What can I say about Valley Oak? EVERYTHING IS GREAT! No matter who I spoke with, from receptionist to property manager and repair staff who came out when things needed to be tended to, all were courteous and professional. We enjoyed our location for almost 5 years until it was time to buy ourselves. I've rented from other agencies in the 209 and trust me when I say that Valley Oak has been hands down the best. Highly recommend and don't have anything negative about our experience. Katrina was especially helpful and Shannon as well. Go with Valley Oak for all your rental needs! read more

ZERO Communication, they don't answer your calls, emails, and have different staff asking for information you've already sent over. Save your money. read more

Worst communication. They took my money ran my credit and didn't hear anything. Place I applied for taken off website no kind of notice or updates at all. Might consider legal action. Worst service. read more

I rented from this company 3 years ago. and ran as fast as I could to get out.. they decided to split the water bill between me and the other tenant (duplex) they had 4 in their unit and just me in the other unit.. the nightmare started when the tenants started watering "their" property and would go inside with the water running. On many occasions I tried repeatedly contacting property managers about this incident, especially after my hose was cut and sprinkler taken. the property managers did nothing. I called the police and they said, "get out!" I did! this was a nightmare for me. I'll never forget how horrible this ordeal was! stay far away from this company! read more

More pic 417 5th ave oakdale ca No problems where ever fixed. VOPM ended up refunding our deposit and rent because they never addressed the issues, my mom never turned on utilities because the property was not ready to move In. Beware of VOPM. read more

Any prospective tenants do yourself a favor and stay away from this property management company. IT IS A RACKET. Not only do they not answer or return phone calls in a timely matter, they do not bother to check voicemail or faxes. As a prospective tenant I submitted an application for a property and was called the next day saying that none of my references responded but I would be able to rent the property if I had a guarantor and would be willing to DOUBLE THE DEPOSIT OF ONE MONTHS RENT. I asked which references didn't respond and asked if I could reach out and have my references call back. They said that was fine. After calling my references, I found out that they DID IN FACT call valley oak and left voicemails while some faxed verifications. After multiple calls and follow ups myself to see where I stood in the application process, I received a text 20min before their closing on a Friday saying that I still needed employment verification but could STILL DOUBLE THE DEPOSIT. THIS WAS A LIE as I conferenced called with my HR department who also left a voicemail. (Again, this company does not answer the phone). It is very obvious THIS COMPANY IS A RACKET. They will take your application fee and try to get prospective tenants to double their deposit in order to bank that money and invest it for their own gains. They should be investigated by the department of housing and urban development. read more

Still wish I could give them a zero... after spending 4 days in a hotel, losing an ENTIRE fridge/ freezer full of food we came back and guess what... still had no working heater all.of December. They refuse any credit other than 150$. We have now began the process of working with an attorney. On a side note... they do rip you off when you move out. I know they charged a friend of mine 5,000$ for repairs but I know for a fact that the house was not damaged. When she asked for an itemized list of charges, they ignored her and sent her directly to collections. When any deductions are taken from a deposit an itemized list of charges is required. You can't just take money from people and not tell them why. This place needs to be shut down!!! read more

Just sent a lengthy email to them about our crummy experience as prospective tenants. Poor communication. Illegal and unhelpful resolutions to our concerns with the property. I LOVED the home we viewed, but we are choosing not to move forward because the management is so bad. A beautiful home isn't worth awful management. It's like paying for crappy car insurance- it sounds great until you need to file a claim. I wish I could get in contact with the homeowner directly and let them know this is happening with prospective tenants of their property. Edit- I received a phone call this morning from a manager to clarify concerns. She was very understanding and apologetic for the experience I had. I agree with the comment on this post that they were minor concerns, which I expected to be met with more appropriate answers. The comment left on this post makes me seem irrational, but the email I received in response to my concerns was not appropriate. There was an illegal solution that was recommended, and all of the "solutions" were claimed to be tenant responsibility. We are unfortunately still choosing not to move forward with the company. Our initial experiences left us both feeling as though we would not be able to come to them with concerns or physical problems with a rental, and upon further investigation we saw many other reviews from renters lacking the help or support they needed from the company. Attaching photos to explain our initial concerns, their response, and our disappointment in the way they handled everything. I understand new employees, but someone had to give her permission to respond the way she did. read more

