Complaints

This profile includes complaints for HomeWorx Property Management's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

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  HomeWorx Property Management

  1101 S Broadway Edmond, OK 73034-3946

  
• 

  HomeWorx Property Management

  501 SE 4th St Ste C Oklahoma City, OK 73160-6831

  

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:08/28/2025

  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 would highly discourage anyone from renting and working with this property management company. They have shady business practices and rip you off. Employees don't communicate with one another and give conflicting information. They make you pay professionals to clean the carpet and even to have something as simple as having an air filter replaced by a company when moving out, which we did, and then even after providing invoices as proof they still want to deduct that from the deposit refund owed. The place was not clean at move-in. I had to dust fan blades myself, clean the inside of the dirty washer, clean off the back concrete myself at move-in and even though I cleaned it and left it in WAY better condition than I moved into, they want to deduct over $700 from my owed refund, with a total deduction of our deposit in the amount of $1357.44. Will never, ever work with this company again!

  

  Business Response

  Date: 09/02/2025

  We’re sorry to hear that your experience with our company was not what you hoped for. We always strive to handle move-in and move-out processes fairly and transparently. To clarify, we follow a consistent procedure based on the signed lease agreement, move-in condition report, and documented photos. This ensures residents are only held responsible for items not noted at move-in or items beyond normal wear and tear. In your case, deductions were based on the signed move-in report, move-out inspection, and the requirements outlined in the move-out instructions provided. Our intention is never to overcharge or withhold deposits unfairly—our goal is to balance the interests of both residents and property owners we represent. We regret that you feel otherwise and appreciate your feedback as it helps us improve communication with residents during these transitions. We wish you the best moving forward.

  

  Business Response

  Date: 09/04/2025

  Homeworx Property Management rejects the consumer’s claims as unfounded. All security deposit deductions were lawful, documented, and consistent with the lease agreement, move-out instructions, and Oklahoma landlord-tenant law.
  
  Carpet Cleaning & Air Filter – The tenant failed to follow written move-out instructions that were emailed to all residents (in this case on May 5, 2025) requiring receipts to be left on the property at vacate. Because none were provided at move out, services were ordered. After the tenant later emailed invoices, Homeworx Property Management credited back the full air filter charge and half of the carpet cleaning charge, despite having already incurred those costs.
  
  Duct Tape Repair – Duct tape damage to the closet wall was not present on the signed move-in report or move-in photos. It also damaged the paint, requiring repair. Per Oklahoma law (Title 41 O.S. §115), this constitutes tenant-caused damage, not normal wear and tear.
  
  Cleaning – The property was not left in clean condition. The move-out inspection documented multiple unclean areas beyond normal wear and tear. Charges were applied using our standard $0.26/sq. ft. rate, which is competitive and below market averages.
  
  Final Punch Fee – The $73.50 reinspection fee covers the inspection and punch fee.  This is not an administrative charge, but a direct cost incurred due to the condition of the property at move-out.
  
  Oklahoma Statute Title 41 O.S. §115 permits deductions for damages and cleaning beyond normal wear and tear. Each deduction in this case falls squarely within those categories and is supported by inspection reports, photos, and the tenant’s signed lease.
  
  We reject any suggestion of unlawful or unethical conduct. The deposit accounting was handled fairly, lawfully, and with additional credits extended in good faith. This matter is considered closed.

  Customer Answer

  Date: 09/10/2025

   
  
  Complaint: ********
  
  
  Did you even bother talking to Amber or any of your
  employees to see if they got the invoices? To ask who gave us permission to
  email them instead of leaving on the counter? The attached emails clearly
  show that invoices for Stanley Steemer and Edmond Air were originally submitted on July 30, 2025 ahead of move out. Then
  later were provided a SECOND time when we received the letter claiming all the
  deductions from our deposit refund owed. Someone on YOUR end messed up by
  telling us it would be ok to email the invoices and then later not sharing the
  emailed invoices internally with the appropriate people.

  I’ve also asked previously for you to check and provide the
  move out inspection for the previous tenant, to see if the duct tape was in
  that report. That previous tenant had been a friend of the owners so was a move
  out inspection not done and that’s why you’re not checking it because it doesn’t
  exist?

  I’ve also asked previously for receipts for the supposed duct
  tape repair and the actual amount paid to cleaners because wiping some dust
  from window sills and the top of the fridge is 1) normal wear and tear and 2)
  not $733 worth of cleaning. 

