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:08/01/2025

  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.

  To Whom It May Concern,
  
  I am filing a formal complaint against H-2 Property Management, now Proper-T Management, for gross negligence, misrepresentation, and failure to provide a habitable living environment.
  
  Summary of Events:
  
  In [Month/Year], I moved from Michigan to Florida with my family, including two small children. We signed our lease online, trusting the property would be safe and in good condition.
  
  On the first day, we noticed a strong roach odor. My boyfriend informed the property manager, ****, who dismissed the concerns. That day, we found live roaches in the kitchen.
  
  The apartment was filthy upon move-in, with roach traps and spray under the kitchen cabinets, indicating management knew of the infestation before we arrived. Despite this, they claimed ignorance.
  
  Actions Taken:
  - I repeatedly reported the infestation.
  - Pest control was sent a few times, but the issue persisted, and no permanent solution was provided.
  - Management refused to let me break my lease, despite the unit being uninhabitable.
  
  To protect my children, I moved out early but continued paying rent on a vacant, roach-infested apartment to avoid eviction and credit damage. After moving out, the company continued billing me.
  
  Company Pattern:
  
  This company has a pattern of changing its name to avoid accountability, previously known as “H-2 Property Management” and now “Proper-T Management,” likely to hide bad reviews from past tenants.
  
  Requested Resolution:
  - I request a formal investigation into their business practices.
  - I also request my complaint be recorded on their BBB profile to prevent other families from experiencing this.
  - Ideally, I would like reimbursement for rent paid for an uninhabitable apartment after vacating for my family’s safety.
  
  This was the most stressful experience as a renter. Moving to Florida was supposed to be a fresh start, but this company turned it into a nightmare for me and my children.
  
  Thank you for reviewing this complaint

  Business Response

  Date: 08/19/2025

  To Whom It May Concern,
  We appreciate the opportunity to respond to Ms. ********* concerns and would like to provide clarification regarding her tenancy.
  At Proper-T Management Services, it is our standard practice to perform a full preventative pest control treatment on every unit during the turnover process, before any new tenant moves in. This is done proactively to ensure a clean and habitable environment. As part of that process, pest control equipment such as traps or sprays may remain in the unit, which explains the items found by Ms. ******* upon move-in.
  We maintain detailed photo documentation of all units at the time of move-in. The records for this apartment confirm that no pest control issues were present or documented at the time of Ms. ********* occupancy. The unit was deemed habitable and ready for move-in.
  Additionally, per the lease agreement signed by Ms. *******, pest control service is provided and included as part of her tenancy. Several communications were sent to Ms. ******* reminding her that service requests related to pest control should be coordinated directly with ****** Pest Control, the licensed vendor contracted for the property, to ensure timely scheduling and access.
  As an act of good faith, and to assist Ms. ******* beyond the standard process, our office also took the initiative to coordinate directly with ****** Pest Control on her behalf to ensure that any concerns were addressed quickly and appropriately.
  We respectfully disagree with the characterization that the unit was uninhabitable. Our records and vendor documentation confirm that pest control services were available and delivered as required.
  Proper-T Management Services remains committed to operating with transparency, providing proactive property management, and ensuring our residents have access to the services outlined in their lease agreements. We regret that Ms. ******* feels dissatisfied with her experience, but we stand by the fact that all proper measures were taken in accordance with industry standards and the lease terms.
  Sincerely,
  Proper-T Management Services

  Customer Answer

  Date: 08/20/2025

  To Whom It May Concern,
  
  
  I appreciate Proper-T Management Services taking the time to respond. However, I must respectfully disagree with several points made in your statement.
  
  
  While you state that pest control treatment was completed prior to my move-in, the reality I experienced as a tenant was very different. Upon moving in, I immediately discovered conditions that did not reflect a clean or habitable environment, including the presence of pest control traps and evidence of pest activity. In fact, if there truly were no pest control issues present at the time of my occupancy, then how was it possible that my family and I saw roaches on the very first day we moved in?
  
  
  I have attached proof that I moved in on September 15, 2023, along with dated photo evidence from September 17, 2023 clearly showing roaches inside the unit. I also attached copies of emails where I complained about this issue multiple times, which further supports that this was an ongoing problem, not an isolated incident.
  