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This is the worst property management company! As property owners they do absolutely nothing for us. If you are looking to hire a property management STAY AWAY!! 1. Tenant work order repairs were ALWAYS communicated to owners in the late afternoon on a Friday and/or Holiday weekend. 2. Very difficult to get a hold of anyone in office. 3. We requested annual inspections which were not completed until a year later when an issue arose and we requested the findings from the last inspection. I assume they realized they never did an inspection when last requested because someone went out within a day to inspect (I did appreciate that initiative) 4. We informed Valley Oak they would need to collect a pet deposit for a dog we knew was residing in the residence and they knew nothing about (since they hadn't fulfilled the dilgence of an inspection per request) and again a year later tried to right that error of never collecting the pet deposit previously. 5. Does not wish to schedule requested repairs/maintenance. Would rather you give the tenants your phone number so the tenants can inform you of problems (defeats the purpose of a property management) 6. High employee turnover The list continues.... UPDATE We had been with Valley Oak for 13 years and sent a number of business to them. We weren't always happy with the customer service over the years and especially in the last 5 years, we stuck it out. Upon reading this review, they quickly terminated our agreement on the first of the month, on a Friday afternoon during a holiday weekend while maintenence repairs were being scheduled with tenants (obviously not the most ideal timing) rather than calling to discuss the problems/concerns...in all honesty it was disheartening and lacked professionalism in my book. At the end of the day, we learned we were just another business transaction and it didn't matter regardless of how many friends we referred to them. read more

I love how they never answer the phone. I especially love how they don't answer between 11 and 1. I especially love how they stop taking phone calls at 4 even tho they close at 5. I must say once you do get in contact with somoen everyone is very polite and professional. And I am positive they offer great services to property owners. And the Owner is great. Word from the wise. If you need a repair done. Call very other day until your problem is fixed. And speak up if your the repair man makes you feel uncomfortable. P.S If you are going to call make sure you call at least 3 times. The pick up the 3rd time you call. read more

Valley Oak Property Management Turlock - You always have to call multiple times. - Property Management Near Me - Modesto, California

Thank you Valley Oak Property Management! I have had the BEST experience twice now with this wonderful group of Professionals. Katrina helped us find the right home and was so responsive to our needs, timing and supported us without skipping a beat. I was able to get emails and questions answered with in just a few minutes. I cant thank Katrina and Grace enough for their kind, professional, courteous service and making all the details easy with our busy schedule. If you need to have someone manage your property or rent a home, Valley Oak is the place to call. Thank you Ladies for overmanaging the details and treating us so well! read more

Please save your money and your time and do NOT try and rent from this management. They almost never answer the phone or emails, they take your money and forget about you. Multiple properties we told we were going to be able to rent always fell through. Were always rented out by the owners on their own and not though management. The last place we tried for they let us believe was ours for months and we put money down on just for me to find out on my own that it was rented to family and that we were being lied to. Kept telling us to wait another month for repairs. months later this happens. Please do not trust them or the people they allow to jerk people around. If I could give them zero stars I would. They wouldnt do this to their family but don't mind how they treat you. In response to the comment below: That's really funny because I filled it out along with my boyfriend twice. Maybe you don't keep track of your records well enough . And the last property we kept being told by your employees we were first in line. That we just needed to wait for the repairs and he put a deposit down. We have the emails if you'd like us to post them. Thanks! read more

I recently moved out of my rental with Valley Oak Property Management I was a great tenant paid my rent on time and left the home in move in ready condition. When I first got notice that I was approved for the home the day I went to get my keys my property manager Katrina asked if I would like my carpets replaced because they were in poor condition however I was planning my wedding and had planned on breaking my lease and getting a bigger home with my new blended big family so I was perfectly ok with the carpets as is. Katrina reassured me if I chose not to get the carpets replace that she would not hold me responsible for the carpets on the next turn over and I was happy with that. Upon receiving my disposition final letter I receive a bill for $295 for the carpets and also a bill for my bathroom blinds $85 the other charges were some weeds in my yard and a light that I don't dispute I should be responsible for but other than that I tried my best to leave the house how I'd want to receive it. I have posted a photo of my bathroom blinds as well as my texted conversation with the office manager in regards to my carpet and would be more than happy to take this down if I could get back the money I was charged for the carpets. Thank you and I look forward to hearing from your office. read more

