, nor they did even apologize. If you realize and complain, then they will refund you "partially". If not, they'd happily keep stealing your money. Since they did not address many issues we raised, we remained month to month until they solve the issues. Apparently they intentionally do not address the issues so we remain month to month and they overcharge us for another $500 a month. Not a single person even contacted me in the past 2 months. They steal $500 from us because of them failing to do THEIR RESPONSIBILITIES and putting us on hold + they keep getting the rent from the smokers (in a smoke free building) by not asking them to leave. You are just a $ for them. There is absolutely no ethics in Irvine company. Sales pitch vs. reality: the main pool is their selling point to fool you. In summers, the pool is the most disgusting crowded pool ever (occupied by all crappy people from outside who would treat our pool same way they do to a Vegas pool (drinking alcohol and pouring in the water, screaming, pushing each other in the water, misbehaving and annoying residents. The security is NEVER on site to address the issues. They have the rule of "2 guest policy" but you will see all strangers from outside getting in the pool. Irvine company breaks their own rules. We moved in this community because the building "as they claim" is supposed to be a "non-smoker" building. Few months ago, they rented a unit to smokers. I get asthma attacks when there is a smoking around. We emailed them 2 months ago & let them know about this (and we did report the unit number). It's been 2 months and they have taken NO ACTION at all and not asked those tenants out. They want the rent from them + your rent + $500 month to month charge. Your health has no value to them. Don't let them fool you with the $1000 gift card. Your safety, security & health will always be at risk here. When you complain, you will be treated like trash and NO ACTIONS will be taken to solve issues. read more

Noise, noise, noise - these apartments are so noisssssssssssssssssieeeee. How can anyone live here. The freeway noise goes on and on and on and on. Close all your windows, avoid fresh air, lock yourself in - but then, you got the paper thin walls and can hear everything you neighbors are doing - everything. I feel sorry for my neighbors when I turn on the washer or dryer - (I am so sorry ) - because some smart person decided to put the washer/dryer in the middle of the apartments rather than outside in the patio/balcony. The noise of washer is like a train going through your apartment and the dryer is like a Jumbo Jet turbine engine in your own living room. I try to only use the washer/dryer during mid day so my poor neighbors don't go totally crazy from the noise. Jesus Christ all this NOISE ... NOISE ... oh my god the washer cycles will make you go nuts. Be warned, this complex has lots and lots of noise. If you want some peace and quite - AVOID this complex like a rash. I could not understand in a million years how someone could give a 5 star to this apartment community? since it is not a community but instead a place with no soul and no heart and no genuine people. The staff are like stone. The only way I can understand someone give a 5 start to this 'place' is if they work here and are totally biased. In fact when i read the reviews, it is obvious that negative comments and reviews come from genuine people and the favor reviews come from staff that work in marketing department (in my opinion of course). I cannot believe that a person would spend a very long post to comment regarding every negative post/review for just to express their opinion or favor towards this place. A happy resident would simply mention what they are happy about, not spend an hour answering every negative review ... come on! who are you fooling? The truth is that this place cannot be a 5 star. FACT. Indisputable. There is construction noise, there is freeway noise, paper thin walls, garage door opening noise right into your apartment if you are above them, washer/dryer noise - all noise quite excessive compared to some other apartments in have live in for the last 9 years. If someone LOVED this place, they could not give it more than 4 stars. So all 5 star reviews must be fake and posted by the staff or their marketing company services staff. The negative comments are genuine - because, for every happy customer there is usually 4 unhappy customers. This place has about 20 genuine unhappy customer / negative reviews. So there are about 4 or 5 happy customers that could give this apartment center a 3 or 4 rating. Hence, again, the super happy resident is actually NOT a real resident but a staff trying to post positive reviews. If I am wrong, then why the complex is so empty like a ghost town, parts of it? No security gates. No security staff. Another giant lie from this so called community apartments: "Hardwood floor styling" .... well, not true. The bedrooms are carpet, the rest of the house is cheap vinyl floor that has pattern like plastic hardwood color. Why represent this as hardwood floor styling? Isn't that a giant lie? If they don't intend to lie, then they could say, "Vinyl flooring with pattern that looks like a hardwood floor". But not this place. Lie is an acceptable thing for them. The clubs, as they advertise on their website, like Games Room, Events Room, ... another giant lie. These are available only to pre-arranged and pre-PAID customers not to the whole residential community for free. You cannot go to the Games Rooms, for instance, unless you book it and pay for it. There is no common area that you can actually go, like a club house, and meet other residents. But they say, you can always meet other residents when you are walking around on the street or when you go to the gym. Shameless. Other inconveniences: they seem to have 2 gyms and both stink to high heaven because they have no ventilation or air conditioners. The air is foul and stale. You have to leave the front door open