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:06/04/2025

  Type:Order 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.

  My ex boyfriend and I rented a property with this company from Jan 31, 2023-Jan 31, 2025. From the time we moved in, there were problems with the house, which we unfortunately overlooked due to the cheaper price and immediate need to move. We did take pictures of problems, on the first day we moved in. Pictures are attached. This is literally what the house looked like before we even moved in. We filled out an inventory sheet, marking issues that we found. Throughout the 2 years in the home, there were many problems which were left ignored. I would file work orders on the online portal that was utilized for payment and property issues. As soon as we moved out, I no longer had access to all the work order requests, and unfortunately didnt save any copies or pictures. We didnt have a final walk through before we vacated. This company didnt even offer it. We received a letter from Ultimate Properties, on 2/15/25, indicating that not only would be not be receiving our security deposit of $1795, but we would need to pay an additional $816.70 due to Damages. Many of the issues were present during move in day. I contacted the disputes department at Ultimate Properties. I received the response last week. They did their own investigation and lowered the owed amount to $133.65 from $816.70. They did not even bring up the security deposit. The entire investigation was based on the $816.70, not their original amount of $816.70+$1795 (Security deposit). They have concluded that we left our house with $1938.65 worth of damages, with only proof of $133.65, which we agree on paying from our security deposit. Upon calculations, we should be receiving $1661.65 back, not owing out of pocket. In the letter they sent, they indicated in the end that they consider this matter closed, but I do not. I sent them an email on 6/1/25, which they never responded to. They are going to send me to collections if amount isnt paid, but I do not plan to pay for anything that I do not owe.

  

  Business Response

  Date: 06/09/2025

  As shown in the customers photos, an itemized move out statement was sent describing the reasons for the charges as well as our companys response to the customers deposit dispute. When work order requests were submitted during tenancy, we addressed them in a timely manner. After a final review, an adjustment is being made to reduce the balance due to $0. We appreciate the customers tenancy with our company and we wish them the best in their new endeavors.

• Initial Complaint

  Date:05/21/2025

  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.

  Horrible experience with a seemingly predatory company. The first clue I had was moving into the apartment. Backyard was littered in dog waste. Unsanitary disgusting it took me months to clear it all out. They did send someone out at 6:45 in the morning, but the gate was locked and I was still at work. Which is also a violation of the *** to be there that early. Next repairs never got done starting with the cheapest option first it may take as many as four fixes to get a simple lock repaired or air conditioning going again in the summer. Confusing communications and conflicting information about late fees resulted in multiple late fees for rent that was paid next day. Hundreds of dollars lost. A stray cat outside was built to my account for $250 because it jumped over the wall and was seen by a maintenance person in my backyard. Upon move out, I was in the hospital. Moved out a few days late and was unable to get a small handful of items. I had pictures hanging in the wall with a few screws in the wall. The total fee for moveout cost was $10,000. That was late rent for the couple days. I was late moving out due to severe illness and the screws in the wall and the handful of household goods I could not move in time. These are all very small fixes, especially when they have a contract with all of their maintenance teams. When I need something done and I am under the lease, it is a dirt cheap fix. When I have moved out, the bill is 20 times the usual rate. This is called a deposit scam. I am already leaving after only one lease term because of my extreme dissatisfaction. I have already lost on two Moving crews in 13 months. Now charging me $10,000 for their deposit scam. Stealing deposit is a major income. It can provide a landlord thousands of dollars each year. People can become wealthy on deposit theft alone if they own enough property. They took all of my complaints about the filthy property and fixed it up after I moved for the next tenant and gave me the bill.