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Everyone watch out for Zac and Liz the professional scammers wasting everyone's time to get you to pay 45$ in application fee. Unethical business practices. All they're doing is prolonging units from being rented out in an effort to get applicants on the listings. Read other reviews and it's clear that this company is complete bullshit. Do not fall for their scheme! read more

I have been a tenant with Valley Oak for 11 years. Josh, the owner, is fantastic. That being said, it says a lot about a business when NONE of the employees answer the phone or return message in a timely manner. ESPECIALLY when my AC goes out in a week we have 90 and higher temperatures. The service company they sent, Healthy Air, has went above and beyond trying to get the issue resolved. The owner of the property is not the issue. He has been the best landlord I've ever had. Like I stated before, I've lived here for 11 years. That should be a testament of how happy I am living here. All that being said, customer service is ALWAYS number 1 in my book. It can make or break a reputation. Valley Oak now has the poorest customer service I have come across in a long time. And I'm purchasing/customer service. Josh, please send your people to customer service training. They are killing your reputation. 8/23/17 Just wanted to give an update on my dealings with Valley Oak. The day after I posted my review, Valley went through the hoops of fire to get an alternative solution in getting the AC working. Ultimately the entire unit had to be replaced. It was replaced that same week. Healthy Air spent most of the day getting everything done. And just in the nick of time, we had triple digits heat for about a week. I appreciate Josh reaching out to me concerning this issue and rectifying the situation. Like I stated before Josh has always been great. I would have no problem recommending Valley Oak for your rental needs. read more

Upon moving in to my unit there were several problems that needed to be fixed , the air conditioners needed to be replaced do to the heavy smell of cigarette smoke every time they were turned on, and also due to the holes in the siding. Those got replaced. For the central heater it was missing the filter that took about two weeks to have that replaced but it got done. The windows did not have working locks on the windows but instead I was provided with the types of locks you screw onto the window sills, I had asked if they could also replace the broken window locks they had let me know it would not be necessary and that the screw on locks were sufficient. In the garage the ceiling had mold and a huge crack in it. I had reported it to the property management and they sent someone out who cut out a huge square of the drywall from the ceiling and just left it at that. The man who had replaced the air conditioners and tore out the dry wall had instead of throwing it in the garbage or taking it with him had decided to leave it on the side of the unit for me to take care of without even letting me know he was leaving it there. The garage also had a lock on the roll up door that was from the previous tenant, I was not provided keys to the roll up door or the lock that was preventing the roll up door from opening, they sent someone out who had cut the lock off of the door 3 months after me consistently calling and asking about it. However they never replaced the roll up door lock on the garage door and still have not provided me with a key. The back door to the unit had way more screws holding it in place then there should have been and they would always come loose, I asked if they could send someone out to repair the door they had sent someone out and all that person did was put in longer screws and said that should hold it and that he recommends having that door replaced and he will let the property management know, I had let them know as well and two years later still nothing. During the winter time the front door doesn't latch at all from the outside even when slamming it. They had sent someone out for that door as well this man tried adjusting it and doing all that he could do but he couldn't get it to close properly still and recommended it be replaced as well he sent over the recommendation to the property management and I did as well, again two years later it still has not been replaced. Upon signing my lease I was told that the owner was going to install irrigation in the front and the back and also replace the landscaping and replace the fence around the property and the gates. Two years later of asking consistently when this would be happening it still has not happened. I ended up replacing a few boards of the fence on my own due to them being rotten, missing, and broken so people would not go into my backyard. Also the kitchen counter needed to be regrouped as the majority of tile counters croute was missing, I had let them know they never fixed it, the bath tub was stained and really run down and never would come clean they never painted it or had it replaced,the stove also had a broken handle to open the oven door that was never replaced either . Each time I would email Alyssa,Grace, or Elizabeth & as well call. They would always let me know they would notate it and file a maintainer request and also get in contact with the owner to get it fixed however to this day it has not been completed or fixed at all. Now I have moved out of the property today marks the 21st day I have not yet received my deposit in the mail, I have called several times and no one will even tell me anything about it aside from it will be mailed by or on the 21st day. Working with valley oak property management has done nothing but cause me a financial hardship, a higher heating bill, anger, and a lot of other not so good things I would never recommend working with this property. They also do not follow the California law when it comes to returning security deposits i finally got ahold of someone today she had let me know I will not be receiving my deposit in the mail yet however I would be receiving an estimated itemized paper of what work will need to be done. Will it ever get done ?? 2 years and 21 days later and they haven't yet done anything ? Valley oak will surely take your money and also send you notices via mail and make broken promises over the phone and always pretend as if they do not recall ever saying anything. Please do yourself a favor and find another property management to work with or you will more than likely end up having to contact an attorney to deal with them as I am proceeding to do. Also everyone look into the laws of renting and housing. Knowledge is power no one can take away from you do not let this company belittle you. read more

