If I could give zero stars I would. They are scammers. I'm a property owner of multiple properties. After over 2 years with them I couldn't turn a profit. They would constantly send their crew for maintenance taking almost all income. All maintenance was not itemized. On reports it only showed labor and supplies but not what was purchased or labor performed. I call and complained this practice is a bank check. I was time their software couldn't itemize. I was even told by one of their subcontractors not to fix it properly and do what you're told. He said he had to tell me because it wasn't right. He knew he would be back to charge me again. RUN! read more

Genesis and the rest of the staff are some arrogant and rude characters . They are all there for no professional reason, simply to take calls and tell you whoever person that is in charge of whatever reason you are calling for is busy/ is not available/ is currently ooo. No nobody there takes initiative. Terrible customer service, no consistency in any of their words. Would greatly recommend to avoid. read more

Everything could improve they are the biggest scum lords ever they never fixed anything my house had mice for most of my lease, they threatened to shoot my service dog while they were coming on the property without written notice as my lease said they would read more

I own a home in the same neighborhood Pabian owns a townhome in. The current renters let Pabian know the 23year old townhome, that is connected to other homes, has termites. Pabian refuses to do anything for this resident to fix that problem, which is creating a problem not just for their property but the neighborhood, as all attached homes MUST be treated. They also are refusing to fix the resident's deteriorating front concrete steps! They do not care what their renters are going thru and don't care to upkeep their homes which affects EVERYONE. Apparently they'd rather try to maximize profit and sell the home to the current renter so they don't have to take care of the termite problem, fix the steps, replace the roof and just do all the things a responsible owner should do... Profit over people... I'd never rent from them. read more

DON'T EVER RENT FROM PABIAN PROPERTIES, I paid $1075 in deposit monies I left the house clean, I took pictures showing proff before I left there was nothing to be repaired as they said they lied and said the house needed cleaning doors needed repair which is a lie they make up story's to say so they won't have to give back your whole deposit money with everything they said needed replaced or repaired left me with $314 I was hoping to get my complete deposit back so I could put down on a house and stop renting THIS IS ONE OF THE WORST PROPERTY MANAGEMENT COMPANY OUT THERE DON'T RENT FROM THEM SAVE YOUR MONEY GO ELSEWHERE PLEASE read more

Pabian Properties... Wow. Where to even start? This morning, my friend had an appointment to view one of their "properties" and asked me to come with her for moral support. It was a good thing I did! First of all, our appointment was at 11:30... And the "property manager/ agent" for Pabian Properties didn't casually roll up until nearly 12pm. When she got out of the car (dressed in a dirty tshirt and jeans), she didn't even apologize for her tardiness!! She got out of the van and simply barked at us, "WHICH ONE?!" ... Wow, thanks for the overwhelming professionalism... Then, of course, we had the overall state of the entire premises. On the rental website, the picture of the outside of the property was CLEARLY not what we were forced to view. The entire lawn was covered in old shoes, disgusting trash, and to put the cherry on the cake-- a bag of USED MEDICAL ITEMS! Oh, cool. Another nice touch was, of course, the floors of the porch where hundreds of ants were feasting on something dead and there were several used and disgusting toothbrushes scattered around... Which immediately put me in a Law & Order: SVU episode. (I mean, I've always wanted to be on one, so I guess that's on me...) Once inside the extremely smelly living space, my friend and I were both flabbergasted and horrified that people were actually PERMITTED to live in such a small and disgusting space. The tenants are long gone, and yet Pabian Properties didn't have time to clean ANY OF THE APARTMENT before showing it! Old moldy food remained in the sink, broken tv and tables scattered the living room space, and I'm 94% sure something was growing in the rusty (broken) bathtub. What did the "agent" say? Nothing. She simply stood there, completely bored and idle, as if WE were wasting her clearly VALUABLE time. What a disgrace this company is. If you own a property space, clean it! Take care of it! Be prompt, diligent and efficient. And hey, some lessons in appropriate customer service might be a good idea for anyone "working" for this company. Avoid them if you can! For the record, I'm only giving one star because I can't give anything LOWER. read more

