Complaints

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

• Initial Complaint

  Date:08/14/2025

  Type:Customer Service Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Alliance Property Management and owner ***** ***** charged me management fees for a full month after our Property Management Agreement contract was formally terminated. I am seeking a full refund of these charges.
  
  Detailed Complaint:
  
  I was a client of Alliance Property Management for two properties in Manhattan, KS: **** ****** Avenue and *** ******** Place.
  
  I strictly followed the termination clause of our Property Management Agreement (PMA) by submitting a formal 90-day notice on January 21, 2025. This legally terminated our agreement effective May 1, 2025, a date Alliance acknowledged in writing. Despite the clear and undisputed end of our contract, Alliance charged me full management fees for the entire month of May 2025, totaling $325.00.
  
  Mr. ******s justification for these charges was that Alliance performed minor "wrap-up" activities. These activities, such as transferring a security deposit, are standard wind-down procedures and do not constitute active property management. A full management fee pays for ongoing services like leasing, tenant management, and property oversight, none of which were performed in May. The PMA provides no basis for charging a full month's fee for ancillary tasks performed after the contract has legally ended.
  
  My attempts to resolve this directly with Mr. ***** were rejected. On June 2, 2025, he stated in an email that the "management fees will stand."
  
  This is part of a wider pattern of questionable billing. Their agreement allows them to add a percentage fee on top of third-party maintenance invoices. This creates a conflict of interest, incentivizing them not to find competitive repair costs, as their own fee increases with the cost of the repair.
  
  Charging fees after a contract has ended is unethical.

  

  Business Response

  Date: 08/21/2025

  On April 26, 2024, Mr. ******* signed new management agreements.  When updating Mr. ********s management agreements for both of his properties, the terms were reviewed, agreed upon, and signed by Mr *******. In accordance with the agreement, Mr ******* provided his 90-day notice as required, with a formal end date of May 1, 2025.
  Per the signed agreement, rent for May was collected, and all management responsibilities were carried out by Alliance Property Management as all previous months, in addition to wrapping up and closing out his account. The agreement clearly states that a monthly management fee applies to all rent collected. Therefore, in line with the agreed terms, the management fees for May were due and were collected by Alliance Property Management.
  Regarding work orders, no fees beyond what is outlined in the management agreement were charged. Again, Mr ******* reviewed and agreed to all terms at the time of signing the new management agreements.

  Customer Answer

  Date: 08/21/2025

  Complaint: ********
  
  
  
  I am rejecting this response because:
  
  Thank you for the opportunity to respond. Unfortunately, the business’s response is not satisfactory for the following reasons:
  
  I provided a proper 90-day written notice of termination for both property management agreements, with a clearly stated and acknowledged termination date of May 1, 2025. While the agreement does state that a management fee is based on rent collected, there is no clause in either contract that allows fees to be collected after termination or in the absence of any management services performed.
  
  
  The management company did not perform any documented services in May 2025, and my repeated attempts to obtain clarification or a refund were met with silence. Simply collecting May rent that had already been set up does not entitle the company to fees in perpetuity—especially when no further management, tenant communication, or leasing activity occurred.
  
  In fact, neither property management agreement contains any language stating that fees will be owed based solely on rent collection after contract termination. The business’s interpretation is not supported by the contract language, and I dispute the legitimacy of the charges.
  
  The lack of responsiveness and the post-termination charge are the core issues that remain unresolved.
  
  
  Sincerely,
  
  
  
  ***** *******

  

  Business Response

  Date: 08/26/2025

  We acknowledge your concerns regarding the termination of your management agreements.  The attached documents will support the documented services that took place in the month of May 2025.  Please note there are no fees following those dates.  However, the conversation continues for months to follow.  
  

  The agreements state that management fees are based on rent collected. Rent received in May 2025 was generated under leases and systems established during the management period, and fees were assessed accordingly.  Both lease terms ended May 27, 2025.  These charges are not ongoing or “in perpetuity,” but directly tied to rent collected under agreements we administered.  It was necessary to communicate with the current tenants, the new management company, and Mr. ******* during this period. 

  
  While we regret that our communication did not meet your expectations, we maintain that the fees charged are consistent with the contracts and services performed.
  

  All the best,

  ***** *****

  Customer Answer

  Date: 08/27/2025

  Complaint* ********
  
  
  
  I am rejecting this response because:
  
  
  Thank you for the response and for providing the additional documentation. I want to emphasize that my concern has never been about the formal termination date—May 1, 2025—but rather the fairness and appropriateness of charging a full month’s management fee after termination, when no meaningful services were performed.
  
  Per the contract, fees are assessed based on rent collected during the management period, but that alone does not override the fact that:
  
  The agreement was properly terminated, and
  No material management activity took place in May beyond passive rent collection, which does not justify a full fee.
  
  The response also makes clear that Alliance chose not to acknowledge or respond to my written dispute until public complaints were submitted. For a client relationship spanning five years, that level of disengagement—over a small disputed fee—speaks volumes about how the company handles accountability.
  