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I spent a year at a Valley Oak property and I can tell you that my experience was nothing but top-notch. From the owner of the company who I consider to be honest and trustworthy, down to Katrina and Grace at the office, I can honestly say this is a truly professional organization. If I ever rent again, I will definitely be seeking a property managed by Valley Oak. read more

Valley oak has been excellent! This is my first time dealing with a property management company but so far has been a pleasant experience. Very kind and professional staff. Would highly recommend Valley Oak to people looking to rent. read more

One of our circuit breakers broke and I put a request in. They were quick and they got it fixed with the day. The staff our friendly and very helpful. read more

Very dishonorable company. Check these reviews. Do not expect to receive the deposit upon contract expiration. In my case they used pre existing problems with the home and upgraded window blinds which were in very good condition when I left. I believe their maintenance person could be responsible for bad report. Lost about $1200 based on lies. Thankfully, I don't need the money but someone who is struggling financially could be in trouble. read more

We love VOPM!! If you want fair rates come here. No hidden fees, no inflated application/rental fees. We have been renting the same home through VOPM for almost 3 years. Staff are all friendly. We've had a few minor issues with repairs and they were handled in a timely manner. The best part of VOPM is they have a lot of pet friendly homes to choose from. Before we settled on the home we currently rent we were searching high and low for an agency that would rent to us with our dog. It was difficult enough that we lost our home but the prospect of having to find another home for our pet was a nightmare. Wherever we went, she would absolutely go too. This is why VOPM was a breath of fresh air. Very workable. We always recommend VOPM to friends who are looking for a rental. read more

I was a renter for over 2 years, never late with payments. The rental agency has a rude unprofessional staff member specifically Katrina. We gave our 30 day notice and were harassed by this individual to show the house during the pandemic. She asked if I'd be able to let her in with a potential renter within 24 hours but when I replied no to that she began to send several text messages threatening to put a legal notice of entry on our door. We already had the pre-move out inspection that week with no concerns. We have a high risk child in the home and not to mention 4 days left to be out, as well as distance learning starting that day. I didnt have a chance to explain this to her because within 45 minutes the threats began. Needless to say we turned in our keys 2 days early just to be done with them. Thankfully we're done with renting. Be advised they come in yearly to "inspect" the property where they go in to your cabinets, closets, move clothes & take photos. Never experienced that before. As a previous property manager I never took photos of anything other than damage or areas of concern. I also always had an employee badge to prove I was staff. This company didn't until I informed a person posting notice on our door that they would be entering for inspection that they should have badges to let renters know who they are upon arrival. The homeowner was a really nice & down to earth person who we did share our poor experience with. Let's see their response to my review.. read more

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One star because that's the lowest I can give I spent a week and a half chasseing everything they wanted from us the house was beautiful and I make plenty of money to qualify first they said I made too much and after some re working they said I made to little my credit is awesome they waited all that time and ripped me off for One hundred sixty dollars in app fees these guys are bad news stay away RUN RUN away Quickly read more

UPDATE: they called us trying to get us to take this review down because they "clearly stated the guidelines to us" which is a LIE. Do not believe these people! Now that I've posted this I've had friends and family tell me their own personal bad experiences with this property management. They've already taken money from us, we weren't going to pursue them any farther and they still had the nerve to call us afterwards. We applied for a property in Ceres and were denied due to credit and rental history. Our credit is well over 600 and we've rented for five years, so it seemed strange but when they told us we would just need a cosigner we opted to spend another $40 on top of the $80 non refundable application fees to put in a co-signer. This brought our total income to over $120,000. The rental listed was $1,395. We also prepared double the deposit which they also required along with a co-signer. This was about $2,800. We wanted this property badly. It was perfect for us. They told us that our income was STILL not enough with this co-signer. We currently pay $1,550 at another property with NO co-signer, have never paid rent late or missed any payments, so I'd just like to know how they justify this? How can $120,000 a year not be enough for that price of rent? I wish they could have provided more answers. I wanted this to work out so badly, but unfortunately now I'm out $120 and still searching. We were told we would never be able to rent through them. Very disappointing experience overall. So if you're planning on applying through them and they ask you to submit for a co-signer, I recommend you just walk away instead of wasting your time and money. read more

