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    Valley Oak Property Management Turlock

    2.4 (81 reviews)
    Closed 9:00 am - 4:00 pm

    Services - Valley Oak Property Management Turlock

    Property management

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    Katie U.

    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.

    You always have to call multiple times.
    Clam C.

    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.

    Bill for carpets
    Nataly P.

    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.

    This is the whole the man they sent out had cut in the dry wall and never fixed the issue
    Matthew V.

    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.

    Katrina Levin staff member.

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    7 years ago

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    Ask the Community - Valley Oak Property Management Turlock

    Review Highlights - Valley Oak Property Management Turlock

    Katrina helped us find the right home and was so responsive to our needs, timing and supported us without skipping a beat.

    Mentioned in 7 reviews

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    Valley Oak Property Management Turlock - propertymgmt - Updated June 2026

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