Pabian Properties - A TASTE of the "property" that was shown to us. All across the lawn were old shoes, stinky trash & a bag of USED MEDICAL ITEMS. - Property Management Near Me - Wilmington, Delaware

I made an apt to see an apt on a Sunday, the lady told me "she could be relaxing but would do it since we needed an apt fast" We show up ten min early and wait another ten minutes no one shows, we called and texted her phone was off. No show....complete no show...we drove an hour for nothing at 9 am on Sunday morning. Another rental agent called me that monday set up an appt and boom I am in the place and love it! Thanks ! read more

Terrible company, very poor customer service, slow response time, show up without notice. I asked for them to give me at least a 24 hour notice before entering my apartment (after multiple times of them just showing up) and they continued to show up without notice. The manager has an attitude problem and it is clear that no one at Pabian Properties cares about their customers. Every employee is unprofessional. Joke of a company. AVOID Pabian Properties and rent somewhere else. read more

Absolutely the worst property management company to work with and worst business decision I've ever made. I had them "manage" my rental for a few years and it was a horrible experience. They are unresponsive and unprofessional. You have to communicate through email or the incompetent staff will deny your conversation ever took place. They mismanaged a pet violation and my house was destroyed after eviction. Their management fee is low but they nickel and dime you to death. I was the one who discovered the pet violation and when I asked them to follow up, they charged me multiple fees and didn't even enter or inspect the property because the tenant denied entry! You will regret doing business with them. read more

This company is in violation of Landlord Tenant Code Subsection 5310, in which they accept "assurance money" for units, basically, once someone applies, you have the option to put x amount of money down to reserve the unit until after your applications go through and you are approved. This is a blatant violation of the Landlord Tenant code, and they have been informed of this. My mother has been trying to get an apartment through these people for almost two years due to this violation, has been to many "no show" appointments, etc. This is WHY i reviewed the landlord tenant code because I thought something was fishy. I informed them when on the phone with them that it is a blatant violation of the Landlord Tenant code when they told me an apartment I wanted to view had a "deposit reserving the unit," and they told me that it was common practice in the industry. How is violating the landlord tenant code common practice? No other company I have spoken to has this policy! Do yourself a favor, avoid this company like the plague. If they are willing to blatantly violate the landlord tenant code when it comes to assurance money, what other areas of the code are they willing to violate to make your life miserable? read more

What a terrible terrible company. I can't even express how awful and stupid these people are. I was happily living in an apartment managed by Harrison Properties, Ltd (a WONDERFUL group of people!) when my building's management was transferred to Pabian Properties. Within six months I was moving out of an apartment I loved because I just could not handle these people. -First, they entered the premises whenever they wanted, which is against the Delaware landlord tenant code. -They destroyed a picture frame that I had in the common hallway of the house because they performed work on the ceiling without notifying any of the tenants in advance. -My water was shut off (water was included in my rent) by the city due to late/back payments. I took the notice to the Pabian office, which is a single solid security door that is often locked so you can't get in at all, and if you can get in, then you are in a vestibule that you have to knock on another door-- and they do not come to help you. I stood waiting in the vestibule during business hours for 20 minutes one time, until someone finally strolled out of one of the rooms. But on this one occasion, I had to knock on the outer security door until finally someone came and opened the door. I said "I'm a current tenant..." and did he invite me in? Did he offer me a seat? Did he introduce himself? No, he stood there holding the door half open while forcing me to stay outside while he listened to me. So I handed him the water shut off notice and his final response was only "oh, the building owner is supposed to take care of this, I guess I can forward it to him." No, I'm sorry, but after 15+ years of one person owning this building I'm pretty sure he didn't just suddenly start forgetting to pay the water bill. It's the property management company's responsibility. -When I finally decided to move out, I gave them "too much" notice. (80 days instead of 60) so they tried to claim I had to pay another month's worth. Then when I tried to schedule a final walk-through the woman was belligerent and ignorant and told me she was "too busy" whenever I was available and just to leave the key on the counter. I later found out from a neighbor that she was too busy because she was SHOWING MY APARTMENT. I had physically moved out, so I wasn't there, but I was still officially the renter so not only should I have been given notice that they were going to be in my apartment, she was too busy to be there to do the walk-through because she was... already going to be there?? I took photos of the apartment as I left it, and returned the key to her personally, at the office, because she was too lazy to come to the apartment to do her job. Had to write up a contract saying she was refusing to meet me there and approved this exchange of keys as me vacating and brought a witness as well. The whole time she clicked her fingernails, sighed and shrugged and made general noises and then said "shut my door on your way out." I was so shocked at how completely unprofessional she and all of the people involved in this company could be. And then of course they took until the very last day legally to get me my security deposit back. Now I live in a house next to a house managed by Pabian and I am still being plagued by them. I had to complain to the city in order for the construction debris from a remodeling job to be removed from the alley between our houses. In the future, I don't care how much I love an apartment or house, I will never do any sort of business with these people again. They are slowly trying to make a name for themselves in the Trolley Square area, but I truly advise you to avoid at all costs! read more

