Business Profile

Property Management

Odin Properties

Headquarters

This business is NOT BBB Accredited.

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Complaints

This profile includes complaints for Odin Properties's headquarters and its corporate-owned locations. To view all corporate locations, see

Customer Complaints Summary

59 total complaints in the last 3 years.
18 complaints closed in the last 12 months.

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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:07/17/2025
Type:Billing Issues
Status:
UnansweredMore 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 am filing a complaint against *************** regarding unethical and deceptive practices surrounding our recent move-out from Unit 1911 at ******************************************* in ************, **. We provided a valid 30-day written notice to vacate, which was acknowledged by an office employee via email, but they failed to process it and falsely claimed we never submitted it. After we moved out, they attempted to charge us rent for April 2025. Only after we threatened legal action did they finally acknowledge the notice.They then issued a move-out statement charging us $4,244.82, including rent forfeiture and fees based on a lease allegedly ending in September 2025. However, the original lease ran from September 2023 to September 2024, and no renewal was ever signed. We have written confirmation from their staff that no lease exists for 2025. Despite this, they are falsely claiming we broke a lease and are using it to inflate what we ****** addition, they assessed over $2,500 in vague damage charges without any itemized breakdown, receipts, or photo proof. We believe these charges, along with the fabricated lease dates, are being used to justify withholding our security deposit and to coerce us into paying money we do not owe.
Initial Complaint
Date:07/07/2025
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.
Trying to get a maintenance issue taken care of at Gateway Apartments in *************. Have to repeated contact with the rental office the property manager the online portal their voicemail I've been getting no response at all about maintenance coming over for a major problem that I'm having as you can see from the attached. I haven't had the manager tell me that maintenance would come over on Friday at the end of the day and they haven't they're unresponsive they're inattentive they don't care. So I'm holding back rent until they fix my issue.
Business Response
Date: 07/18/2025
We apologize for the delay in repairing this issue. While short staffing is not an excuse, it did contribute to the delay in repair. We did respond to the leak promptly with inspecting the issue in the upstairs apartment but no leak was found, thus, we were unaware if the issue was still persisting. This is why the original work order submitted on the resident portal was not closed. However, we did not follow up due to the short staffing/other true emergency work orders which we apologize for. We did enter and resolve this issue completely on 7/15 once we became aware this was still an active issue. The issue causing the leak was determined to be spillage from a bathtub in the upstairs unit after a more in-depth inspection and correspondence with the resident causing the leak, and this issue was addressed with that resident, and we also completed the repair in unit 8 for Mr. ****** that same day 7/15/2025. This is made evident in the photo and the email received from Mr ****** attached. We greatly appreciate Mr ******** understanding and patience and are very happy we were able to resolve this once and for all.
Initial Complaint
Date:06/13/2025
Type:Service or Repair Issues
Status:
UnansweredMore 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.
During the later part of April 2025, a repairperson from the property came out to attempt to fix the *** Cool air was coming from the vent, however they told me it might be a issue with the ** unit outside. They did not have a key to access the unit and had to wait for the property management give them access. Weeks went by and I had not heard from anyone about fixing the ** unit. I put another maintenance request the other day to have someone come look at the unit and have yet to hear anything else.The property that this happening at is Metro Apartments at Seventy in *********, **
Initial Complaint
Date:06/05/2025
Type:Service or Repair Issues
Status:
UnansweredMore 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.
Hello, My name is ****** *******. I currently live & rent from Millcreek Apartments own by Odin Properties . Ive lived at this property for over two years. My apartment came with central *********** My air went out after 6 months of me living there. They refuse to fix my air conditioning. Ive put in work orders, made several complaints even sat down with the regional & property manager! Ive even contacted code enforcement they summoned them to court. They do nothing but clear my work orders as if theyve come by and looked or even fixed anything. They brought a small conditioner to smooth it over & the conditioner does not cool my entire house only one room. Ive dealt with that for over a year to be grateful. The temperature is increasing outside & Im NOW 3months pregnant & living in this unmanageable as well as unlivable condition! Can someone help me I cant do this anymore! They continue to charge me for rent but Im not living in the home because they refuse to properly fix the air.
Customer Answer
Date: 07/03/2025
Thank you so much for the update. Things are still the same as I reported. Is there anyone in another business bureau that you guys can refer me to or a specific law firm?
Initial Complaint
Date:05/19/2025
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.
Im a tenant at **************** . Rent is due on the first I have until the fifth to pay rent after the fifth there is a 10% late fee . That is stated on my ******** being charged late fees for things not stated on my lease and when I reach out to the property manager with my concerns she is very dismissive and unhelpful on helping me understand the terms of my lease. I was also told my fees would be removed and they havent been . Now Im being told that any amount over $100 left to pay would be given a late fee but thats not on my lease.
Business Response
Date: 05/23/2025
Hello ******,
As per the lease agreement a late fee can be charged for your outstanding balance whether that is from rental charges or utility charges. Once you make a payment the monies paid go towards your back balance. Also, if you only make a partial payment for rent you would get a late fee as well as the rent is not paid in full. We would like to get you caught up and would be willing to waive one late fee as a courtesy if your balance is caught up on. Please let us know when you make a payment to catch up your balance and we will issue a credit for a late fee.

