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:08/21/2025

  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.

  I signed a contract with the Atlanta branch to manage 4 brand new duplexes. They failed to fill my properties for two months then sold the contract to another management company who refused to honor it. Bottom Line claimed that the market was down; however, the neighboring duplex went on the market three weeks after mine and has identical finishes had both sides fully rented for $100 more than my asking price before any of my 4 units rented. Several similar units in the general area also rented during this timeframe. Additionally, once I finally hired a new property manager because they refused to honor my contract terms, the first unit rented within about a week. They cost me over $10,000 in missed rent for 4 doors and left me at square one just like when I started with them. I believe their sale was based on the value of properties under management and they had no desire or incentive to rent my units out. In my opinion, the agreement was not signed in good faith on the part of Bottom Line.

  Business Response

  Date: 08/22/2025

  I understand the owners frustration and can sympathize as a fellow property owner however it is a very competitive market and there is an overwhelming amount of availability. In fact, there is 5x more availability than there was just a year ago and more in the pipeline to come on. We've been managing homes for 17 years and are good at it.  We never have any intention of bringing on a home or homes and not renting them. We offer introduction periods for people to try us at a discounted rate and a 30 day out if they are not satisfied.   Any owner has every ability to leave when they want. When we agreed to manage these units, we had not been under contract to sell the company at that time.  Unfortunately, we dont offer any compensation or guarantees but do wish the owner the best of luck with the new property management company. 

  Customer Answer

  Date: 08/23/2025

   
  I am rejecting this response because:
  This is an unfortunate position. Bottom Line does not dispute that my agreement added value to their sale of the business. Additionally, they do not dispute that they failed to add value to my business as a customer. They also do not dispute that my 12 month agreement was not honored and subsequently cancelled. Many other owners in the area were able to rent nearly identical units, some at higher prices during the timeframe in question. Zero of my 4 units were rented during the agreement period. I believe that I should be compensated for the full value of lost rent from the time period of my contract. At a minimum, I should be compensated for any value that having my agreement on their ledger added to the sale of the Bottom Line Georgia operation.

  Additionally, Bottom Lines BBB rating should be adjusted based on their failure to fulfill the signed agreement. This will help future property owners to better understand the business they are dealing with does not feel obligated to execute on their signed agreements.

  Business Response

  Date: 08/25/2025

  These properties did not add any value to the exit of our business to another nor was it intended to. Only revenue generating properties added value to the transfer of business. We also did not fail to add value to the owners business as it is our priority to rent homes in order to earn a fee. We did not rent these home so we did not earn a fee and we refuse to place just anyone in the homes we manage that do not meet specific criteria. Long term tenancy is wat we thrive to offer owners.
  

  Regarding the contract, either party can exit with a 30-days notice for any reason. Although this owner had already hired a new Property Manager without notifying us. I am not certain why the ** that we transferred contract to did not continue service but likely due to the difficulty to rent these properties. Other *** may have rented similar homes however there are several factors that can contribute such as, price,criteria, market volume and availability to name a few.
  

  We do not offer any monetary guarantees for timelines to rent homes other than if it takes longer than 21 days, then we will offer two months of free management once it does rent. We are in no way responsible for any type of monetary compensation to this owner.   Also As mentioned above, there was no value added to the transfer of contracts from the units in question.
  

  Regarding the failure to fulfill the signed agreement, this is mentioned above too. Our 30-day out policy is designed for the owners so they can move on if they are not happy. This is no different in this case, as this owner could have left anytime if they were not satisfied. 

  Customer Answer

  Date: 08/25/2025

   
  I am rejecting this response because:
  Of course I dont accept this response. Bottom line has not offered any concession at all. It appears that we are at an impasse. I ask the Better Business Bureau review and adjust Bottom Line Property managements BBB rating based on their failure to deliver as promised in our agreement and their failure to move in any way toward the middle to satisfy an unhappy customer. Myself and many other owners review BBB ratings when selecting property managers and other service providers. A lower rating would have factored heavily into my selection of them initially. Future customers need to understand what theyre dealing with. 