  The attachments provided do not demonstrate active or ongoing property management services in May. If anything, they confirm the handoff was already underway and rent processing occurred through systems already in place.
  
  My expectation was simple: that a company I had worked with for years would show good faith and professionalism by waiving a nominal fee when it was clearly disputed and poorly supported. Instead, the ongoing defense of this charge only further validates my concerns.
  
  This matter remains unresolved.
  
  
  Sincerely,
  
  
  
  ***** *******

• Initial Complaint

  Date:07/02/2024

  Type:Billing Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I have rented a home from this agency since July 26, 2022. Shortly after moving in, I started having issues with my kitchen sink draining. After putting in maintenance request and someone coming to fix it, they charged me for a grease clog. After the course of two years constantly having kitchen sink issues, In January 2024 it was discovered that there was a collapsed pipe under the house, this was an issue they were not prepared to fix. Since January of 2024, I have had to wash dishes in my bathtub, due to the sink not draining. After a month of having to wash dishes in the bathtub, the collapsed pipe started affecting the bathroom toilet, and it would not flush, after putting maintenance requests in for both the kitchen sink and toilet, they would send someone out to fix the toilet, and leave the sink, within the same day of fixing the toilet it would be clogged again. It was obvious that the water had no where to go, due to the collapsed pipe. So I was left with washing my dishes in the bathtub 2 feet from a clogged toilet for 5-6 months. My lease was up at the end of July of 2024. So I was looking to move. I moved on June 1st 2024. I told the rental agency that I was moving out and I was not paying anymore rent and wanted my lease terminated, I have a 2 year old and a 10 year old and the living condition was not sanitary. They then responded with a date that it was supposed to be all fixed on June 15th, 2024. By this time I have already been dealing with this for 6 months and already started moving and secured another place. They advised me that I could not end my lease and I still owe rent for the month of June and July.

  

  Business Response

  Date: 07/11/2024

  While older homes come with a lot of charm, they also can come with maintenance opportunities. When larger maintenance issues come up, especially in older homes, it is not always an easy fix and quick fix. Here is a small glimpse into the steps of fixing this issue:

  Sent our own tech and could not get blockage unbroken and suggested it be sent to a vendor.

  Shorty after, Tenant submitted a work order saying they tried to auger with rental snake and it got stuck. Tenant submitted a cancellation request saying the augering worked and they got it fixed. We sent  plumbing anyway, when they went to the property, they said the “cast iron drain line needs to be replaced from corner to corner”, they had also pulled back some mud.
  
  Created work order to have the main sewer line camera’d, responded saying the main drain line wasn’t the issue, it was the drain line under the concrete. 
  

  While working through the options with different companies, as collapsed pipes provide multiple issues resulting in having to schedule weeks out. We were in communication with you throughout this process. If you had kept us in loop as to what was occurring on your end, we would have worked on a solution.
  

  

  Business Response

  Date: 07/22/2024

  You were kept in the loop every time something was scheduled. Often, big projects do take several months. That is a very common occurrence. You didn’t formally inform us of any major changes. Thus we were working as fast as we could with the process. While staying in ordinance of the agreement.
  

  Best,

  Alliance Property Management 

  Customer Answer

  Date: 07/22/2024

  I would like to see the proof that you have that was keeping me in the loop. Because I was never given any specific date as to when the issue was going to be fixed until after I reported I was moving. I have all the documentation of our conversations. And I have every maintenance request documented that I put in. 

• Initial Complaint

  Date:03/03/2023

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I have had two leases with alliance property management. Both apartments I rented were not up to code when I signed on the lease or when I moved out. Alliance property management rents out properties that are unsafe, and not up to code. They refuse to allow tenants out of their leases or to edit them. Alliance manages 500 properties in this area, and the leasing manager told me it’s up to the tenants to inform the company if their property is not up to code. This not only seems dangerous but unethical as well.

  

  Business Response

  Date: 03/08/2023

  The tenant reached out to us on Thursday, March 2nd, 2023 in regards to being let out of his lease agreement early. The current signed lease ends on May 25th, 2023. The tenant mentioned that there were suspected code violations in the current unit and he wanted to speak with the leasing manager who was out of the office. The leasing manager returned his call the same day explaining that we have the opportunity to repair any potential code violations, and that this does not release him from the lease terms at this time. We do address all code violations whether they are tenant or owner responsibility. If tenants suspect a code violation, they are encouraged to let us or local code enforcement know. Our service department made an immediate effort to go to the property to view the suspected violations after the phone call with the tenant. After speaking with the leasing manager, the tenant reached out to the city code enforcement and told us the fire department came by to look at it and our inspection was no longer necessary. We did not receive any information from the code enforcement, so we reached out to them. We were told that the tenant called them regarding the property, and he was informed that the unit was internally approved. There is no new notice or violation listed at the property.