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:03/26/2025

  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.

  They are charging me with false charges the floor was damaged before a move in happen as you see in pictures i do have videos and time/date pictures of the damage in the home prior to a move in. the stove and dishwasher works and they had no electric on when they stated appliances are broken. i have receipts for cleaning and painting done by a outside contractor for the final move out also with videos and pictures . they also tried charging me with a full months rent for two weeks of the month.

  

  Business Response

  Date: 03/26/2025

  Thank you for these photos. Damage charges will be removed and your deposit refund will be adjusted accordingly.

  Customer Answer

  Date: 03/26/2025

   
  Better Business Bureau:
  
  I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me. I will follow up when its complete
  
  Sincerely,
  
  ******* ********

• Initial Complaint

  Date:03/24/2025

  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.

  ******* wife have been renting at this address for the past 2 years, the whole duration of the 2 years our rent payments has remained on automatic. Adoor took over management little over a year ago. Since Adoor has taken over every few months they begin adding miscellaneous charges without notice. The only notice I receive for said charges are late fees & 2 week notice to either pay or evict. I called the customer support several times. Each time I call the wait time is well over 30 mins to speak to a representative. None I spoke to could tell me the reason behind the charge just repeated the balance several times. At one point on the call I was told the utility company can charge us whenever throughout the billing cycle without *********** autopay apparently does not account said charges. I informed the representative I have no problem paying the balance same as I have for the past 24 months I was once again just repeated the balance that I owe according to them. This is not the first time this company has attempted to force payments for random unexplained charges & then ignored all my responses for an explanation. I was informed my ticket would be elevated to a manager a full week a have not heard anything back. This is also not the first time they have done that. They continue to ignore all my follow-ups via their website. They will continue stalling until the deadline they gave us.

  

  Business Response

  Date: 03/25/2025

  The resident's initial lease requires the property's sewer utility to be charged by the landlord as additional rent (see section 3.2); the renewal lease, which commenced this month, allows the resident to place the sewer utility in their own name. However, un-charged utility bills through the end date of the initial lease will continue to be added to the resident ledger.

• Initial Complaint

  Date:02/11/2025

  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.

  I have reached out multiple times trying to speak w/Management regarding yet another 3rd *************** Management Company. Adoor Property Management has failed to communicate processes effectively, utilized ************************** who failed to send out utility/gas/water bills consistent w/bill schedules, and overall operated using unfair business practices. Adoor, is currently in the process of changing to yet another utilities management company without care/concern for myself as a tenant. ADOOR DOES NOT ANSWER THE PHONE TO PROVIDE ACCURATE AND UPDATED INFORMATION REGARDING UTILITIES MANAGEMENT PROCESSES. THIS IS CAUSING LATE INVOICES FOR ******************************* SERVICES.

  

  Business Response

  Date: 02/12/2025

  We acknowledge the shortcomings with the service provided by **********, which is why we are in the process of switching utility management companies. This change will allow our residents to see their utility bills as soon as they are delivered, and pay them immediately upon receipt versus waiting for them to uploaded to our resident portal. We believe this change will significantly improve visibility into utility bills and make paying them much more timely and convenient. We will ensure a property manager reaches out to answer any additional questions.

• Initial Complaint

  Date:01/08/2025

  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.

  On January 5th, I noticed my shower drain was clogged but planned to address it later. That evening, I discovered that both toilets in the house were also clogged. When I flushed the second toilet, sewage backed up into the shower and tub, leaving both bathrooms in my rental home completely unusable. I immediately submitted an emergency maintenance request.The following morning, I called the customer service line to check on the request. I was told a vendor had been assigned and the technician would reach out to schedule an appointment. After waiting three hours without any updates, I called again. This time, I requested contact information for my property manager and the vendor, so I could follow up myself. However, the customer service team refused to provide this information or escalate the issue to a manager. I asked them to email the property manager and CC me, but they refused to include me in the email. Instead, they repeated their plan to contact the vendor, which had already failed to produce results.After this, I directly contacted the vendor, who informed me that an appointment was scheduled for January 6th between 4 PM and 6 PM. The plumbers arrived around 7:30 PM and determined the septic tank needed servicing, which required a different company. They submitted their report and estimate to my property management team that same day.On January 7th, after receiving no updates, I emailed customer service requesting temporary accommodations, a rental adjustment, and immediate managerial contact. I was told my email was forwarded to the property management team. I also followed up with the vendor, who confirmed they had sent their report and were awaiting a *********** is now January 8th, and I have had no plumbing for 72 hours. This has left my home uninhabitable and caused additional damage, such as water under the living room carpet. Despite my numerous attempts to resolve this, my property management team remains unresponsive which is unacceptable