I so wish I was not working with this company. Response time is horrible. Manager always says she will get back to me and I have to hound her for days to get anything. Would never recommend them! read more

You get what you pay for... If you are moving somewhere short term, they have a wide variety of properties and are flexible around the lease terms. I could get a six-month lease and extend it by three months when I was figuring out what city I would be in. They were great about my security deposit. I patched the holes in the walls and cleaned the apartment. Within twenty days, I had a check to my brand-new address for the entire amount. The staff was always very friendly. They will provide you with a reference if you are moving to a new building. The downside, in my opinion, is that the apartments are dated and show signs of wear & tear based on the age of the apartment that you are residing. The maintenance does not take "emergency" requests very seriously. I thought I had a leak in my ceiling, and they did not consider that something immediate enough to send out a plumber to check that day. I found about ten bugs during my time there. I paid Orkin out of pocket to ensure there was not a pest problem as the landlord associated with the property said he sent someone out once a quarter. I think that Pabian does their best to help the tenants, even when the landlord does not. I would work with them again. They have an excellent portal that you can pay your rent through and submit maintenance requests. This saved me a TON of time and hassle of sending a check every month. read more

Made a "manager" (refused to identify himself) aware that two of his driver were drag racing down the road side by side well over the posted speed limit of 25 MPH and he calls me an idiot, because I wasn't happy. I was close to being hit by a pickup doing 60 MPH. Wow, now that's a manager. I hope a more mature employee (parent) reviews these post. they advertise that the do background checks and "random" drug test???? read more

Does anyone else have a problem with Pabian not calling and showing up unannounced??? (1st) then to boot I wait to see what they do next. Yep they walked right on in... Warned him once not to walk in and call before they come in and called the office. To no avail it happens again... (2nd) this time no knock, come to the backdoor, open back door sets the home alarm off, slammed door, runs up the stairs, jumps in Pabian Construction Truck and sped up the road... Call office again, they say he must of had the wrong apartment. Okay m*********** no knock,just run away and Peele wheels. If that were the wrong persons house they could have possibly been burying the drug addict... My drywall still isn't fixed drywall still missing and not finished... But don't be late with money lol FOH... You got the right one bring who you thinks the toughest fattest whatever... I dance with Wolves lol... Next step will be going to the News Journal.... (Pabian properties reply) sorry you had this experience. Let me see if I can help. I see where maintenance has reached out to you several times in December to repair drywall for a leak from the apartment above you. Was this incident in December? I do not see any recent activity for your apartment and on Saturdays we only do emergency calls. If maintenance was there I am Not sure why they would knock on your door and run away so I will address that with the maintenance supervisor on Monday. Any dates and times will be helpful so I can resolve this issue and make sure your experience is positive. (Cliff) there's nothing to talk about the gentleman doing the concrete said it was the maintenance man he himself did not knock on the door... Alyssa from Pabian said he was at the wrong apartment... And that was Friday not Saturday... Before you chime in make sure you know what you're talking about... You have my phone number... If you want to straighten this out.. I've called your office. The Pabian truck had a load of plywood in the back as he sped up the road the gentleman doing the concrete was the one who said it must have been the maintenance man. The wife can read. And once again Alyssa said they must of had the wrong apartment... I specifically asked the office not to come out without calling because we have an alarm on the apartment. No knock no call just stick keys in the door and walk in alarm goes off slam the door and up the stairs run past the concrete man jumping Pabian Truck fly down road sounds to me like you have a problem on hand that needs to be dealt with. God was with him that day luckily because I was not home at the time. I'm done with this conversation you have my phone number we can rectify this now or I can take it to the next level and I'm sure that more people will come out of the woodwork once this goes public the news journal... I figured sooner or later someone would call ask for money considering I can't get a phone call back about my drywall. I specifically made sure not to pay rent until someone called. Just in case someone was wondering why rent has not been paid... It seems to me like I've gotten someone's attention today that's a shame I got to go this route to get a return phone call. After reading all of these negative comments and reviews I would suggest no one rent from Pabian construction enter at your own risk. Also I spoke to my neighbor upstairs and he advised me that they did the same thing to him the same day open the door walked in on his wife unclothed and ran out the door...this is the nonsense you have to deal with when renting an apartment??? Hopefully pm take these reviews seriously. .. read more