If you are thinking of renting from this company....DONT! Worst customer service ever! They take the application fee (which is overcharged from the get go) then never update you or notify you of approval or denial. So by the time you find out you have called them (they don't answer phones or return messages) over and over and Katrina never calls back!!!!! Run from this joke of company!!! They just want to keep charging the app fee to make money off people like us! I hope these property owners know what a crap job this so called property management is doing!! In the end we went with a different company and will now be in a gated community with excellent landlords. Saved from being involved with these slumlords! Read all the YELP comments on this place. Use anyone but them! Horrible!! Get these employees some customer service training for God's sake!!!! read more

Wow, this property management company is the worst!! We lived in our rental for 5 years, and then the owner of our house decided to employ Valley Oak property management, and 6 months later, we have given our notice and will be moving out. Since taking over, we have been forced to pay them random fees, had a dispute over their method of giving notice, they changed their policies for accepting rent--without notice--making our payment late, they no showed us for an appointment THEY requested, and every time we've needed to get in-touch, we've ended up having to call the landlord because no one answers the phone or returns messages at Valley Oak. When they first took over, to notify us, they taped a copy of the new lease to the front door the week I gave birth to my daughter. Needless to say, we were preoccupied and didn't notice the new lease, and didn't sign it. Our front door is never actually used, and is out of view when we enter and exit through our garage. The new lease changed our rent due date from the 10th (which it had been for 5 years) to the first. The following month, we paid rent on the 6th. Then, the month after that, we paid rent on the 6th, THEN they notified us that we owed them late fees for the previous two months. When we explained the situation, they indicated that the new lease took over whether signed or not. We were forced to pay late fees, and fees for a three day notice to quit! After this, I explained the situation with posting notice to our front door, and asked if they could email, mail, or post to the garage (if they HAD to). I was told they would not deviate from their policy of giving notice for any tenant (like I was asking some kind of favor). Maybe two months later, I went to pay our rent on a Friday after business hours (our lease indicated there was a Dropbox for rent payments), the drop box had been sealed shut, and there was no way to pay. I came in with the rent Monday morning asking what happened to the box, and I was informed it was a security risk, and that my rent was late. Paid fees. Then, one morning about 6:30, I woke up to a flood on our lower floor. I called the Valley Oak emergency line, no one got back to us until the following day. We called our landlord that morning and he had to come over and help us deal with the plumbing. Another time, they issued a 24 hour notice that they were coming to inspect our smoke detectors for compliance. The date and time they indicated on the notice came and went (it was a weekday, so we had to make arrangements for our dogs & someone to be there), nobody called. We called them to find out where they were and if they were coming. An hour or so later, they called to reschedule for another time. Then, when they actually did come, the guy didn't know what he was there to do, and didn't have a ladder with him. WE HAD TO SCHEDULE A THIRD APPOINTMENT FOR THEM TO ADDRESS THIS ISSUE, and then our landlord came and changed out the smoke detectors himself. They also refused to reimburse us for quarterly pest control maintenance costs (we hired BJs at $90 quarterly after our neighborhood began seeing ants and cockroaches). Just now, I went in to pay our final rent and was told that even though our notice to them was dated May 8th, and postmarked May 8th, AND mailed from in town, they didn't actually receive it until the 10th, so we have to pay through that date, which cost us an additional $100. I am beside myself with the unprofessional activities of this company. I have never encountered anything like this. I literally feel like we've been robbed. Just gross. Good riddance! read more

If i could give negative stars i would. rented from these people from october 2016 - november 2017. The house we rented on scott ave in modesto ca was literally falling apart. Now they wanna charge us for repairs that the house needed before we moved in. Dont be fooled by there 3 star rating. Most of their good reviews are from investers and home owners. The people they actually take care of. Renters beware you will probably get robbed. read more

