I do not recommend renting, buying or working with this company!! This is a must read if you are considering doing so. Short summary: Kathy at Valley Properties Southern Oregon, LLC is an incredibly lazy landlord and time after time was negligent in fixing or providing habitable conditions for me and my roommates. There are other reviews online that suggest that this is an ongoing issue that other previous tenants have had too. Full Explanation: From January 2014 to December 2017 (four years), I exercised good habits and reasonable care in my tenancy at 349 Oregon Terrace Medford, OR 97504, a rental property that is managed by Valley Properties Southern Oregon LLC, it's registered agent, Kathleen Herod, and the rental property's owners, Robert & Linda Johnson. On March 13, 2017, I gave notice to Kathy, our landlord, that the rental property's water heater was no longer working and that it was failing to produce hot water. Though they had the water heater inspected two times, they were negligent to fix or replace the water heater until finally on December 4, 2017, over nine months later, a new unit was purchased and installed. The landlords ignored the recommendations by the inspectors to have the water heater replaced, not just because it wasn't performing to standards, but also because the water heater was leaning, a dangerous issue that if not fixed is known to cause potential harm to tenants and others. The landlords continued their negligence by not following their responsibilities to follow Oregon's Landlord/Tenant laws that require landlords to provide habitable conditions, even after multiple notices were given to them. As a result of their negligence, I suffered damages because I continued to pay them the agreed upon rental rate as written in the month to month contract even though the value of the rental unit was drastically diminished. Hot water serves emotional and physical needs, such as, hot showers, ability to wash clothes and dishes, and many other typical and reasonable activities. Oregon Landlord/Tenant laws require hot water to be substantially provided to all Oregon tenants. Eight months into this situation, on October 11, 2017, I tried to reduce further damages done to me by the landlords by giving them notice that Oregon law requires them to provide hot water and that if not fixed or replaced in a reasonable time that I could began withholding rent (all within the legal right afforded to tenants). The landlords then retaliated against me by serving a "60 Day No-Reason Notice to Vacate" after I made these complaints in good faith. This is very much illegal to do; a landlord cannot act in retaliation to any good faith complaint. Because the landlord acted in retaliation, the law allows me to remedies provided in ORS 90.375 which states that tenants "may terminate the rental agreement and recover an amount up to two months' periodic rent or twice the actual damages sustained by the tenant, whichever is greater. If the rental agreement is terminated the landlord shall return all security deposits and prepaid rent recoverable under ORS 90.300. The tenant need not terminate the rental agreement, obtain injunctive relief or recover possession to recover damages under this section." I moved out December 27, 2017, in following with the "No-Reason Notice to Vacate." I will update this review after the court proceeding are completed. I will be defending against the landlord and owners lawsuit that I failed to pay rent. Throughout this situation, they have not taken any ownership of any wrongdoing on their end even after multiple attempts to work this out amicably. I will be counter-suing them for the damages done in overpaying in rent for a diminished rental value and for retaliatory conduct. My advice to anyone that is thinking of renting from this company, PROTECT YOURSELF AND STAY AWAY! They are an unethical and negligent company who are on the border of completing total fraudulent activity. Please keep in mind, that this is just one of many major situations that occurred during my four year tenancy with this management company. There are multiple other instances where they were negligent. I have emails from Kathy that prove all of the statements made in this review. read more

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The house next door to mine is managed by Valley. It is currently a homeless squat. The home owner is an elderly woman who pays them to manage the property. They do not return phone calls or follow up on reports of property damage. The squatters are destroying the property and outbuildings, we have no idea who these people are living in the storage shed running electricity illegally from the house to outbuildings. Many small children live on this street and there are daily drug deals happening in broad daylight. I've notified them but nothing is being done. Do not entrust your property to Valley. read more

I am placing a one star mainly based upon the customer service and refusal to respond back to any correspondent(email, phone). We moved into a wonderful home and rented for over a year, completing the thus then lease agreement, but during the stay, the fireplace that didn't work when we moved in was never fixed, though they had multiple 3rd party members come to look at this fireplace it was never fixed. Also any maintenance request put out was at least 3 weeks before any person 3rd party or not was able to fix any issue. We paid our rent on time every month and made multiple upgrades to the house, and now are being denied any form of of security deposit. If looking to rent in Medford or Jacksonville I would not rent from this company again. Their customer service was not bad but rarely available. Their maintenance team seemed quite incompetent, and no one seems to ever be at the office. read more