Property owners - stay away! As other reviewers have noted, they are unprofessional and will try to keep your money and try to even avoid paying you. They focus on placing just about anyone in the properties so they can collect leasing fees. I am still owed monies from them despite cancelling their property management services and repeated requests. They dont even care about complaining with Delaware BBB. Only way to get money out of them is either through Delaware Dept of justice or through an attorney. read more

I have called several times to complain about the scum living next door to my house. They will not answer or return phone calls!!!! Their house has section 8 tenant living in there with 7 people in a bed / 1bath house, how can that be??? The house smells even from the outside and trash is thrown in the backyard like they think its a huge dumpster!! The bags they do leave outside for get destroyed from weather and animals so everything just lays on the ground. They do nothing and continue to let this happen. Walk fast and stay away from this company!!!! They will do you, your rental, or time any good!!! read more

Slow response time. Poor vetting and no results for charges. We had a property with them in 2015. It went unrented for a long time. After they got a tenant they had to be evicted for having 17 people in the property. We received rent once out of all the months there. The tenant left a $900 water bill and Pabian charged $500 to go to court. read more

BEWARE.. If you rent a property of theirs and the heat goes out in the winter. They will tell you to use your rental insurance, find friends or family, or hit up the RED CROSS for support! They pretty much just threw 6 rental properties worth of people on the street without any warning. To top it off, the house was riddled with code violations and it's taken over 3 weeks to be deemed habitable by the city of wilmington once again. They did say they would credit our rent for the time we are homeless. read more

I never had the chance to do business with these people and I am glad because I avoided a disaster. I found an awesome apartment in Trolley Square and was excited to see it so I made an appointment. After I scheduled and CONFIRMED the appointment, the agent never showed up. I called her three times and left a message only to wait at the property for half an hour. When I called the next day (three more times during normal business hours) no one answered. Finally, two days later, I called again and was told the listing agent was "sick" and had to reschedule. I later found out that she was showing the apartment to someone else at the exact same time. It took me about 3 weeks of futility and beating my head against the wall in order to get a hold of the agent and make an appointment. Everyone in their office is rude and seemingly incompitent. I asked several times if there was anyone else besides the agent who could show me the apartment and I was told that the agent would contact me. How difficult is it for ONE PERSON in an entire office to make an appointment and show an apartment regardless of whether or not it is their job? Finally, I did some research and found out that these guys are pretty close to the textbook definition of slum lords. They have a bunch of properties in some questionable areas and target people who might not be very intelligent to rent from them. They don't verify income or even do background checks - two pretty standard criteria when processing rental applications. If dealing with them is this difficult and I don't even rent from them, then I could not imagine how terrible the experience would be living in one of their properties. I will steer clear of any one of their properties. Regardless of how nice it might be, I WILL NOT RENT FROM THEM! read more

Pabian Properties has done alot for me over the years. I lost my job and I was behind on my rent. We were able to work out a payment plan. I am so thankful for them and their team. I am now up to date with my rent. Now I can breathe with that burden off my chest. Thank you! read more