  
  Although you mention photo documentation, I was never provided with any of these photos, nor given the opportunity to confirm the unit’s condition before accepting occupancy. The responsibility to ensure a unit is safe and habitable lies with management, not with the incoming tenant.
  
  
  Furthermore, while pest control may have been “included,” I should not have been placed in a position where I had to repeatedly request services and still live with unresolved infestations. Simply stating that the unit was deemed habitable does not change the lived reality of my experience.
  
  
  My concerns are not only about the presence of pests but also about the lack of transparency, the dismissive handling of my complaints, and the failure to acknowledge the very real impact these conditions had on me and my family. I stand by my statement that the unit was not in the condition that any reasonable tenant would consider move-in ready.
  
  
  I am seeking fair resolution for the inconvenience, stress, and inadequate living conditions I experienced while under this lease.
  
  
  Sincerely,
  *** *******
  
  
  

• Initial Complaint

  Date:09/23/2024

  Type:Product 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.

  At the end of my lease which ended 7/31/24 at 1209 Chee Ln, Tallahassee FL 32304, I was sent a written notice of security deposit deductions in the amount of $0, stating I would receive my full $900. I accepted this notice on the 27th of the August and did not object, as there were no deductions. However, a month later, Proper-T sends me a check with $244 missing.
  
  After inquiring as to why they are refusing to honor the notice they sent on their own letterhead, they allege they sent me a different deduction notice on the 30th of the prior month (a notice I never received) and insist that despite me having agreed to the original notice on the 27th, the new notice they sent (on the 30th, after my agreement of no-contest to the original) now applies AND that my original agreement applies to this notice sent after my agreement, and they refuse to send me the remainder of my deposit. This bait-and-switch tactic is a fraudulent money grab by a deplorable business.
  
  They claim the second notice of deductions was sent on 8/30/24 via certified mail and was returned to their office on 9/14/24. They declined to inform me of this mail being allegedly returned because "they are not legally required to", per ****, the property manager. I never received this second notice, nor did I receive a notice from **** via Informed Delivery or by physical missed-delivery notice that the mailpiece was attempted to be delivered. I have had no issues receiving mail (including the original, first deduction notice) at my current address. The only evidence I have seen of the second notice's existence is a digital *** sent to me today, 9/20/24, which has a datestamp saying it was created today, 9/20/24, leading me to believe this company is attempting to defraud me of my deposit.

  Business Response

  Date: 10/07/2024

  Good Afternoon,

   

  I have gotten with our Property Manager **** ****** and we have made changes to the amounts that were charged against the security deposit. I instructed **** ****** to communicate this to Mr. ********* which he has since.

   

  We hope these changes in the amounts charged against Mr.********** deposit claims satisfy this issue.

   

  If Mr. ******** would like to have a meeting regarding the issues at hand, we are happy to schedule that.

   

  Thank you!

• Initial Complaint

  Date:08/08/2024

  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 several issues that need to be addressed, the first issue is the plumbing maintenance request I submitted at the end May 2024 which still has not been resolved. The landlord/tenant laws require that I have working plumbing and according to my lease I am to have a 2bd/2ba and one of the bathrooms is not usable to water backing up issues. The mgmt company hasnt contacted me, I have to keep following up on the issue and they have sent 6 or so plumbers out but only give them a $300 limit so none of them have completed the job and fixed the issue. I have not been compensated/or received a discount on my rent due to this issue not being resolved. Two I have called several times about charges that have been put on my account and received no call back, they claim they received my July 2024 payment late when I mailed it on 7/3/24 so they are charging me late fees but then also had the front office call to say they are taking checks anymore which seems suspicious. My lease also states that I am allowed to pay by check so I have an issue with them saying they no longer take checks. I also have had my own renters insurance for a year and a half and they without my knowledge signed me up for additional renters insurance and charged me for that and I didnt sign anything agreeing to them doing this. We had tornadoes hit *********** in May and I let them know twice that there was all kinds of limbs and debris and limbs around the property and they still as of August have that removed and all but one tenant has a dog and this isnt safe for anyone. So to sum it up they dont discount my rent for not having the 2 bath that is in my lease but then want to charge me late fees for a check I sent them in time but then turn around and say that dont take checks anymore, which my lease says I can use that form of payment. Then they signed me up and charged me for renters insurance when I have my own policy.