but that is "against the law and against their property regulations". Welcome to prison sentence. Absurd, absurd, and even more absurd: your apartment number, is different than your keybox number for your mail, and both are different than your garage number. Each could be so far away from the other. You want to pick up mail, walk 5 minutes to some obscure area at night to pick up your mail but be careful you don't get attacked by coyotes. All around the complex is just empty lots - land that has not be developed with coyotes running around in packs (hope you don't have a small dog or cat). Motorcycle noise is probably the worse kind of noise here, followed by the constant freeway noise, then the garage doors opening and closing (since they have 8 of them in a row), then the freaky noise from washer/dryer. Avoid, avoid, avoid this place. Waste of your money. Long term lease will make your regret every day, living her read more

A lot of times with Yelp you want to filter out bad reviews and take them with a grain of salt, this is not one of those. Trust me when I say, trust the bad reviews. The place looks nice on the outside, there are a lot of pools/gyms etc., but overall community maintenance is pretty poor. It's all a facade. I've lived here for some years and it keeps getting worse over time. Maintenance has a habit of not completing maintenance requests but marking them complete so you have to call or enter another request, but good luck calling because no one answers the phone and they won't call you back. Was at the pool (pools are not cleaned, they're filled with dirt and debris constantly) with my girlfriend and she found days old moldy fruit sitting in the sink in the women's restroom, went back a few days later and it was still there even though we told someone - this is minor compared to everything else going. The plumbing is shot and getting worse all over the community. I swear, if its not in your apartment, any community bathroom you go to has toilets out or a sink out but nothing ever seems to get fixed. Clubhouses are not maintained, but you best be sure they'll charge you full price to rent it. My friends had an engagement party in one and they were complaining about how dirty it was when they got there in the early afternoon. Tried to use the sink and it didn't drain properly, garbage disposal stopped working after two uses, a whole host of issues. They said they would never rent one again, $400 and it wasn't clean and hardly anything worked as it should. But worst of all has to be the Resident Services office. Not only do they have no clue what's going on in this community, they are impossible to get ahold of. Because they're "so busy" they'll tell you but every time you go in you won't hear a phone ring or if it does no one answers it, and sometimes there are 1-2 people in there (and you will have to go in there because, again, they NEVER answer the phone or call you back), most times not. On top of all that, they are RUDE. There used to be a guy in there who was amazing (we miss you Zaak!), and he was always prompt about getting back to you either by phone or email. Somehow he could do it but everyone else in the office is just SO BUSY they can't be bothered. Since he left there is no one worth speaking with. And the one male employee in there now has to be the most unpleasant person you've ever dealt with. He is never polite, snaps at you and makes you feel like an inconvenience every time you go in. Had to return a fob to the office one day and walked in to see just him at a desk and no one in front of him so I walked up and said "Hi I have a fob" and he just looked at me, cut me off and snapped "I have other people in front of you so you need to go over there and wait" pointing to the seating area. I was so stunned I just said sorry and sat down. I had to wait 15 minutes just to turn this fob back in, a task of less than 30 seconds. This is just my most recent experience but there are others, they are truly just awful in there. Management has no clue what they're doing either, someone new just took over that position (Ariella) and she's just as bad as the last one. Its Irvine Company so I guess this goes without saying, but they don't care about you. You are just a number and your experience doesn't matter, they're servicing themselves and themselves only. I've given up trying to get anything done with them and will just suffer through the end of my lease while I continue my search for property to buy and hopefully I'll have that settled by then. This place is completely overpriced on top of everything else. You don't get any service from Resdient Services AND the apartments are cheaply done - cheap carpet, cheap vinyl flooring, walls are painted with white primer, fixtures are of the cheapest quality. They won't hand the apartment over to you in great condition either, we had so many things they needed to fix before we could accept the unit. If you live here for a few years things just start to fall apart and they'll "fix" them but they won't replace anything, and I use the word fix loosely. And don't even get me started on how they handled COVID and rent deferment for those affected. I'm lucky I wasn't one but some of my neighbors were and I I truly felt for them. They also used to have so many more amenities and perks to living here pre-COVID but so many of those were stripped away and a lot of them were things that got me to sign on to being here. read more