Property owners stay away. They will put an individual with no income in one of your units to just get their first month rental fee. Their repair work is sub par at best. They will give you a price at the beginning of the job and when the job is almost complete you will get a call stating that their was unseen additional work and usually that work is almost 100% in addition to the original proposal. Every tenant you get will end up in a court action. They also take the voucher tenants and put them in pabians own properties. They try their very hardest to keep your rental money. It comes net 45 to net 50 not net 30. He runs his business off of his clients rental income. Try to break your relationship with these people. You will be pulling teeth to get security deposits back. If you are smart run run run far away from these people. read more

If there was anything worst than that one star, Pabian deserves it! These are theeee most unscrupulous, deceitful, careless slumlords I've ever encountered in all my life. I came across an apartment in a 2 family house being rented by these people. I scheduled a walk-through and initially thought it was the perfect lil hideaway for myself and kids. Then all hell broke loose about six weeks after moving in. The ceiling in my bedroom started leaking at the first sign of snow last winter. I IMMEDIATELY contacted Pabian by phone, but was told there's nothing maintenance could do until after the snow was removed from the roof and said roof was dried. Damn, I shoulda took that as a cue to run! That leak over my bed turned into a down-pour come Spring, soaking my bed and bedding and recliner more times than I wanna remember. Forcing me to rearrange my room several times, all whilst still calling and writing into the office but to no avail. The leak itself was not addressed and fixed until July 2014, though I've been complaining since December 2013. Even then, the 6 horrible stained and dirty ceiling tiles have yet to be removed and this is the last month of my lease (even though Heather S, who represents them in landlord/tenant hearings in JP 13 lied under oath and claimed that they were replaced and leak fixed in May 2014, even brought documents to "prove"...but I had dated pis, lol). Next to go right about the same time as the leak in bedroom started (Dec 2013) the kitchen ceiling started leaking and again, still continues to leak, from the upstairs bathroom. Yes EVERYTIME the upstairs tenants uses their shower/bath, my kitchen gets wet, rugs, deep freezer (and anything I may have rested up there, including food), floors, everything soaked with other peoples dirty shower water. Yuck!!! Again no amount of complaining, phone calls, calls to the owner and writing letters made little difference. I must say however, that they did send out a few "maintenance guys" who clearly has no clue what they're doing since 12 months into my lease the leak still persists. Also came to find out that even the owner had no clue (or at least claims to have no clue) about the damages/ repairs needed within his premises. Next we had the issue of the trash. Even though it was the upstairs tenants' filth and responsibility to clean it up, they don't. I've grown tired of cleaning up another familys' trash and on numerous occasions telephoned the office about the nastiness, but as is the usual with these people, nothing was done. ANd the fact that the yard was mowed no more than four times in the 12 months I've lived here don't help the appearance either. Then the basement flooded, twice. On both occasions this resulted in mold, since the standing water was not addressed promptly. Being that my apartment is on the first floor, and has big holes in the floor (something I didn't noticed in the darkened apartment when I did the walk through), and I do have small kids, mold was/is a major concern for me. Again, umpteen calls were made to no avail. Needless to say, I've been dealing with the loss of the things I stored in the basement, mold and the stink smell since the last flood during the first week of August 2014 and to this day is awaiting someone from this mis-management company to address this problem. It has gotten to the point that I've called out the City inspector, who found 10 health code violations between my apartment and the basement. I've also stopped paying rent and is urgently looking for a place to rent since now my kids are falling sick one after the other. What has Pabian done? Took me to court for non-payment of rent and eviction. Darn right I counter-sued. And won! Though not much, it beats having to pay them for making my kids sick whilst failing to do necessary repairs. Also I might add that they building was also found to be unregistered with the County as a rental. I wouldn't recommend this company to ANYONE, under no circumstances. They are indeed the worst. Plus if you were to check their court records you'd find in excess of 500 evictions cases in just a few short years and tenants complaints of failure to maintain their rentals. read more

I have also rented with Pabian Properties for several years. Their maintenance and office staff is professional, caring and always willing to assist you within a prompt manner. I highly recommend this company read more