Reviews

Review Details

• Review fromShawn S

  Date: 05/13/2025

  1 star
  Akron-Cook MHP Akron NY. Per RPL 233 the lot rent cannot be raised by more that 3% without justification and no more than 6% with justification of a hardship. Cook Properties is raising the lot rent to 6% in the new lease to start of May 1, 2025 stating the reasons of paving and sealing of roads in the community and for the trimming of tree branches, removal of trees and stumps. There was very little if any paving done, roads were sealed (bandaid). There were only a few trees that were taken care of. There has also no proof of thus hardship from Cook Properties. All of this would be considered general maintenance and not a hardship. New water meters were put in by Cook in the summer of 2023. This new 2025-2026 lease there is now a new $7 fee, for a water meter charge. With all the costs (lot rent, fees, charges, assessments, and utilities the total increase is now over the maximum 6% (now at 7.09%). This is illegal in the RPL-233-b. Cook just keeps giving excuses with no proof. They are under the microscope of the NY State Attorney General and HCR (Homes and Community Renewal) for their business practices.
  Again would ZERO stars if I could.
  And Cook just, look how many complaints you find on a few media platforms, a lot of negative reviews and complaints. You can't be following the RPL-233-b if you are getting all these similar complaints. How can people work for Jeff Cook knowing they are treating people horribly.
  

  Cook Properties NY

  Date: 05/14/2025

  Cook Properties follows RPL 233b to the fullest extent of the law. We take great pride in the constant improvements made to all of our communities. Please reach out directly to your property manager and we can provide further clarification.

• Review fromChristine F

  Date: 11/22/2024

  1 star
  Cook Properties, aka Jeff Cook, is a predatory landlord. Residents are prey.
  I cancelled his garbage service January 2023 AFTER He cancelled complimentary recycling service with his offered trash service. COOK DIRECTED RESIDENTS to contact another vendor if they wished to recycle.
  So I did. I hired another vendor.
  Cook billed me for trash service EVERY MONTH after I cancelled, which I refused to pay. To be clear, I pay my bills and I always carried a zero balance. The garbage fee is the problem, not non payment of rent, water or sewer.
  Cook, a predatory landlord, refused to provide receipts detailing the charges I paid in full, when or after I paid them. They instead, misappropriated my payments to mark all garbage paid in full and marked my PAID rent unpaid, then served a demand for that rent & charged me a $105 fee for service. I read that demand carefully and decided to take my chances with the judge.
  In June 2024, through lawyers and adjournments, COOK agreed to settle $1063.31 in unlawful fees, illegal fees, water and sewer that I already paid once, etc. I GOT TO SAFELY PAY my account current and have a zero balance again, as it should have been all along, and I got to sign a lease (that’s another story).
  The relief after court was immense and so brief.
  In July they charged a trash fee & in August. I refused to pay them and asked for a copy of my lease, in which I did not agree to pay trash.
  That was August 20th, my “balance” was $40, at the end of August, Cook unsettled every fee they resolved as per our settlement, $1063.31 & in predatory violation of New York law they added $1042.56 attorneys fees to my “debt” that they DO NOT have a court order to assess. As predators, they still refuse to provide detailed receipts that prove indisputably that I am NOT paying these disputed charges when I pay my current bills. It’s abuse of power. The neglect in the park is tragic, but his investors get double digit returns. We get yearly 6% rent hikes.
  Just run!!
  

  Cook Properties NY

  Date: 01/08/2025

  Thank you for reaching out, I know that you have had multiple conversations with staff at Cook Properties and with the legal action, we will defer to the lawyers to review this complaint.

• Review fromBrieann W

  Date: 11/05/2024

  1 star
  Biggest Mistake moving here! B***Sh** charges added to rent when you try to fix the issues you're ignored. I've been here a yr now still waiting for them to fix my electric in bathroom and hallway that hasn't worked from day 1.... can't fix things but can raise the rent!
  

  Cook Properties NY

  Date: 01/08/2025

  Thank you for reaching out. We want to ensure that all residents have a comfortable and enjoyable time living in a Cook Properties community. Please reach out if you have any concerns that haven't been handled and we will ensure that they get to the right department and are addressed quickly.

  Brieann W

  Date: 01/09/2025

  I have reached out to the only number I can find for the Rochester Office multiple times with the response of someone will get back to you. They don't do nothing here to help just fast to remind you about rent... Still waiting for someone to fix my skirting they never put back on all the way it's been months. The damage (not little cheap repair) to my vehicle from the maintenance man last month is another thing they get away with here.