  

  Business Response

  Date: 01/11/2025

  We sincerely apologize for the delay in resolving this issue. We can confirm that the septic system has been serviced and the remediation has been completed. We are arranging for any necessary build-back and will ensure that all repairs are completed to the resident's satisfaction. Again, our sincere apologies for the delay in addressing this issue.

  Customer Answer

  Date: 01/11/2025

   
  Complaint: 22784621
  
  I am rejecting this response because: 

  Dear Better Business Bureau,
  
  
  I am writing to reject Adore Property Managements response to my complaint, as they have not adequately addressed the issues or taken meaningful steps to resolve my concerns. Below, I have outlined the reasons for my rejection:
  1.Failure to Provide Temporary Accommodations:
  Despite the property being uninhabitable for approximately four days due to no functioning toilets, sinks, tubs, dishwasher, or laundry facilities, Adore Property Management failed to provide temporary housing. I was forced to remain in these conditions, which is unacceptable and a violation of the implied warranty of habitability.
  **** Rental Adjustment or Compensation:
  I requested a rental adjustment to account for the period during which the property was uninhabitable, but this request has not been honored. Additionally, they have not offered any compensation for the additional costs I have incurred, including the increased electricity usage from running seven dryers in my home for three days to address water damage.
  3.Denial of Contact Information for Property Manager:
  Despite repeated requests, I was denied access to a property managers contact information. Adore Property Management has provided no direct line of communication for escalation, leaving me unable to discuss the matter with a decision-maker.
  4.The Property Was Clearly Uninhabitable:
  Adore Property Management stated that an investigation is needed to determine if the home was uninhabitable. However, their own vendors have inspected the property, and the conditionsincluding no functioning plumbing or drainsclearly qualify as uninhabitable. Additionally, the living room carpet has been removed, drywall has been stripped from the downstairs, and exposed bricks make the home colder during an already challenging winter season. This situation was exacerbated by a recent snowstorm and power outage, during which I was left without heat.
  5.Inadequate Repairs and Delayed Responses:
  While Adore Property Management claims to be making necessary repairs, the conditions in my home remain unacceptable. The delay in addressing these issues and their lack of urgency have caused significant disruption to my daily life.
  
  
  I request the following actions to resolve my complaint:
  Compensation for the four days my home was uninhabitable, including temporary housing or a prorated rent reduction.
  Reimbursement for the increased utility costs resulting from running the dryers.
  Immediate repairs to restore the drywall and insulation in my home to prevent further heat loss and discomfort.
  Direct contact information for a property manager to ensure proper communication moving forward.
  
  
  Adore Property Managements current response does not resolve my complaint, and I look forward to the Better Business Bureaus assistance in holding them accountable for their obligations.
  
  
  Thank you for your continued support in this matter.
  
  
  
  Sincerely,
  
  ****** *****

  

  Business Response

  Date: 01/11/2025

  We are happy to provide a rent abatement once the repairs are complete. Abatements are based on the length of time the resident was inconvenienced and the severity of the inconvenience, the totality of which can be determined once the service request is closed. Please contact us at ************************************** once repairs are complete and we will calculate and process the credit.

  Customer Answer

  Date: 01/11/2025

   
  Complaint: 22784621
  
  I am rejecting this response because:

  I was going to say this: 
  
  
  Dear Better Business Bureau,
  
  
  I am writing to reject Adore Property Managements latest response, as their proposed solution does not adequately address the severity of the conditions I endured, nor does it reflect a fair resolution to this matter.
  