• Initial Complaint

  Date:06/26/2025

  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, ******* ********, resident of ********************************************************** am complaining on Bottom Line Property Management regarding the heating /AC not working in the unit since March of 2025 until current June 24, 2025. I was told the unit was awaiting parts in May of 2025. I was also told the unit AC/Heating would be fixed on June 24, 2025, unfortunately, it has not. A work order was put in on March 20, 2025 with the new property management company via the online portal. I am demanding the unit AC/Heating to be repair ASAP. My daughter is now out of school and she is there all day, it is extremely hot and uncomfortable in the unit. A small AC was brought to the unit about a month and a half ago and it is located in the kitchen. It serves no purpose in the kitchen the rest of the unit is hot. I tried accommodating the issues with fans but it doesnt help during the day. Ive tried calling and walking in the office to ask about the issue only to be brushed off with they are coming out to look at it, and we are waiting on parts, and they dont have a maintenance person. Ive also reached out to the BBB for a resolve with the previous property company. Its been 4 months of excuses. And when they finally said the unit will be fixed it didnt happen on that day and I didnt receive a call to inform me of why it didnt happen. This is unacceptable. I pay rent every month only to be uncomfortable. There are other issues within the apartment that need to be addressed as well the light fixture in the 2nd bedroom closet, the kitchen plugs going out on the stove side of the wall, the florescent light bulbs needing replacement in the kitchen, closure of the whole under the kitchen cabinet. My main concern it the Air/Heat.

  Business Response

  Date: 07/08/2025

  All work orders have been completed other than the **** which is on order.  We informed the tenant of the first installation date provided of June 24, 2025.Unfortunately, the new unit would not fit and the installer was unable to install the new unit. We have ordered a new unit which is expected to be arrive soon. We are diligently working on this to resolve this matter as quickly as possible.  In the meantime, we did install a window unit so that you would not be without air. This is the first notice since the window unit was installed approximately 6 weeks ago that it is being stated that it is not helping much. We are more than happy to see what else we can do to assist with this while waiting on another unit however, we cannot help unless we are informed. We will update the tenant as soon as we have more information of when the new unit will arrive and will be able installed. We will also reach out to the tenant to get details on the window unit not working to her satisfaction. 

  Customer Answer

  Date: 07/09/2025

   
  I am rejecting this response because:
  I have called several times to and left messages only to get the text response in which I have attached. I also attach me letting them know on May 3rd via the online portal of the ** unit pit in my kitchen window is no help to the apartment as a whole. And I was told the unit would be fixed June 24th and again July 5th, only to still be without Air/Heat on today July 9th. I feel like I'm getting the run around. No one answers the phone so I can't inform anyone if they don't answer or return calls. I'm being avoided because no one has answers. I would like my money back so I can move where there is property Air and Heat when needed. 

  Business Response

  Date: 07/09/2025

  We have responded and it does take time for the new units to come in. Come into the office as we are here all day to discuss your issue. 

  Customer Answer

  Date: 07/09/2025

   
  I am rejecting this response because:
  I'm tired of talking and leaving messages. No one is ever at the office when I'm available. I work too. They had every opportunity to contact me after several calls and reaching out on the website. Its been over 4months with no Heat/Air, 2 scheduled dates for repairs and it hasn't happened. Why should I continue to believe this business.  Nothing ordered takes 4months to be delivered. Its funny how I can get a response on this but not to my calls and messages left on the office phone and website.

• Initial Complaint

  Date:09/04/2024

  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.

  Email and call multiple times but no responses. It has been over several months now. This company has high turn over but when one person left the other has no ideas. I have requested for details billing provided for several months now and it is being ignored. They want to over-charged customers and by ignoring, they think they can get their ways. My contract terminated with them since June. Nothing should have been billed but they still handle things irresponsibly. The previous controller and property manager had told me to ignore these billing mistakes as they will fix these errors and I put it in writing right after our discussion.Also the company has yet pay me for the property damages from security deposit. The previous property manager has said that she will submit for full floor replacement due to damages but of course she left before any of these happening.Please kindly assist to resolve this as this company is very unorganized.Also, they don't follow the contract agreements.For example, (1) HOA don't allow monthly rent. This property management rent it for monthly and told me to dispute with HOA because HOA is wrong and by law it allow monthly.(2) they lost the tenant move-in check-list. The tenant confirmed in writing that they provided move-in check-list. However, this company lie...(3) Tenant breached contract and I never informed and they rent to someone never approved to move-in. The contract said that they should inform, but of course, never did.(4) ****** never returned the garage remote control and later returned back to the property using the remote control via garage. HOA and neighbors called. I called this company as urgent but never called back. I then take the initiative to change the locks and of course, they never called and charge me later. This is all happening after I terminated the contract....(5) they still have yet pay me for the damages from security deposit.Due to limited sizing, I can only provide limited info here...

  Business Response

  Date: 09/07/2024

  We have been in much communication with this owner and have gone over her account in detail. As recent as August 23rd another email (see attached thread) went to her explaining her account and that she owes us $460 to get her account current. If this balance is not paid by September 15th, we will have no choice but to lien the property. 