• Review fromKelly M

  Date: 10/04/2024

  1 star
  I live in one of CP's mobile home parks in Steuben County, New York. I have lived here for 21 years; I originally purchased a trailer from a resident of the park and then I saved my money to purchase my own home and move it into the park. Ever since they bought all the parks in the area, they have jacked up the lot rent almost double or more the cost of living. This year the predicted COLA for 2025 is 2.5% and the lot rent was raised 6%. I live on a fixed income, and I am going to be out!! CP's put water meters on our trailers so that, they said: "they could see if we had any leaks." They have separated out the water and the sewer and are charging a flat rate, combined of $150 whether you are a family of 1 or of 4/5. When asked by a neighbor what we get for our lot rent they said they "made improvements", but they only ones they make were putting in new trailers to make Mr. Cook more money. We have curbs that need fixing, we have roads that could be repaved, driveways that could have stone put in them or they could plant trees for what we pay in lot rent, they do none of this. The only thing that is included in our lot rent is garbage. We pay our own electric and gas. If you call, they don't return phone calls, texts or emails and I have done all 3 several times in the past month. I had been content most of my 21 years here to just pay my rent every month and go about my business but this can't be right. I really cannot continue to pay a lot rent that totally wipes out my Social Security, I can't earn anymore or take on more hours at my job or I lose my Medicaid, and I really don't know what I am going to do. I can't believe at my age that it has come down to possibly losing everything that I worked so hard for because all Mr. Cook cares about is making more money off people that have nothing more to give. They also told us they were going to raise the rent 3-6% every year in our park alone. This just all seems unethical. No stars!

• Review fromC.A. W

  Date: 06/05/2024

  1 star
  I purchased one mobile home on their lot just over a year ago. In Steuben county NY.
  The maintenance fella supposedly lives on site… the female he ****** ***** with has a huge dog that is allowed to roam the area and no one picks up the feces. It just gets mowed over. This dog comes after you if you’re outside and female just stands and yells, come back here.
  Our driveway is just a dirt road … full of holes.
  I’ve asked for my boundaries line .. nothing
  I’ve requested to have dog on lead. And feces pick up.
  Every time I send email to them something happens to my house. I’m getting retaliation for requesting for the right thing to be done.
  Last week I sent an informational email to the manager. We lose water pressure to a trickle. Also a comment on dog crap .. asked if the garbage man/ lawn mower man was the maintenance guy … never got that information. Don’t even know his name or number. They want me to pay 25 for him mowing the strip my home sits on.
  Asked the new manager to come for a visit and have coffee…told her we could sit out in the common area. Which is where dogs crap is and then mowed and thrown all over. We have a skunk living under neighbors home.. a disabled veteran.
  Hoping this new manager would help. Nope no response.
  So on June first, a few days after the email was sent. I woke up in middle of nigh to my back door being wide open!!!
  Two cats went missing. Never been outside before. Door has been locked since I move in I don’t use it because the porch is all rotted and unsafe. Police report made. Next day I requested for manager to call me it is urgent. Nothing..but that night I wake up at 2am to back door again wide open. That door was the one I didn’t change locks on so I would be in compliance with the lease of maintenance having a key for emergency. Cop came and said logically that someone would need a key because it’s a solid door etc…
  I called and left message pleading a call back a response. Class action in NY anyone? No stars
  

  Cook Properties NY

  Date: 07/08/2024

  Hi, we would like to address this issue further and get in touch. Feel free to email me at ************************* for assistance in resolving this concern. Thank you! 

  C.A. W

  Date: 07/09/2024

  I finally got a call back from. After reaching out to the office of aging for help. Not one question about my pets gone missing from my home, how I was doing since the back door was opened in the middle of the night by someone with a key etc. And last week trash man came at 830am on off day to get trash. No prior notice. I wasn’t ready. I made comments about not being notified. An hour later I got email saying short notice etc…
  CP doesn’t want maintenance to deal with skunks under neighboring home “ in case it has disease or rabies “. I should call humane society!!!! What? All I got was a lecture from some woman that spoke to me like I was a child and needed explanation on how to change a ******* lock and it should cost 10$. It cost me 160$ to have everything done that the state troopers suggested. Still getting retaliation.
  Since my requests of property being cared for properly, all I get is some form of retaliation, not an email or response.
  After a year and a half I just found out that I am responsible for six feet in front and six feet in the back and halfway between my and neighbors house to mow. I’ve already cleared the front of my garden out. The lawn out front and out back I have been taking care of to 10-20 ft. Since I moved in.
  Not one person who works for CP takes any responsibility for anything. No communication whatsoever. They simply don’t care. Just want lot rent and some outrageous amount of money for water. I see this is a common trend for this company. I took the time to read all about The Owner JC. Loved his mission statement and how everything he owns was going to be beautiful. What happened?
  Is CP JC aware of what’s happening in his communities? Is the cp management taking advantage of him? Skating by like all is well.
  Getting a paycheck and all those perky extras I read about. ??? All employees of cp and it’s owners are fully responsible for what happens to their tenants. Stop putting blame on tenants. Do what is morally right.. respond accordingly, communicate with tenants appropriately not with “I’m not”. Our lot rent pays for maintenance and habitability. So what exactly is going on.
  