  
  While I appreciate the mention of a potential rent abatement, their suggestion to only address the inconvenience once all repairs are completed is insufficient and dismissive of the immediate and severe hardship I experienced. Specifically:
  1.Uninhabitable Living Conditions:
  I was forced to remain in a home with no functioning toilets, tubs, sinks, dishwasher, or laundry facilities for four days. I endured the unbearable smell of raw sewage, which was worse than that of an unserviced porta potty, as years of sewage backed up into my home. This created not only an uncomfortable living environment but also a potentially hazardous one due to dangerous fumes.
  2.Unacceptable Burden on Me as the Tenant:
  Adore Property Managements suggestion that I email them after repairs are complete to request an abatement is unreasonable. It is their responsibility to track repairs, assess the situation, and calculate appropriate compensation without requiring additional effort from me. I should not have to follow up or ensure they fulfill their obligations; they should already be proactively managing this issue.
  3.Ongoing Discomfort:
  The issues are not resolved, and my living space remains uncomfortable. My living room carpet is still removed, exposing bricks that allow cold air into the home during the winter, exacerbated by a recent snowstorm and power outage. Furthermore, seven dryers have been running in my home for days, contributing to additional stress and utility costs. Adore Property Management has made no offer to reimburse me for these expenses.
  
  
  My Requests:
  
  
  To resolve this matter fairly, I request the following:
  1.Immediate Rent Abatement: A partial rent abatement should be issued now to reflect the period I was forced to live in uninhabitable conditions, with the final amount adjusted once repairs are fully complete.
  2.Proactive Management: Adore Property Management must take responsibility for tracking repairs and calculating the abatement without requiring additional effort from me.
  3.Utility Reimbursement: Compensation for the increased electricity costs due to running dryers for several days.
  4.Timely Repairs: Expedited efforts to restore drywall and other damages that are still affecting the comfort and safety of my home.
  
  
  Adore Property Management has not demonstrated sufficient urgency or care in addressing this situation, and I expect the Better Business Bureau to assist in holding them accountable.
  
  
  
  
  Sincerely,
  
  ****** *****

  Customer Answer

  Date: 02/28/2025

   
  Complaint: 22784621
  
  I am rejecting this response because: 

  I am filing a new complaint against Adoor Property Management due to prolonged repair delays and unsafe living conditions. From Jan 5-12, I had no working toilets, tubs, sinks, laundry, or dishwasher due to a severe sewage backup. Raw sewage flooded my bathrooms, creating hazardous fumes. Adoor did not provide alternative housing. Plumbers confirmed water damage under my carpet. Industrial dryers ran for days, increasing my electricity billAdoor has not offered reimbursement. Drywall was removed, exposing my home to the cold during a snowstorm and power outage. Adoors flooring contractor, **********, has repeatedly missed confirmed repair appointments (Jan 29, Feb 3, Feb 11, Feb 21, Feb 26), extending the time Ive lived in unsafe conditions. Adoor has failed to: 1. Provide a March rent waiver for the unlivable conditions. 2. Reimburse my electricity costs. 3. Hold White Oaks accountable for delays. 4. Give me direct contact info for my property manager. I request BBB intervention to hold Adoor accountable for their failure to resolve this issue.

  
  
  Sincerely,
  
  ****** *****

  

  Business Response

  Date: 03/03/2025

  We are investigating these delays and will do everything we can to expedite the completion of these repairs. Your property manager, *****, will reach out soon to discuss a concession for your inconvenience.

  Customer Answer

  Date: 03/04/2025

   
  Complaint: 22784621
  
  I am rejecting this response because: They have not reached out to me like they stated they would.
  
  Sincerely,
  
  ****** *****

• Initial Complaint

  Date:12/16/2024

  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.