  Customer Answer

  Date: 09/07/2024

   
  I am rejecting this response because:
  This is incorrect. Please see email from the previous controller. I was told that the account will be adjusted. Also I have requested details statement on the account but never received.

  In addition, I had called the multiple time to requested a follow-up but with no responses and therefore fill a complaint via BBB.

  Please see enclosed attached.

  Also, we already terminated our contract in June and they continue their ********. I also have confirmation email on the termination as well.

  Please help to resolved the incorrect billing.

  Please ask for the details billing (not a single lines or short description). I need to understand exactly what is being charged. How much they pay for the property damages. They had never provided with multiple requests....never responded.

  Thank you.

  Business Response

  Date: 09/09/2024

  Here is the information in great accounting detail for thee entire year. You will see that we have credited what was promised. This owner has a balance and we will not negotiate any longer. We will file a lien on 9/15/24 if not paid. 

  
  $           500.00 Previous Balance (owner reserve)
  $          ********* Income for 2024
  $          (********) Expenses
  $          (*********) Equity  
  $          (******) Negative Balance (Owed to Bottom Line)
  
  
  Special Notes:
  $              ****** was added back to resident ledger per ******** on 8/1/25 that decreased the rental income due to Sec Dep dispute. This was owes to the tenant! 
  $             (******) Credit Given to Owner under account "Not Billed To Owner" on 6/1/2024 for Lease Renewal Fee (negative expense is a reimbursement offsetting the expense. 
  $              ****** Lease Renewal Fee initially paid on 4/30/2024
  $              ****** Maintenance Charge for Vacancy Check & Changed Locks on bill dated 7/10/2024
  $             (******) Maintenance Charge waived on 8/27/2024

   

  Customer Answer

  Date: 09/09/2024

   
  I am rejecting this response because:
  (1) refer to previous attachment from ******** - The error supposed to be fixed and the account bring to Zero balance and close the account.

  (2) "DO NOT" proceed on Lien or any action until this is resolved. we have yet resolved our dispute. 
  

  (3) Background info:

        (3.1 )  JULY 18 2024 FIX account and bring the account to Zero (see attachment 1)

        ( 3.2)  JULY 24, AUG19, and AUG 21 - with multiple follow up with NO responses from Bottom Line Property Management (see attachment 2)

        (3.3)  JULY 23 response with short information of $189.75 vacancy charge and eat up all $500 and own $460 (attachment 3).

  My immediate response is provided details info (replied by email and attached to previous BBB message). How can this from you are owning me for the tenant damages should be due to me to owing you instead?This is incorrect.

  You still have not explain how much did you all pay for the damages to my property.

  If I do not pay and file lien immediately DURING dispute is the most ridiculous thing I hear while you have not done your "DUE Diligence" to follow up. 

  As mentioned above with attachment, I have done my part to follow up but with no responses from you / your company.

  Please also noted that I take the initiative to call on AUG 29 and speak to ****** and said that there would be a follow up but NEVER did. After I waited couple of days, I then decided to take action to BBB. You all have done your part, we wouldn't be here.

  If you response as quickly as you do with BBB, I wouldn't have to file this dispute via BBB to resolve it with you.

  Again, please explain it to me (a) how much is the damage pay to me (when / how much) for the property damages.

  (b) how can the ZERO balance and close the account becoming a negative balance from $500 reserve + $460 (that's a total of almost a thousand dollars)

  (c) what happened to the FULL Floor replacement damages that Ally agreed - where is the payment.

  Thank you.

  Business Response

  Date: 09/10/2024

  I don't feel we are getting any where so for the sake of moving on and putting this behind us. We are clearing the account to zero. The owner will not owe us nor will we owe the owner. 

• Initial Complaint

  Date:08/27/2024

  Type:Order 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.

  I rented my property located at *************************************** through Bottom Line Property Management Company. The agreement was singed in June 2023 and I did not like their service. So, I cancelled my agreement in July 2024. Tenants vacated the home on 1st August and I requested Bottom Line Property Management Company to hand over the all keys (front door, postal box, Garage door remote controls). They left just one key in the lock box and not surrendering the other keys.I'm signing an agreement with another property management company and those keys to do repairs. Though I reached out to Bottom Line Property Management company many times, they are not attempting to find those keys.I request Better Business Bureau's help to resolve this issue.

  Business Response

  Date: 08/28/2024

  We have discussed with the owner that we do not have keys as the tenant that moved out did not surrender the extra keys and the garage remotes. We have reached out to the previous tenants in effort to obtain them. This is not uncommon for this to occur. 