  Business Response

  Date: 08/15/2024

  Good Morning,

   

  We are currently working with a plumber to resolve this complex plumbing issue as soon as possible. We have contacted the resident and let them know what the plan currently is. I have reached out to the resident via phone, voicemail, and text to set up a meeting to find solution that works for everyone. We will adjust any unnecessary charges if needed, but the charges that the resident are claiming are stated in the lease and proper documentation was not given by the resident to waive such fees. We will make sure that this repair is done in a timely manner but this is a complex repair involving multiple units.

   

  Thank you.

  Customer Answer

  Date: 08/15/2024

  [To assist us in bringing this matter to a close, you must give us a reason why you are rejecting the response. If no reason is received your complaint will be closed Administratively Resolved]

   Complaint: 22111530

  I am rejecting this response because:

  Regards,

  *********************

  Customer Answer

  Date: 08/15/2024

  They mention they are working on the plumbing issue yet it has been 2 and a half months and the issue hasnt been resolved so that isnt working on the issue. According to the lease and the landlord/tenant laws the landlord/management is to maintain the plumbing and make sur it is working order and no one from their office reached out to me about this issue until last week. I have had to continually reach out them to them over the past two months to ask why this issue cant get resolved. As far as them stating I didnt submit proof of the charges on my account that is false when I realized I had been signed up for renters insurance without my knowledge I contacted their office to let them know I have had me own renters insurance policy for over a year and I was asked to submit that proof and I did and the charges still werent removed from my account. As far as the July late fee on my account, I was paying my rent 2 weeks in advance but the checks were being deposited earlier than the first of the month and I was being charged a fee by my bank to transfer money into my checking to cover them depositing the rent check early. So I again called their office and I was told that I could start mailing the checks on the first of each month, so I mailed my July check on the 3rd and they said they received it late but I know what day I mailed it so that is false that they say they received it late and I believe it is no coincidence that they are saying they received it late and then calling me to say they are no longer accepting checks. Not to mention, my lease, which is a signed contract clearly states that I am allowed to submit rent payments in the form of a check. I have been renting this unit for 2 years and havent caused any problems and always paid my rent on time and now I am being treated like this is so ridiculous and the fact that they want to say these charges are valid when they arent and then turn around and still expect me to pay the full amount of rent each month when they havent taken care of the plumbing issue in my unit is absurd. 

• Initial Complaint

  Date:07/12/2024

  Type:Service or Repair Issues
  Status:

  ResolvedMore 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.

  7/12/24. I live between 2 properties managed by this company and I contacted them about a tree that came down on 5/19/24 but was still attached to the tree and hanging over the fence. I explained the problem and asked to be contacted BEFORE they sent someone to remove it so I could have the gate open and be onhand. Today I was getting ready for a shower and not dressed I saw a hand between the fence trying to unlock open it. Not knowing who it was I ordered them to stop and back away from the fence. They continued to try for several more seconds as I again ordered them to stop. They finally stopped then said they were here to remove the branch but at this point I was furious they were trying enter, had not knocked or rung the doorbell and was not sure if they were telling the truth.I warned them I would call the police and they said go ahead and then they walked away. I did call the police and it turned out they were legitimate. They stated repeatedly they had permission to come on the property which they did not as we had not been aware they were coming and we own our property which is not managed in any way by the company that sent them.They could have avoided this by calling as I had contacted them twice and each time left mine and my wifes number as well. This was not a pleasant event and could have gone much worse if I had felt the need to get a weapon and felt threatened.

  Business Response

  Date: 07/24/2024

  Good afternoon,

  After receiving this complaint I reached out to ***************************, who is a neighbor to one of the properties that we manage. An employee of a tree company that we hired apparently went into the yard of *************** and was rude from what I was told. I explained to **************** that we would never condone activity like this and did not instruct this 3rd party vendor to do this. *************** thanked me and agreed with me, at the end of our conversation *************** stated that he would be removing the complaint for our company.

   

  Thank you!

  Customer Answer

  Date: 07/24/2024

  The management company contacted me the Monday after i submitted this complaint.  While I am not thrilled with what happened I do believe they understand why I filed a complaint and took seriously the problem I had and ask that you close this.