  I sent emails regarding the illegal withholding of my security deposit from Adoor Property Management// ****** Homes for the rental located at **************************************************. I officially moved out and returned the keys on November 17, 2024 and they confirmed and took ownership of the property on November 19, 2024. On December 10, 2024 I received an email with a statement that the security deposit will not be refunded due to excess damage to the walls and the fee was to paint the whole house. They also provided pictures of the walls showing no damage exceeding normal wear and tear. I responded the same day and provided a video walkthrough of every room inside and the exterior of the building as evidence that there was no damage exceeding normal wear and tear demanding that I receive my full security deposit. I also cited the lease terms and the Georgia Landlord Tenant Handbook section that shows that to support that my rights are being violated. We followed up with a phone call and two more emails but they still have not responded and I have not received my security deposit of $1,325.

  

  Business Response

  Date: 12/17/2024

  "We have attached photographic documentation showing significant damage to the interior paint, including stains, scuffs, patches, mis-matched paint, and damaged drywall. That said, the resident was due a small refund, which was sent by mail to the forwarding address we have on file on December 5th."  (Please see attached)

  Customer Answer

  Date: 12/18/2024

   
  Complaint: 22692096
  
  I am rejecting this response because: the damage that Adoor is claiming is not damage but normal wear and tear.  The pictures they have provided supports my claim as no significant damage to the property was evident. Withholding my security deposit for normal wear and tear is a clear violation of my tenant's rights as per Georgia Landlord Tenant Handbook.  I have consulted a lawyer, they also confirmed that I have a strong case and advised me that I take this to small claims court which I am in the process of doing.
  
  Sincerely,
  
  Teinelle *********

  

  Business Response

  Date: 12/18/2024

  We respectfully disagree.

• Initial Complaint

  Date:09/17/2024

  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.

  In July 2024 it was time for me to renew my lease. With Adoor property management July 7th I went with out power because Adoor didnt get the utility bill switched to their name so they credited me $250 when it came time for me to pay my rent the online portal for the site was not working and stated I owed the amount of $3468.22 I contacted them through email They asked me to send them screenshots I did that through the email they sent for me to contact them showing all the required proof. I have several documented emails where Adoor told me that they will handle the situation and I would not be charged any newly incurred late fees or will be evicted because it was a technical problem on Adoor and their system since then I have paid July, August and September in between then they have send me two eight day notices and again they filed eviction on me and cancelled it after I asked numerous times through email and telephone for more information about these notices. I asked if their was an alternative method of payment for instance me sending a check and I was told no currently it is September and again Adoor has sent me an eight day notice after my rent was paid on September 3 stating I need to pay Adoor for filling eviction & that has nothing to do with me because it was a technical problem on their behalf, I never paid my rent late. I have proof that it comes directly out of my account. They made a mistake of asking me for too much money $3468.22 and I wasnt able to pay my rent because of that and Adoor was aware of that because the online portal would not except a partial payment, I paid the fees that I needed to pay on time now Adoor wants me to pay for their mistakes.

  

  Business Response

  Date: 09/17/2024

  Having reviewed the resident ledger, we have confirmed that all charges are accurate and valid. Our resident portal is offered as a convenience and is one of a number of means of payment, including the resident's bank's free bill pay service and simply mailing payment vis USPS. 

• Initial Complaint

  Date:09/10/2024

  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.

  I rent a home and the property manager is Adoor property management. I have had a maintenance request outstanding and not completely repaired for over two months. This repair request involved floors sinking in the hallway as well as bathroom mold found. This also Involved the removal of drywall, removal of toilet, removal of vanity and removal of all flooring in bathroom and extended out into the hallway. I call the property management company at ************ over 20 times to get this resolved. All I get is the call center customer service that says they will relay the information. As of now for the last 60 days I have only been able to live in the property for six days. I am not only requesting help to get the property repaired. But to also get a refund for the rent that I paid in July, august and September. My monthly rent is $1945.00. If I was only able to live in the property for 6 days that would result in 54 days of lost use of the property. The daily cost of my rent is $65.00 dollars. $65.00 x 54 days equals a current refund of rent of $3510.00. If the bathroom continues to not be repaired this requested amount will be larger. I am also filing a complaint about the poor communication with the property management company. If I use their portal and file a request. They should be following up to make sure the property is repaired.

  

  Business Response

  Date: 09/16/2024

  We sincerely regret the delay in completing these repairs. We do not have a work order request for organic growth but we will submit one. Once repairs are complete we will provide an appropriate concession.