thank you
Customer Answer
Date: 05/25/2025
My rent is paid on time every month. Which is 1675 I was told that it says on my lease that any balance over $100 will be giving a late fee of 10% of my monthly rent amount which is not in my current lease..
Customer Answer
Date: 05/25/2025
My rent is paid on time every month. Which is 1675 I was told that it says on my lease that any balance over $100 will be giving a late fee of 10% of my monthly rent amount which is not in my current lease..
Customer Answer
Date: 06/04/2025
This has not been resolved
Business Response
Date: 06/09/2025
Hello,
If you look at your Utilities and Services addendum section 3 shows that we can charge late fees on utilities as well. Anytime there is a balance on your account we can charge a late fee. The company as a policy extends favor by allowing you to be late under $100 and also extends a courtesy 5 day-***** period to pay. To settle this, I would like to offer to waive one late fee as a courtesy once your account is fully current except for one outstanding late fee. Please reach out once that is completed and we will issue a credit for one late fee.

thank you
Initial Complaint
Date:05/14/2025
Type:Customer Service 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 is abusing her power to put me out. I have not been late on my rent. I have an emotional support dog. When I first moved in it was $866 a month for rent and it went up. I asked about the increase in rent and was not given an answer. I had a credit on my account and she did not explain it. I didn&#**;t get a chance to tell her about my dog. I had to leave work because my husband said the landlord was trying to get in my house. She put a note on my door to leave in 7 days. I have been with emotional support pets for a while. I turned in every document that was required for them to have from me. I would like for them to leave me alone and to let me stay until my lease is up.
Business Response
Date: 05/22/2025
Documentation ******* File

Good afternoon,
Attached is a ZIP file containing all supporting documentation related to Ms. ******* *******, including communications, lease violations, application records, pet documentation, and the police report referenced in prior notices.
This file is being provided for full transparency and recordkeeping. Please let me know if anything further is needed.

Business Response
Date: 05/22/2025

Business Response
Date: 05/22/2025
I have attached the compressed zip folders with all of the documented evidence regarding communications with this tenant and everything referenced in the emails.
Business Response
Date: 05/22/2025
I have attached the compressed zip folders with all of the documented evidence regarding communications with this tenant and everything referenced in the emails.
Business Response
Date: 05/22/2025
I have attached the compressed zip folders with all of the documented evidence regarding communications with this tenant and everything referenced in the emails.
Business Response
Date: 05/22/2025
I have attached the compressed zip folders with all of the documented evidence regarding communications with this tenant and everything referenced in the emails.
Business Response
Date: 05/22/2025
I have attached the lease and police report with all of the documented evidence regarding communications with this tenant and everything referenced in the emails.
Business Response
Date: 05/22/2025
The current Property Manager has been overseeing Collins Terrace Apartments since January 2025. Since that time, management has consistently addressed lease compliance issues in accordance with the lease agreement.
The tenant was issued multiple violation notices beginning February 10, 2025, following repeated lease violations documented over time. The tenant was provided assistance and communication from both property management and upper management to resolve outstanding issues.
All actions taken have been in full compliance with applicable laws and lease terms. The management team remains committed to maintaining a safe and compliant community for all residents.
While we regret the circumstances, these measures reflect managements commitment to transparency and to upholding the terms of the lease agreement fairly and consistently.
Initial Complaint
Date:05/08/2025
Type:Facilities 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 am having issues with my apartment - a month ago, my flue part was not attached to my furnace, my air constantly goes out, I had a miscarriage due to this, a month ago I had people living next door, I asked the property manager did I have neighbors and they said no. I would like for them to make the repairs in my apartment.
Business Response
Date: 06/02/2025
Hello,
We are aware of the issues and will working diligently to get these issues fixed.
Initial Complaint
Date:05/07/2025
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.
Payed 1800 to move in and was rejected. Per Michigan Law they have 30 days to refund me my money and they haven't.
Business Response
Date: 05/08/2025
Ms. **** canceled her application and the $1800 refund has been processed.
Customer Answer
Date: 05/11/2025
[To assist us in bringing this matter to a close, you must give us a reason why you are rejecting the response. If no reason is received your complaint will be closed as Answered]