• Initial Complaint

  Date:08/27/2025

  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 was charged an unreasonable cleaning fee despite my lease agreement stating that cleaning was charged by the hour. Still on the fence about filing in small claims over the $478.80 cleaning fee for a 1,380 square foot home because of their incorrect interpretation of the word “shall” in the agreement.
  
  We also had a control freak landlord who wanted a photo of the breaker box when a breaker tripped, and (on another occasion) a photo of the ceiling fan when it stopped working.
  
  Heavily advise anyone considering renting from (or using the property management services of) Homeworx to think otherwise.
  
  I will accept no resolution other than full refund of my cleaning fee due to this breach of agreement to revise my written experience and with this company.

  

  Business Response

  Date: 09/10/2025

  Thank you for your feedback. We would like to clarify the circumstances regarding your concerns.
  
  Cleaning Fee:
  Per the signed lease agreement, cleaning and/or repairs may be billed “by the hour” or “by the job” if completed by an independent contractor. In this case, an independent contractor was engaged to perform the make-ready cleaning. The established rate of $0.26 per square foot resulted in the total charge of $478.80 for the 1,380 sq. ft. home. This charge reflects the contractor’s set pricing, not an hourly in-house rate. The lease specifically allows for billing by the job in such cases, and this fee was consistent with the contractor’s standard practice.
  
  Request for Photos (Ceiling Fan & Breaker Box):
  When maintenance issues were reported, photos were requested at the request of the licensed contractors we coordinated with.
  
  For the ceiling fan, a photo was requested so the technician could arrive prepared with a comparable replacement, ensuring timely service.
  
  For the electrical issue, the electrician specifically asked for a photo of the breaker box after the tenant mentioned the labeling “arc fault.” This was to allow the electrician to properly assess the situation and determine next steps before scheduling a visit.
  
  These requests were made to expedite service and minimize inconvenience to the tenant, not to burden them.
  
  We regret that our efforts to provide efficient and transparent service were perceived negatively. However, the cleaning charge was applied in accordance with the lease agreement and the contractor’s standard rates. For this reason, a refund is not warranted.

• Initial Complaint

  Date:05/16/2025

  Type:Billing 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.

  This Dispute Is Involving Property Management Company Homeworx Located In Edmond, OK. My Wife and I Rented A Home With Them From March 2024 - March 2025. This Dispute is Regarding Our Security Deposit In The Amount Of $1,995. We Moved Out March 21st, To Give Ourselves Ample Amount Of Time To Clean The Home Thoroughly And As Detailed As Possible. My Wife Cleaned The Entire Home Mostly Herself, Only Having My Help Late In The Evening Once I Got Off Work. She Spent 9 Days Cleaning The Home (While Freshly 4 Weeks PP With a Newborn, And Two Children Under 5 I Might Add) Making Sure To Give The Home Back Better Than What We Received It.(We Have Pictures To Proof The State Of The VERY Cleaned Home At Move Out And Pictures Of The State Of The Home At Move In). I Did Lawn Work Everyday The Last Five Days (26th-30th) To Ensure The Lawn Was WELL Kept and Maintained Until We Handed Over Keys. (I have Text Message Proof Of This.) We Finished Cleaning The Home And The Lawn Care, Turned In Keys March 30th At 8:44pm In the Drop Box At The Homework Management Office.(We Have Picture Proof Of This). We Heard Nothing Regarding Our Security Deposit Until May 13th. Thats When We Received Our Security Deposit Report Via Email. We Have A Problem With The Integrity Of The Deduction Totaling In $1,747.23 Made To Our Deposit. The "Deductions" Made Were $498.48 For "Interior Cleaning" This Charge We Do Not Accept. $250 For Carpet Cleaning, We have No Dispute For This Charge, This Charge We Accept. Final Deduction Of $998.75 For "Landscape Labor" This Charge We Do Not Accept. We Have A Problem With The Photographs Taken and Submitted to us as "Evidence" For The Deductions. None Of The Pictures Provided By Them Match The State Of The Home In Which We Left It In. We Have Photographs Proof Of The State Of The Home That Shows How The State Of The Home Was Left Right Up Until We Turned In Keys.
  My Wife and I Are Going To Go Speak With Them Tomorrow May 16th Regarding The Entire Matter.