  

  Business Response

  Date: 05/27/2025

  Our company works hard to provide a great experience for our residents. Prior to a resident moving in, we perform the necessary landscaping, repairs, painting, cleaning, etc. to provide a house that is ready to rent. We take photos of the condition of the home prior to moving in to make sure we are providing the home in the best condition possible. The resident was given a property condition report where they could make note of any issues they found in the house or on the property upon moving in. This report was not filled out and returned to our office. The resident used profane language and insulted our property management staff on numerous occasions, which we have a record of in our system. Our staff remained professional and continued to provide good customer service in regards to maintenance requests and communication. Upon move out, the resident did not move out by the date listed on the lease and continued to live in the home. Due to the resident not moving out, we had to file for an immediate eviction which led to forfeiture of their security deposit and additional charges per the judgment. We have the eviction and judgment documents and we can provide them upon request. To respect the privacy of those involved, we have not included them here.

• Initial Complaint

  Date:02/03/2025

  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.

  We have been living at this property for a year and 6 months. When we first moved in, our air conditioner was not working. This was in the summer time and the heat in ******* gets hot. We notified them and they sent someone out a week later. The person they sent out did not fix the problem. We then told them the issue was not resolved once more. We waited 5 weeks for them to send someone out. They did not give us anywhere to stay and we had to provide our own portable air unit. The cost was $400 and this came out of our pocket. They did pay us back, but we had to keep contacting them to get the money back. They sent us the money back a week later and A week and a half later they finally sent someone else out and they fixed the issue. in total, we went a whole month with no air in 120-degree heat. We are now in the process of moving out and have been having issues since we moved here with kids throwing rocks at our house. They damaged the window, created holes in the walls, and broke a window. We notified the police and made reports 6 times. They came a week later to fix the window but we continued to receive damages to the house. We notified them again this last time and told us "Thank you for letting us know. I am sorry this has happened. If you would like this to be repaired you would be responsible for the cost. Let us know. Thank you. They are also requiring us to hire professionals to come clean carpets and tile grout and pay for it ourselves but was bad when we moved in. I am not sure of the laws but I feel we should not be responsible for cleaning tile that was already a mess when we moved in. I feel like we will be charged for this damage although it was not our fault. We don't know what to do at this point and don't have the money for all this. We are struggling right now.

  

  Business Response

  Date: 02/12/2025

  We appreciate the customer's feedback as we continue to improve our processes. It is unfortunate to hear they did not have a great experience in the past. In regards to the move out process, we send reminders as a courtesy to help residents make preparations for their upcoming move out. Ultimate Properties strives to be fair and accurate with deposit refund calculations. We use photographs and written reports taken before the resident occupies the property, and we compare them with photographs and reports upon move out. We appreciate the residents renting from Ultimate Properties.

• Initial Complaint

  Date:08/23/2024

  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.

  Please look into Ultimate Properties, I believe that they are making up reasons to deny applicants and collecting application fees over and over. For example the website link I sent has been posted for over 70 days on over a dozen websites and shows 89 contacts from Zillow alone and is priced way below other houses that are similar. When I applied they told me that I was first in line which I thought was odd since it is an old listing, They told me that a minimum credit score of 575 is required which I met. They said I was denied due to credit score and rental history. I have been at my current rental for 5 years and never been late on rent or had any issues.

  

  Business Response

  Date: 08/27/2024

  We are writing in response to the complaint filed regarding an applicants denial for housing at Ultimate Properties. After a thorough review of our records, we can confirm that the applicants credit score was 571, which is below our minimum requirement of 575. This criteria is applied uniformly to all applicants in compliance with fair housing laws and our internal policies. Ultimate Properties adheres strictly to all federal and state laws governing the rental application process. Our credit score threshold is established to ensure responsible tenancy and is applied without discrimination. While we maintain that our actions were lawful and in accordance with our stated policies, we have decided to refund the application fee to the applicant as a gesture of goodwill.

• Initial Complaint

  Date:08/12/2024

  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.