  Cook Properties NY

  Date: 07/10/2024

  Hi, I have reached out to you with the email that is on file to discuss these concerns in detail. I would like to review each one with you so we can get clarity and come together with solutions to your concerns. I look forward to talking to you more about them. Thank you!

• Review fromKathleen M C

  Date: 05/02/2024

  1 star
  They never answer their phones..you leave message they never return call even if you text them..I waited over hour today no one showed for my inspection..maintenance is great...even when I called and left message that no one showed .so I left letter and key in house..they never told me what I had to do when moving out..I was released from hospital on1st of May and I still showed up..I hope every one knows when you rent they have to take care of things housing told me when I moved in my rent was a set price not to be raised up in a few months after I moved init is now 5pm on 2 and I still haven't heard from them..I moved to Holley NY so I can't be coming up I am a senior citizen with heart issue .so I am not happy
  

  Cook Properties NY

  Date: 07/08/2024

  Hi, we would like to address this issue further and get in touch. Feel free to email me at ************************m for assistance in resolving this concern and to come up with a solution moving forward. Thank you! 

• Review fromTheresa B

  Date: 03/01/2024

  1 star
  Please don't not rent or buy from them, the park manger RAE will treat you like you're some dog poop on her shoe. She will be your friend until you disagree with something she does or says then she will start to cuse you our and block you number. She will call you names on the phone and to other neighbors surrounding you.
  The place is full of meth heads and leaks, water is always off during the summer time and you can never get a hold of anyone about any issues. The rent went from 824 to 845 to now 945 in the 2 years they have been here. They don't care, they just want money.
  DONT DO ANY BUSSINESS WITH THEM, RUN AWAY.
  

  Cook Properties NY

  Date: 07/08/2024

  Hi, we would like to address this issue further. Feel free to email me at ************************* for assistance in resolving this concern. Thank you! 

• Review fromJoe G

  Date: 01/25/2024

  1 star
  Anyone that is thinking about renting if this company my Suggestion Is Not to go elsewhere
  

  Cook Properties NY

  Date: 07/08/2024

  Hi *******, we would like to address this issue. Feel free to email me at ************************* for assistance. Thank you! 

• Review fromJudy B

  Date: 12/01/2023

  1 star
  If I could leave negative stars I would, there was a water leak NOT FROM ME from the park. This is how they left my yard, I asked how am I supposed to get in my shed as a run a business and need to access my printers and the guy asked me if I live in my shed. If you try to walk back there you step and the mud goes up to your knees. There are concrete slabs in front of my home just left there. This is absolutely disgusting. I would never recommend cook properties to anymore stay far far away from them!
  

  Cook Properties NY

  Date: 07/08/2024

  Hi ****, we would like to address this issue further and get in touch. Feel free to email me at ************************* for assistance in resolving this concern if it hasn't already been taken care of. Thank you! 

• Review fromLindsay J

  Date: 10/12/2023

  1 star
  Useless. Terrible. Ridiculous and Greedy. Just a few of the adjectives that can be used to describe cRook properties. They bought our park two years ago and things have only gotten worse since they took over. We had a nice peaceful park outside the village of East Aurora, and cook has really made us into the stereotype of a "trailer park". Our roads are in disrepair, the trees are falling on peoples houses, they are charging us for water leaks in their pipes. They have increased our lot rent almost 10% in two years. The legal is 3% or 5% with justification and in January we're going up 6%, there is NO justification. They do nothing good and nothing they promised. They are trying to sell condemnable houses, they allow crackheads, thieves and other criminals to exist in the park because there are no background checks. They don't take care of maintenance in the winter and the national guard had to come plow the park after cook decided not to respond to emergency services who were contacting them to plow the park. There are no managers onsite or even in the company, you get emails that you can't respond to, nobody responds to a concern, email or phone call unless it has to do with their money. I own my home and they have it written in the lease that if I fail to sell it in 30 days they can take it from me. All they do is lie, lie, lie and gouge you for more money. They are pushing the people who care about their homes and want to live in a beautiful, safe and happy neighborhood to move out because they allow tenants to beat other people to near death with no consequences, they allow terrible things to happen in the parks that people don't feel safe in their own homes.
  

  Cook Properties NY

  Date: 07/08/2024

  Hi *******, we would like to address this issue further and get in touch. I am more than happy to discuss the lease and answer any clarifying questions you have on it. Feel free to email me at ************************* for assistance in resolving this concern. Thank you!