  

  Business Response

  Date: 05/16/2025

  Upon the tenants move-out inspection, Worx Properties found that the condition of the interior did not meet the standard of cleanliness expected as per the lease agreement. Specifically, areas such as flooring, windows and window blinds, ceiling fan, shower stall, baseboards, range broiler drawer, and under the range hood, which required an independent cleaning contractor to restore them to a satisfactory state. This is not considered normal wear and tear but rather an obligation outlined for all tenants upon vacating the property.  The cost incurred was $458.48, plus the extra’s costs of $40 for the range broiler drawer and under the range hood for a total of $498.48 which has been deducted from the security deposit accordingly. The charge is $0.22 cents per square foot and the home is 2084 square feet.  The price per square foot is competitive within the cleaning industry.  Also, to clarify that the landscaping responsibilities outlined in the tenants’ lease agreement includes not only lawn maintenance but also the upkeep of flowerbeds, shrubs, and hedge trimming.  At the time of move out, it was noted that one of the hedges had become significantly overgrown to the point that it was growing above the roofline of the house.  Upon move-out, it was noted that these areas required attention and restoration, which contributed to the deductions made from the security deposit.

  Customer Answer

  Date: 05/22/2025

   
  
  Complaint: ********
  
  
  
  I am rejecting this response because:
  
  Our first question is when was the physical inspection of the state of the home and photos done/taken?(more specifically when did the person who went and documented all of these things, what date was that?) 
  
  Secondly the statement "the unit required additional cleaning "beyond normal wear and tear"" is completely false! To state we didn't do any lawn/yard work is also completely false. Below are picture proof of the state of the home when we turned in keys. Below we will also be providing picture proof of the state of the home before move in Clearly showing we left it better than we received it. 
  (its not letting me post my proof here says file to large. I have a lot more proof.)
  
  Sincerely,
  
  
  
  ***** ***** ***

  

  Business Response

  Date: 05/27/2025

  
  The move out inspection was done on April 2, 2025.
  
  Regarding the cleaning, although the tenant may have cleaned the property, there were still some areas of cleaning that were missed in the home, therefore, the cleaner was sent out to clean.
  
  
  
  

• Initial Complaint

  Date:03/09/2025

  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.

  Asked ***** for an estimate on fixing his messed previous job. He told me it would be 3800.00 and parts would be 2200.00 of it and that he needed half the parts money upfront to purchase stuff to do the job. How I had his word he would make everything right . I gave him the cash for it and he never returned to fix what he said he would. He is one sorry low down piece of ****. He wouldn’t even be allowed to have freedom and needed put back in prison where he came from.

  

  Business Response

  Date: 03/10/2025

  Thank you for sharing your experience. We take all concerns seriously and are committed to addressing them. However, after thoroughly reviewing our records, we do not have anyone named ***** employed with our company, nor do we have a record of your information in our system.
  We understand how frustrating this situation must be, and we recommend reaching out to local authorities if you believe you’ve been the victim of fraud.
  

• Initial Complaint

  Date:07/12/2024

  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.

  We moved into the property in April of 2022 a deposit of ***** was required for move in. We moved in and stayed the entire year, when it was time to move out we did extensive cleaning to the house to make it look the same as when we had moved in. They sent a list of all the required repairs back to us and conveniently found ways to spend all of our deposit except for $75 When asked about why charges were given to us or pictures showing damages they refused to respond and show proof of charges. They responded one time and havent heard back. There is no way they actually paid out the total amount. They create fake charges to take your full deposit. No proof of receipts just emails saying I owe money.

  

  Business Response

  Date: 07/16/2024

  It is the tenants responsibility to write down any imperfections of the property at the time of move in so that you are not charged for them at the time of move out.  If something is notated on the move out condition form that is not notated on the move in condition form, we can safely assume that it is tenant caused damage unless it is normal wear and tear. We utilize the MOVE IN / MOVE OUT inspection form that you signed at the beginning of your lease for any existing damages and defects so that you will not be responsible for it when you vacate.   Homeworx policy states that; you must give the property back (close as possible) in the condition in which you received it. The carpet was brand new and replaced right before the tenants moved into the property.  The carpet had to be repaired at the entry to the upstairs front bedroom as it was damaged at the time of move out.  The home was not clean when the tenants vacated, therefore, the cleaner had to be sent out to clean the interior of the home.  The carpet was not professionally cleaned when the tenant vacated so we had to send the carpet vendor out to clean the carpets.  There were items left in the backyard to haul off, air filters were not replaced with new ones, and there was grass in the flowerbeds that had to be removed.  A plumber had to be sent out as the tenants reported that the pluming cleanout was overflowing in the yard.  The plumber pulled back feminine products in the line and since this was a tenant caused charge, the cost of the plumbing invoice was also deducted from the tenants security deposit as the homeowner paid to clear the line the first time, only a few days before.  Lastly, a security deposit accounting report is sent to the tenants with deductions as well as photos of the property that were taken at the time of move out. 