  My family and I moved from out of state and only wanted to rent for 2 years while our house was being built. We were required to pay a full year's rent up front. Our first week there the ** unit was not working properly and they had their preferred technicians come out only to say nothing was wrong with the unit. As we continue to make complaints the only thing they could offer was sending the same company out and continued to say nothing was wrong. After speaking with neighbors who had the same electric company with the same square footage and same floor plans we decided to have a real company come in and assess the ** unit. There's three units on the side of the house one was completely out of coolant that was causing the other unit to overwork and still wasn't cooling the house properly that company took pictures of all the gauges and everything that would need to be fixed and we submitted everything to Ultimate properties. Still refused to fix anything because we did not use one of their preferred companies. In order to get our ** units running in the middle of August we paid $1,100 out of pocket, ultimate property refused to refund. complaints about the jacuzzi draining itself into the pool that were never addressed, the pool service quit and refuse to service the home as that was a liability for him. There is random charges on the move out calculation, for example replacing shower heads that were brand new. a $25 *** violation,called the *** for a copy but they only had records of a warning no violation issued. Charges for dead bushes in backyard that were in worse condition when we moved in. charges for carpet cleaning even after I submitted the receipt for paying somebody to clean the carpet. Charges for carpet streatch when i showed an inspector during one of the randome inspections after move in. Replacement of dirty air filters even though they were just replaced. Replacement of bulbs, unclogging of a toilet. The trash cans having trash inside of them.

  

  Business Response

  Date: 08/15/2024

  We are sorry to hear this feedback as we strive to provide a great service. In regards to the air conditioning, the issue was discussed extensively and a decision was made a year ago. It appears that the customers are primarily in disagreement with the deposit refund they received and the move out calculations provided. We will submit this complaint to our deposit dispute department who will evaluate the customers concerns and send a final decision via mail. Our company strives to be objective and fair for all parties involved.
  

• Initial Complaint

  Date:07/12/2024

  Type:Sales and Advertising 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.

  Company took our application fee when they already had an approved applicant and lease in progress. When I called for a refund on the application, they refused to refund it.

  

  Business Response

  Date: 07/17/2024

  We have been in contact with the customer and have since refunded their application fee. The refund will be $130 that we received. We cannot refund processing fees.

• Initial Complaint

  Date:01/07/2024

  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.

  When we first moved in the ac didnt work. They sent someone out 5 times to fix it and it was never fixed. It took almost a month to get this fixed. This was in the dead middle of summer and it was hot. We had to buy our own ac unit and they reimbursed us. It cost us $400. They told us it was going to be a check and never sent it to us. My boyfriend had to take time away from his job to pick it up because they held onto it for weeks, without notice that they still had it. Second when renting this property did not inform us of the kids in the neighborhood who have been constantly throwing rocks at our house. They broke a window and they told us we had to make a police report or we would have to pay for it. They also did not disclose that it has happened multiple times before we started renting this property and now weve had to call the police 5 times because these kids keep doing it. I am afraid to even go out into my back yard because Im afraid to get assaulted. These arent baby rocks either they are throwing big rocks and almost broke my bedroom window. We have multiple police reports and they even caught the kid but let him go and did not even inform their parents. As the police were at my house these same kids were saying f the cops. Cops informed us of multiple break ins and to the neighborhood. Ultimate properties knew about this because the guy replacing the window informed us he has had to come out at least 5 to 6 times to replace the same window. We have not heard of any action being done by ultimate properties in regards of this situation. This situation should have been told to us before move in. We try to contact them and get no response unless its on the portal and that takes days. We are fed up with not feeling safe in our own home and not being able to enjoy our space.

  

  Business Response

  Date: 01/09/2024

  As the customer mentioned, we reimbursed them for the air conditioning previously. It is unfortunate to hear about the situation with their neighbors. We informed them the best course of action for civil issues is to contact the police, which they have already done. We received the customers' police reports and we are in the process of fixing their broken window at no charge to them. Also, our Senior Property Manager has reached out to the customers directly. 