RENTERS BEWARE! I rented a house from Valley Properties for five years. The house was in White City built in the 60s and while decent, it was in desperate need of renovation. Old carpets, buckled and molded counter tops, and a leaky bathroom. I moved out in October of 2019 and left the state. During my tenancy I was subject to bi-yearly inspections which included a thorough walk through of every room. A check up of appliances, carpets, and yard. This included photos. I passed every inspection with flying colors. NO COMPLAINTS!. I paid my rent in full and on time every single month of my tenancy. 13 months after I moved out I was served with a lawsuit from the owner and Valley Properties. They were trying to sue me for more than $8,000 for damages and unpaid rent. Items included $900 for interior paint, 1500 for new carpet. At one point the ceiling fan fell on our dining table and broke and our over the range fan never worked. They charged for new doors and knobs and to repair the dishwasher. We asked on several occasions that they repair these items, they never did and now they were charging me for them. Additionally, they charged me 200 for a Private Investigator to "find me" although they still had my email and phone number. I contacted Valley Properties the day I was served and spoke to Kathy Herod. I told her that the lawsuit was ridiculous and reminded her that even if the lawsuit had been merited the statute of limitations had long since run out. I also pointed out that they were charging me for 2 months of rent and I was paid in full when I moved. She chose to play dumb saying that she really didn't know anything about it and that I should call the owner. The owner would not answer or return my calls. I consulted an attorney who told me that the judge would most likely dismiss because the statute of limitations had run out. At this point I admit I was naive. I trusted the process. I shouldn't have. Court was via video. The first date was continued by the judge because Valley Properties hadn't submitted any evidence. In his words "how can she defend herself against nothing?" So VP submitted their "evidence" which consisted of clearly falsified invoices. They had been printed and then had addional items added in handwriting. It was laughable.The next court date had a different judge. I don't know what happened to her that day or why she was in such poor spirits but she just had a problem with me from the beginning. For starters I didn't receive notice of court until the day before as I am now across the country and my video connection wouldn't work so I just had audio. I suppose she thought I was being dishonest. Here is where it gets crazy. Jeff Avila testified that I hadn't vacated the house until December. I was shocked because I vacated on 10/05. He then stated that when we did move we left furniture, toys and garbage...even on the roof! I left the house completely empty. I wondered aloud how it was that their so called repair invoices were from October and November when they claimed to have been denied access until December. He had no comment. They judge asked if they tried to contact me during the two months when I was supposedly staying rent free or if they posted any notices. Mr. Avila admitted they they had not even knocked on the door. In the lawsuit it states very clearly that they were charging rent because of "the time it took to complete repairs." The claim that I didn't move out until December caught me completely off guard which I now realize was the what they wanted. I tried to explain this to the judge but she didn't want to hear it. She said she felt they had proven thier case. I still cant believe it. Valley Properties had no evidence. Not one single photo and she sided with them. I ended up with a judgment against me and had to pay 6000 dollars.Basically i paid for their renovation. Valley Properties and Jeff Avila committed perjury and I have proof. Dont make the mistake I did. DO NOT DO BUSINESS WITH THESE PEOPLE! read more

One star only because Zero was not allowed. Please review copy of letter we sent to this firm posted below Jeff, and Christina, It's nearly 1:00a.m. as I write this and the smoke detector chirp now goes off about once per hour. The Kitchen faucet intermittently leaks water all over the counter top when turned on toward the hot direction. The bead of silicone around the shower doors and upstairs shower faucet is disgusting with its mold growing inside it clear plastic handle. Mold in residences is a well documented health hazard, as the spores propagated by the mold life cycle cause respiratory issues in humans. It is also January 16th, nearly a full week since my wife sent the below email notifying you of this. It is also two full weeks since we signed the lease, and we were promised by Jeff that someone would be out for a post occupancy inspection within one week. My wife has also stopped by your office to follow up on this email , now three days ago. No action has taken place to correct or respond to deficiencies noted in our list. When we were in Jeff's office we were told not to remove or replace the detector batteries and if there was an issue your firm would have someone out to us "in a day or so". As my wife mentioned when she stopped by, the detector low battery chirp is loud enough to wake us, including our infant, which is a recurring event. The entire family is crossing the threshold of a full week of sleep deprivation due to multiple overnight wake-up chirp alarms, and growing frustration with the unaddressed mold growth issues. This email is sent to provide permanent record of these ongoing issues of failures in service by your property management firm as we build a file on this rental situation. Regards, read more