  Customer Answer

  Date: 07/16/2024

  
  Complaint: ********
  
  I am rejecting this response because:

  They want me to document with proof of pictures or purchase but when I request the same docs from them they deny. I am aware that they spent money to bring the property back to move in condition but I have yet to see actual pictures of the carpet, proof they paid a cleaner (the carpet was cleaned when we moved out) proof the carpet was actually repaired or even damaged in the first place. 
  

  I find it interesting that they found just enough things wrong to eat up my whole deposit. 
  
  Sincerely,
  
  *************************

  

  Business Response

  Date: 07/18/2024

  Tell us why here...We previously provided invoices to the tenant for the make ready work that was performed at the property which included the interior cleaning charge as well as a link to all the move out photos.  We also sent the tenant the invoice from the carpet vendor for the carpet repair.  Per the move out instructions that were sent to all tenants on March 4, 2024, when they submitted their notice to vacate, the carpet cleaning receipt must be left at the property on the countertop.  The move out inspection report notated that there was not a professional carpet cleaning receipt at the property at the time the move out inspection, therefore, we sent the carpet cleaning vendor out to clean the carpet.

  Customer Answer

  Date: 07/19/2024

  
  Complaint: ********
  
  I am rejecting this response because:
  I was never shown what was repaired, there was no damage to the carpet caused by me. Im aware I was charged but I want to see what I was charged for. No pictures show any damage. I have videos of the house the day we left I cant find any carpet damage. 
  

  The contract also states 250 for carpet cleaning fees I was not charged 250 for the carpet cleaning. 
  Sincerely,
  
  *************************

• Initial Complaint

  Date:02/12/2024

  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.

  Due to establishment not having the key to their own property and not providing a key for us as residence they have now added an additional 45$ fee for not having access to the residents for the second time. We made sure to have someone present for them and no one even knocked.

  

  Business Response

  Date: 02/13/2024

  The tenant was aware of an inspection being done on the home. The tenant is aware the tech must have access to the home or there will be a charge if that is not able to be done which is stated in the Lease. The tech went out on 1/29/2024 and stated they knocked on the door and no one answered. The tech stated the key he was provided did not work on the door of the home. He noticed there was a keypad, and the tenant provided a code to get access to the home. We have been in communication with this tenant which has been attached. We will not be charging the fee. 

• Initial Complaint

  Date:02/21/2023

  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.

  We need Homeworx to return us the full deposit fee.We hired homeworx to manage our property which is ***************************************************. The tenant run away at the end of November 2022, and used a fake check to pay for the November rent. So we lost one month rent, which is $****. Then Homeworx quote the fee for repairing the house is $****. And they only returned us $****. They kept the remaining $***. They said we can't get the remaining fee from the deposit even we lost one month rent ($****). This $*** is their profit. They can only give us the repairing fee they quoted. Actually, our property is full of trash. The entire wood floor in the bedroom, two living rooms are fully damaged. Many plants are dead in our back and front yards etc. The property is in a very bad situation. We spent more than $****** to repair it. We ask homeworx to return the remaining deposit to us. This is not their profit.

  

  Business Response

  Date: 02/27/2023

  The owner took the property back when the last tenant vacated.  The tenants last months rent check came back as insufficient funds according to accountings email to the owner that I attached.  The homeowner let us know that he had someone else to do the make ready repairs so we sent him what it would cost us to do the make ready which was $**** from the security deposit.  I looked at the security deposit ledger and there was also an invoice from our attorney that was deducted from the security deposit to file eviction on the tenant.  There was $*** left of the security deposit after we sent the $**** for repairs to the owner and the attorneys invoice amount was deducted.  The remainder of the security deposit ($***) was forfeited to Worx Property Management as we retain ownership of forfeited deposits of any kind.  This is per the Property Management Agreement.