I recently rented a house through Vally Oak Propertys management, I highly recommend them they were very professional and courteous from the beginning to the end of the process they were very quick with all my paperwork and got me into a beautiful home in a very nice neighborhood. Shannon and Kenny at the front desk we're extremely helpful with everything I can't say enough about them they answered all my questions returned all my phone calls in a timely manner they are credit to their profession.. Once again if you're looking for a house to rent I highly recommend this company in one word professional. read more

Valley Oak Property Management Turlock - Frank barajas - Property Management Near Me - Modesto, California

The office is nice but what kind of company raises rent during a world wide pandemic!! The house is over priced as it is but to raise the rent and not make any upgrades or fix any of the issues. Just ridiculous, seriously raise the rent when we can't afford to move. I'd think twice before using Valley Oak. read more

Valley Oak has been an amazing property management company! They were very attentive to our needs, and when we moved out, we received our entire deposit back. We would rent from them again without hesitation! ^^^I wrote this review over a year ago, and I still love VOPM. My dad recently moved back to the area, and they are the first people we turned to. My dad has been renting from them for almost 6 months now, and he loves them just as much as me!! read more

Helpful and responsive staff during our application process. We're excited to move into our new place! Thanks Valley Oak! read more

Valley Oak Property Management Turlock - Property Management Near Me - Modesto, California

I had a great experience with Valley Oak Property Management (VOP)! My boyfriend and I were on a time limit and had a few issues with previous companies but VOP really helped us out. They were friendly, organized for the most part, and made us feel really comfortable. There was confusion here and there but that could just be because multiple people were working on our applications (which in a way is good because we know that everyone is involved). Overall we were both very happy with our experience and happy with our home! As of now we are just waiting for a few maintenance request but I'm sure that they will come through. read more

I've been trying for two days to reach this place about a house for rent. They don't answer their phones. It goes to voicemail were they tell you they don't return calls about inquires about rentals. I have emailed and not got a response. I live out of state and can not walk in their office as they say to do. Guess they don't care! read more

This review is strictly for the application process. (We ended up being denied because my retired father in law who makes more than 3 times the rent had a "lack of credit"). The office girls are nice, but completely clueless when it comes to documents, entering them in a timely manner and communication. I had to call multiple times to make sure they received verifications and after being told no they would miraculously find them. These things matter when you are looking for a home to rent especially in this market. After reading the reviews I'm thanking these people for denying me, seems like I dodged a major bullet. read more

We applied for a house and got accepted very quickly in Turlock on Barnum which that was a plus but it all went down hill after that. The original move in date was supposed to be on the 1st but they kept pushing the move in date further and further until they finally had to tell us the reason...the house had cockroaches! The lady I spoke to made it seem like it wasn't bad and it needed to be sprayed and once that's done, their cleaning crew was going to clean the day before showing us, so I didn't think I should pass up such a good deal. I even spoke with the pest inspector and asked him everything I could think of and he told me the house was clear and if he was I, he would definitely move in. I told him I was going to bring my own inspector to double check...THANK GOODNESS I did!!! The second we opened the door, there was a dead cockroach. We found cockroaches in the bathrooms, closets and kitchen. Than my husband saw a live on in the crack of the microwave and cabinet and than my inspector moved the stove and there were tons of cockroaches..live and dead ones all over!!! They even left a sticky pad full of them there!! Omg! It was so disgusting! I just can't believe they would lie to us! And before we went to go see the house, we asked the lady in Turlock "if we were to move in and we see one two weeks later, will they spray?" She had the nerve to say "no because we are renting the house clear of roaches and if tenant sees one than tenant brought them and it's tenants responsibility" are you kidding me! When we returned the keys to the office we showed them pictures and they were "shocked". We asked for our holding deposit back and our application fee back as well. We got attitude from the manager but she gave it back to us. They're such a joke! I feel bad for the person or people that's going to rent that house! It was infested of German roaches! read more

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UPDATE: the only walk through they would do (a pre walk thru) was scheduled for today at 1. At 1:30 I called to be sure someone was on their way. I was assured they were. At 2:30 I called back and no answer. 5 minutes later a call back saying the guy must have missed it on his calendar and now he is in an emergency walk thru in Oakdale... an emergency walk thru? So now I have to take another day off so I can even get 1 walk thru with this crooked company. I'll update when and if I get any of my deposit back and report what I was actually screwed out of. DONT RENT ONE OF THEIR HOMES. SAVE YOURSELF THE HEADACHE. read more