  Customer Answer

  Date: 08/28/2024

   
  Better Business Bureau:
  
  I have reviewed the response made by the business in reference to my complaint, and find that this resolution is satisfactory to me.
  
  Thank you. 
  

• Initial Complaint

  Date:05/13/2024

  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.

  The property manager honored to issue a deposit and claims she has no tracking number and isnt sure what happened to it, she will not cancel and reissue the check. The property manager (***********************) has been unprofessional only responding when I threaten to take action if she does not correspond and keep up with the issue.

  Business Response

  Date: 05/14/2024

  Refund check was issued in a adequate time frame per NC law. It's is lost in th email so we have cancelled the check and have reissued another for the tenant to pick up at our offcie in person. 

• Initial Complaint

  Date:03/06/2024

  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.

  My boyfriend and I recently moved out of a property that we were renting from bottom line property management and we left the duplex in better condition then it was when we moved in as we made upgrades to the property out of our own money that the landlord wasnt willing to make himself. We put screens on the windows so that there was ventilation in the house because the bathroom would get muggy when taking a shower due to it not having a ventilation fan. We fixed the chain in the toilet when it broke because we got no response from the management company about it and a few other repairs because it was easier to fix things out self then waiting or hassling this company about fixing them. Upon moving out we took a video of the property showing the condition and that there was no damage and they are still trying to take $293 of our deposit for paint repairs. We emailed them asking for them to explain over a week ago and got not gotten a response we then emailed again asking when we could at least expect the check for the remaining balance and again we got no answer. I then tried calling and they hung up on me. At this point we are at a lost as to what to do and just want our money back so we can be done with this company.

  Business Response

  Date: 03/11/2024

  Hello - After researching we noticed that the terminology was incorrect on the statement. The damage was for a door frame repair and paint. Although we feel that this charge is valid we will be issuing the tenant a credit for $146.66 which is 1/2 of the original charge. Our Property Manager will be reaching out to the tenants today to  inform them. 

  Customer Answer

  Date: 03/12/2024

   
  I am rejecting this response because:
  The door frame in which you are referring to was broken when we moved in the property and if you go back and look you will find a maintenance report that we put in the first few days after we moved in  to have it repaired upon move in because to door wouldnt even close. So for this reason we are rejecting having the $146.66. 

  Business Response

  Date: 03/12/2024

  The door Jam was report in January however in efforts to close this out we will refund the full mount withheld. 

  Customer Answer

  Date: 03/13/2024

   
  Better Business Bureau:
   Correct meaning that this was damage done to the property before we moved in and was reported to be fixed when we moved in in January. Please let me know when my full deposit is ready for pick up. 
  Thank you. 
  

• Initial Complaint

  Date:10/30/2023

  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.

  Several contractors have trespassed on my property, someone removed granite pavers I had placed on my property line. I had to stop a landscaper from mowing down my plants near my property line. Someone at the property spray painted my trespassing sign posted on my partial privacy fence. No one anwers the phone at the company. On Sunday morning at 7am, 10/29/23, contractors were cutting down a tree and this company didn't advise anyone in the immediate area that this noise would be happening. They send people out to do work and don't advise the contractors of the property lines. They need to be aware of their boundaries.

  Business Response

  Date: 10/31/2023

  We have contacted the complainant and have addressed their concerns. They are now satisfied with our efforts to correct any issues. 

  Customer Answer

  Date: 11/01/2023

   
  I am rejecting this response because no one has contacted me to discuss any solution to the issues that have and is occurring with the rental property.  I'm deeply offended that their response is a bold faced lie.  This is an example of how they are doing business and skirting around their responsibilities.
  

  Business Response

  Date: 11/07/2023

  We have not sent any contractors to this property but out of courtesy have informed all contractors to be mindful of property boundaries. We have no reports of moving pavers from the property line. We have notified the landscaper to be sure to look for property lines. We have no record or reports of anyone in our firm or maintenance team with any knowledge about spray painting a no trespassing sign.  We have several team members answering phones so i don't understand the statement that no one answers the phone.  Regarding the tree being worked on early Sunday, its the sub contractors responsibility to notify the area of any noise disturbances due to work. With that said, the subcontractor likely didn't feel that 7am was in violation of any city/county law. 

  Customer Answer

  Date: 11/13/2023

   
  I am rejecting this response because: There has been no contact with anyone from the company.  I have placed caution tape and no trespassing signs at and on my property.  I see that this company is doe not operate with common courtesy.  ********** will be called on anyone that steps foot on my property from here on.  I will no longer attempt to be a courtesy neighbor to the illegal drug users that occupy this dwelling.  This stops now since this company can not do better with invading my property.