• Initial Complaint

  Date:12/22/2023

  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 am writing to formally lodge a complaint against Ultimate Properties regarding our recent rental experience. We leased a property for a year, during which we paid a $1545 security deposit. Our concerns primarily revolve around the seemingly unwarranted deductions made from our security deposit upon moving out.Ultimate Properties charged $200 for move-out cleaning, citing dirty living room windows, kitchen cabinets, oven, microwave, and dishwasher. However, the house was left in a clean condition when we vacated, contrary to their claim. Additionally, we were billed $123.50 for replacing the kitchen sink cabinet bottom due to water damage that preexisted at move-in. The charge for move-out painting amounted to $200, covering touch-*** in areas that had minimal use, with no consideration for tenant rights regarding normal wear and tear.Furthermore, the $440 landscaping fee included weed removal, though there were no weeds present upon our departure. The removal of a dead cactus was charged despite its preexisting condition when we moved in. We were also billed for trimming an allegedly overgrown tree, which had already been trimmed to its original state when we first occupied the property.An additional $32.15 was deducted for burnt-out bulbs and reinstalling the master bathroom sink stop assembly, which was left in its original condition. Moreover, Ultimate Properties had previously received $250 as a nonrefundable part of the deposit.On December 11, 2023, we received a mere $299.35 as a refund, which is significantly less than the original deposit.We believe these charges are unjust, and we request a thorough investigation into this matter to ensure a fair resolution and adherence to tenant rights. Your prompt attention to this complaint is highly appreciated.

  

  Business Response

  Date: 12/26/2023

  If the customer would like to dispute the security deposit move out calculations, then he can send an email to ************************************ Our disputes department will look into the situation further and provide a response.

• Initial Complaint

  Date:08/21/2023

  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.

  Ultimate properties allowed my family to live in a house filled with sewage back up for 4 days. When they finally made the repair they found rocks and debris down inside the clean out drain. The clean out drain was not capped allowing rocks debris and trash into the line. Ultimate properties alleged the vendor told them I told him my children put the rocks debris and trash in the line. This was a down right lie made up so they could charge us for the repair. They also alleged my family flushed wipes down the toilet they found 4 wipes. The wipes were not the cause it was the rocks debris and trash in the line.This house an older home the only thing we have flushed was toilet paper and sometimes you can't even flush toilet paper. When they finally came out to make the repair they sent one guy in 100 + temps to dig up the line. The poor guy over heated and I had to bring him in the house gave him ice and a cool rag. He couldn't finish the job because of the heat and he had no help. The second day they sent 5 guys out to do the repair. They are changing us ***** for the repair. I asked for the carpet in the main bathroom to be replaced due to sewage leaking onto the carpet. I was told they would have the carpet cleaned and sanitized. The carpet is a biohazard and needs to be replaced but I'm sure they won't. The carpet is at least 10 years old and this company is known for patch work and temp fixes. I have so many pictures and documents showing repairs made by this company. All the flooring needs replaced. The roof needs replaced, it has foundation issues the pool deck and pool needs resurfaced. The kitchen cabinets needs replaced the house smells like mold. All of issues have been documented and never repaired by ultimate properties. They also changed us $150 a month for pool service and our pool would turn green on a weekly bases due to the pool company not adding enough chemical. We had to spend an additional 100+ a month to keep the pool swimmable. Shame on you.

  

  Business Response

  Date: 08/24/2023

  Hello ********, 

  Thank you very much for bringing this to my attention. I have looked further into your situation and I have refunded you the repair charge. I sincerely apologize for the inconvenience and frustration this has caused you and your family.

   

• Initial Complaint

  Date:06/22/2023

  Type:Order 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 rented from ultimate properties for the past three years. The company would not let me rent month to month. So in May of 2023 I had to break my lease due to purchasing a new house. I cleaned the house from top to bottom. Paid for landscapers to clean up the front small yard. I took pictures of the house prior to leaving it just in case they attempted to charge me. On June 21st I received my final bill included in the multiple move out fees that are blatantly incorrect. They total ******** dollars please see attached document. This company is preys on the poor and non-informed.

  

  Business Response

  Date: 01/02/2024

  This customer sent us a direct response as well regarding the move out fees. After reviewing the account, we were able to come to a solution. The customer paid a portion of the balance owed and we adjusted some of the move out charges to bring the remaining balance to zero.