1/2/2025: Worst place to live. Horrible service. You only get treated well when you are a prospective resident. They will treat you well when trying to get you to sign a lease. Then, you are just another sucker who's locked in for at least 13-16 month lease and have to put up with poor resident services staff, nobody picking up phone calls, maintenance doing the absolute minimum or straight out ignoring your basic requests like fixing a leaking faucet. It takes a lot for me to post a review like this....because I give people and businesses a chance, forgive things easily especially if I see effort....but Los Olivos has really made it impossible to stay silent. LOTS OF ISSUES AT THIS APARTMENT COMMUNITY: 1. Maintenance requests are ignored completely or takes weeks to get some just to "look" at the issue then schedule another appointment to "fix" it (note: such horrible horrible maintenance service here. It's the worst i've seen in 12 years of living in different communities). 2. There is garbage and dead animals (rats) regularly. 3. I've put in three (3) requests for over 2 and a half months to get the filthy stairs in my building cleaned, washed, and have been completely ignored. First online request was marked as "complete" 3 hours later but nothing was done at all. Second request, marked as complete and NOTHING was done. 3rd request....just ignored. Imagine living in a "luxury" community to walk out to trash drippings and disgusting stairs every day. Imagine inviting your friends or family over and having them see this view. SEE ATTACHED PHOTOS. 4. There is a BLACK MOLD problem in this community (see other reviews). I've contacted the property maintenance office about black mold in my bathroom several times, and they think people are stupid. They say "oh thats just staining...." BULLSHIT. They won't do anything about it. You're on your own at Los Olivos. Read up on the health dangers of black mold. Nobody should have to live in a place where their health is at risk. 5. God forbid you have an AC or heating problem. Every single year for the last 3 years, my AC would not work properly at start of summer. It will blow hot air in summer. I put in so many requests, they send someone out, point a stupid laser thermometer and say "oh give it a few hours..." GTFO! We're paying top dollar to live here and they will ignore your problems, guaranteed. It took 3 months (after summer was over) to finally get some cool air in my apartment. Only because I involved a lawyer. It's been so exhausting and such a draining process to get anyone to help with basic amenities. I will continue to update this review to show anyone considering this community the truth about living here. Can't wait until my lease expires. Don't be fooled by their VERY NICE AND FRIENDLY demeanor when you are looking to rent. That's short-lived. Once you're locked in, you're on your own and have to fight for basic living conditions. Irvine company has become synonymous with SLUMLORDS. Do yourself a favor, avoid Irvine Company apartments, and avoid Los Olivos Apartment Homes. There are much better options with good service, and clean, safe apartments that don't cost a fortune. TLDR: overly expensive apartments with terrible resident customer service, lack of attention to cleanliness and horrible maintenance office/team. Much better options elsewhere. read more

If won't be long before you live in Los Olivos that you'll discover that you have been deceived and lied to. Since we moved here, we have been disappointed every single day with either the excessive noise, or the fake leasing staff who don't give a damn about your problems, the rats running around or the half their tail hanging out the rat traps they have around the whole complex, or - worse of all - the horrible smell of sewage that exists in every part of this complex. I read the other comments on yelp and I am 99% certain that they are all posted by the leasing agent or leasing manager. These 5-star posts just cannot be about this place i have been living in for the last few months. One would hope that people post their real genuine concerns or issues on yelp in order to help people choose the right place for the them or their families. The smell of sewage, the horrible leasing manager, the lack of any real sense of community, the fake and phony treatment, the lies that keep on coming from the day you decide to sign up to live in this place. Here's what I have to say as a resident: Big mistake that I believed the sales agent. I will regret living here everyday since the excessive noise, mean and bad spirited leasing staff who don't give a rat's ass about problems, the rodent problems, the sewage smell problems, and the fact that they have lied to me about everything that they say they have and they don't - which is why this place is almost empty, most buildings are completely empty, each building has about 2 residents out of 14 or 16. There is nothing around this complex except wild animals and dangerous wild life. If you want to know whether those 5-star posts are true or not, just go and spend an hour around the apartment complex. There is no security guards, no clubs or events room (unless you book it in advance and pay them), and there is no real honest people in the leasing office. They are angry and temperamental and mean. So when people give this place a 5 star, it is very disingenuous. This place has horrible noise, horrible smell, no sense of community, wild life running around at night, rats and rat traps and rat droppings everywhere, and staff that just don't give a damn about you. They only thing they do is post comments in yelp to trick more people into coming and suffering in this miserable place in a jail-sentence of 14-months lease. Before you sign up with this place, check out the comments above on your own. Listen carefully to the noise of the freeway cars and trucks, walk about and take a look at the rat traps and rat droppings all over the place, go to the gyms and see for yourself that they have no air ventilation and stick like a very old shoe, and see beyond the fake smiles of the leasing agents. Then compare my comments to the 5-star comments posted by the marketing staff at Los Olivos and then decide if you want to move here and live here without a choice to leave for 14 months. If this place was so good, then it would be full most of the time instead of less than half full. They are giving 6 weeks for you to sign up and a few months from now they have to give 8 weeks or 3 or 4 months free - just to sign up the next VICTIM. read more