Complaint: 23300199

I am rejecting this response because:
I have not received my refund at all and the deadline to receive it was May 11th. If my refind has been processed where is it?

Regards,

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

Business Response
Date: 05/16/2025
The previous check was stopped payment and a new check was sent out Yesterday, May, 16th, 2025
Initial Complaint
Date:04/10/2025
Type:Facilities 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.
My apartment is very nasty. The window is out and they let poor people come in to use the bathroom and it is exposed. There are flies by my door. There are a lot of roaches and we pay over $1,000 to stay there. I complain to them about it and nothing is done. I would like my apartment to be cleaned and fixed up.
Business Response
Date: 05/07/2025
Hello,
We are aware of the issues and we are addressing them as soon as possible.
Initial Complaint
Date:02/06/2025
Type:Facilities 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 moved into one of the Odin Properties October 14, 2022. At first I didn't see any problems up until 2 months later I started seeing roaches in the cabinet of my kitchen, then the bathroom, living room, every room and closet in my apartment. As the year goes by I start noticing the walls cracking on their own. Then the bathtub starts leaking water. The stove has a shortage in it as well. When I set the clock in the stove by morning time it's flicking on and off. Wires in the wall plug were rigged and in some points still are. OnDecember 7, 2024 I came into my apartment flooded out by another tenant. Of course there some things that I had to get rid of because of the smell of mildew setting in the things were destroyed. Property manager is only limited to doing so much. Property manager has tried to reach out the folks in that own this property and gets There has been zero response. I have also sent something and I also gotten no response. I'm living in a apartment with moisture and possibly growing mold in the walls of the apartment/Unit. Myself and my 2 children have asthma! I have already had 2 back to back asthma attacks. The Unit still smells like the stuff from inside of the walls. I have mopped a numerous of times just to try to kick the smell. I pay $746 + amenities/ month. So that totals out to $804.18 approximately every month. I pay renters insurance, I filed my claim for the damages to my Unit and claim was closed due to no response of management or higher. I shouldn't have to keep loving like this. Roaches have infested everything that requires electric. I have three away food because of the roaches. I have tried other means to try to get rid of the infestation. Nothing! I haven't even seen pest control since the last property manager. The FOREST PARK (Odin Property) apartments can't keep a consistent property manager or crew. I refuse to keep loving like this and not am I going to go on like this is okay. I'm needing help resolving this.
Business Response
Date: 02/06/2025
Hello,
We are aware of the situation and are working diligently on getting this resolved.
Customer Answer
Date: 02/06/2025
Okay, well I didn't ask if they were aware. I asked how is this going to be compensated?! I have to live here for the time being.... When I shouldn't though. So if no action is goin to be made immediately I'm going to have to contact housing authorities or more. The news too if I have too! I refuse to pay rent right now based off that ridiculous response.
What's going to be done to insure me that my place of living is going to be safe and not hazardous? Im pretty sure I'm not the 1st out of three hundred and something tenants to complain about the living conditions.
No I'm not satisfied at all with this response. I pay on time and it ain't right

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Odin Properties is NOT a BBB Accredited Business.