I'd like to add my dissatisfaction to the list of others who have shared their disappointment dealing with this property management company. Terrible customer service. I have submitted and sent emails to this company trying to follow up on a property I was very interested in. No response!!! I was told I did not qualify for a rental. That I didn't earn enough Even after I told them that I'm on dialysis with end stage renal disease and on disability. I told them that a currently pay much more now than what they are asking for this rental. I don't understand?!?!? I have excellent credit score, I have lived in the same unit for 16 years. My landlord contacted this company to give them a glowing review of me. I have subsequently listed my assets and still have heard nothing. I question if I'm being discriminated against due to my disability. Wish they would have the courtesy to respond to my communications. I expect they will respond here as they seem to do when someone says anything negative about how hey were treated. I really needed this place. I don't need the additional stress that this company has put me through. I'm very dissatisfied. They gladly took my money. I'm a fixed income. I no longer want anything to do with this company. read more

We rented from Valley Oak Properties for three years and felt they did not care about us or the property. We knew we were responsible for the yard when we signed the lease, but did not realize they were setting us up for failure. The yard looked nice when we moved in, but it did not have automatic sprinklers. The sprinkler they had for us to use were in poor condition. We found ourselves hand watering the front yard and received complaints from the property management because of dry lawn spots. We offered to upgrade the irrigation if they paid us, but they refused and did nothing about it. Once we moved out, we received a little over half our deposit back for damage that we did not do. They claimed that the house was broken into and charged us $250 for a broken door frame. They also charged us for landscaping, even though we hired a professional before we moved out and charged a 15% fee. We could not believe they took our money for normal wear and tear. The worst was when we put in our notice to move out, they posted old pictures of the house on the website showing the house empty. We had people creeping through our yard, peeking in our windows while we were still living there. I would not recommend this property management company. They don't care about their tenants, they just want your money. read more

On the phone they seem nice but when you go in the office the women are very rude. I inquired about an apartment right down the street from my work due to my work schedule there was no time to go to there office. The office is closed on weekends my only days off. I spoke with Adam the only person at the office who actually works and seems to even cares a bit. He told me if I was interested not to wait and apply for the unit so it's not gone by the time I get a chance to get time off to see it. I found another property management company offering the same unit little differences at the same place. This company was open on the weekends so I viewed the similar unit to see if I was interested. I decided I liked valley oak property better and apply for the unit two weeks shy of 2 months ago today. I did everything required and was told the process would only take 3 days. Those 3 days went and past. I only started receiving emails from them 5 days later. There was an issue with my application. I took time off of work to go into the office. I asked the girl about seeing the unit but she said the owner has the keys to do some repairs. I let her know i had some questions about my application. Why it was taking so long. She said they were short staffed and that they would call me but she didn't even know my name. I waited for Adam since she didn't want to help me. Almost in tears i was embarrassed for that company. Who hires people who just want to send people away. I found out they were requesting me to do my own employment verification because they didn't want to pay the 25.00 charge to use the verification system my company uses for this process. This can't be done by the renter. It took 2 days but this was solved got them a coupon and hey i am employed. I thought not to bug them since they were working on my application. I did get another email informing me that they couldn't get a hold of my boyfriend reference. I apologized and ask them to keep trying a hole week goes by and i am thinking there processing the application. Not receiving any more calls or emails i decide to finally check up. I found out nope same problem nothing been done and now i am out of time. I wanted to move in on the first but it was already the first the next day. I went ahead and sent an email to Adam letting him know that i gave up on them. I am not mad at them more sad and depressed. I felt very robbed they should have refunded my 60.00 since they didn't do anything. I don't understand why they didn't follow up and treat me like someone they wanted to rent too. I guess they only wanted 60.00 and not the rest of my income. Though adam was nice he was only doing his job. They should revamped there staff to people who actually care and work to earn there money then i wouldn't feel i needed to be refunded had they just did there job and called me. :( read more

The only reason i give this place 1star because, I cant give this place any lower. Staff are rude, when we want to ask question they talk to you like a mother talk to a child. read more