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Property Managers to Avoid

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Top Rated Property Managers

5

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Over 573 reviews for
Providence Property Managers from people just like you.

A
"She has helped find tenants for our rental home. She has a great list of contractors to work with when it came to repairing our home. She is always available with" problems or questions. Her contract is very well thought out. She also visits tenants to see how things are going and making sure the home is kept in order. She always keeps in contacts with us so there are no surprises. She is always hands on and establishes a great rapport with everyone.

-Joseph H.

F
"At first things went pretty well.
's email communications were abrupt to the point of rudeness, but that would have been tolerable except" for what happened next. Four months into the contract, the renter moved out; at the same time, some mold was discovered in the house. At that point,
terminated the (supposedly 12-month) contract; they told me to fix the mold myself and then, when the house was clean, to contact them for another contract. Even though they had not given the requisite period of notice, I allowed them to terminate the contract since I didn't want someone managing my property who will suddenly quit on me like that. As a result, (off-island the whole time) I had to research Big Island mold inspectors--and then mold remediators--all the while calling in favors from friends to hold the house keys and meet the inspectors, insurance adjustors, remediators, etc. I had hired
precisely so I would NOT have to do these things myself long-distance, and they deliberately chose not to fulfill their contract.
charges a somewhat smaller fee than some other management companies, and they trumpet the fact that they do not charge you the fee if your house is not being rented. Unfortunately, what that means in practice is that if they don't have renters for your property, they will do as little as possible (because it's not making them money)--and if substantial problems arise, then they will quickly throw you under the bus. Bottom line,
abandoned me when I needed their services the most. I have now found much better property managers in the
area, and I thus advise everyone to stay clear of
.

-Andrew R.

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Local Articles in Providence

sign a lease apartment or house

6 questions to ask before signing a lease

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Jason Michael White
Property Management

Angie's List talks to experts about questions homebuyers should ask of a condo or homeowners association before committing to buy into that neighborhood.

Condo and homeowners associations establish rules for what you can do with your property including trees, shrubbery, house color and parking. (Photo courtesy of Laura H., Charlottesville, Va.)
Property Management

Proponents of condo and homeowners associations say covenant rules protect home values and curb appeal, but some say those organizations hold too much power.

Angie's Answers

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Most states require a seller or landlord to disclose a death in the home. Absent of there being an undisclosed death, the tenant doesn't have a leg to stand on. Usually, small claims court will order the tenant to forfeit the deposit and pay for any unrented time in the home. However, if the tenant can prove that there was an undisclosed death in the home prior to their renting it, you may be liable for a full refund of all rents, deposits and moving expenses.
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Are the heat pumps commercial or residential units?
Are the heat pumps Package or Split System?
Are there actually 33 PTAC units?
Are you an EPA certified person( refrigerant )?

Here is my suggestion, break it down into manageable portions(ie one heat pump and a few PTAC units every other month) to keep from being overloaded.  
Clean/Replace filters
Check/inspect electrical wiring and connections
Check amperage draw of compressors/motors 
Check capacitance of start and run capacitors
Check contractors/relays for wear/pitting
Check refrigerant levels and record superheated/subcooling
Check external static pressures across air handler(s)
Check deltaT (return and supply air temps) 
Lubricate motors( if applicable)
Inspect Belts/Pulleys( if applicable)
Clean outdoor coils
Clean indoor coils

Start there and HAVE FUN!!! 
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Property Managing reviews in Providence

D

Rating
I was initially impressed with the sales person. They came out to meet with me to go over the process of renting out our house. One red flag was that they incorrectly told me to transfer the water and trash service to the renter where I later learned that it's best to keep that in the owner's name (in Minneapolis anyway).
The main problems came in their lack of follow up after that initial appointment. When someone tells me that they are going to follow up with me in the morning only for me to call them three days later that gets at a bigger issue of trust. Can I trust other things they say? In Renter's Warehouse case, not so much. The sales person initially told me that a second level bedroom may not have a big enough window to qualify for a legal bedroom. I found this strange as it is a regularly sized bedroom window. He said he would follow up with me after checking with someone else in the company. After he didn't follow up (yet another instance of lack of follow through) I emailed and he just sent me some generic city codes on bedroom windows in response.
I am so glad after reading the reviews here that the salesperson was poor. I am grateful that Renter's Warehouse didn't place an actual tenant at my home.
- Steve P.
A

Rating
They send us our rent on time each month by direct deposit. We are very happy with the management of the repairs and the quality of the tenant they found for us.
- Emily S.
A

Rating
I have used
Providence Property Managers Provider Name Locked
to manage a rental property for about the last two years. I did some benchmarking before selecting
Providence Property Managers Provider Name Locked
and their prices were comparable with other property management companies. What I like about
Providence Property Managers Provider Name Locked
is his responsiveness. He always returns calls and emails very quickly.
Providence Property Managers Provider Name Locked
has managed all issues that came up at my rental (even a flooded basement!) and always has someone on his team that can quickly manage any maintenance issues at arise. I recently added a second rental and also have
Providence Property Managers Provider Name Locked
managing this as well. They have always been able to rent my property quickly and have always collected the rent on time.
Providence Property Managers Provider Name Locked
is also very helpful with explaining exactly what needs to be done to prepare a property for renting.
Providence Property Managers Provider Name Locked
can also make the repairs if I don't have the time/knowledge to do it myself. I have used this service multiple times and have always been happy with the results.
Recently, I also used
Providence Property Managers Provider Name Locked
to help us purchase our current home. Evona was also very responsive and very patient with our demands. It was a long negotiation but in the end, we got exactly what we wanted at a price we felt was very fair.
- Jason R.
F

Rating
Our condo
Providence Property Managers Provider Name Locked
hired
Providence Property Managers Provider Name Locked
to manage our condo complex. The person presenting their services initially was very professional and impressive. We hired them only to find that person no longer worked at RMPM 1 month later.
Letters of violation were never sent. After 18 months, RMPM quit returning calls to owners. They stopped returning all emails. In short,
Providence Property Managers Provider Name Locked
completely abandoned our
Providence Property Managers Provider Name Locked
. We later found out the homeowners insurance was not paid. It was later reinstated with a late payment fee. Everyone in the
Providence Property Managers Provider Name Locked
department at RMPM either quit or was fired. There was no one to answer our phone calls.
Our president of the
Providence Property Managers Provider Name Locked
had to take over the day to day operations. We fired RMPM and hired a new management company.
It took almost 6 months to straighten out the mess created by RMPM.
I would never, ever, have
Providence Property Managers Provider Name Locked
provide a service.
- Gary G.
A

Rating
Providence Property Managers Provider Name Locked
has been managing my rental property in Greenville SC for 7 months. I am amazed at what an excellent job she has done. She does monthly inspections (not quarterly or annually like other managers) and often sends me a text letting me know if there were any issues. Her screening process for selecting a renter is very thorough. She even called me in the Fall to see if I wanted her to schedule a gutter cleaning crew. She takes initiative and is extremely dependable and helpful....just a joy to work with. And, of course, I found her company on Angie's list!
- susan P.
F

Rating
It is not going well. They refunded me a partial amount and continue to maintain claims of damage to a smoke alarm and missing items in a dishwasher that were issues I inherited with the unit, and that I had reported to management. I have stated that I am willing to pay for a damaged mini blind, but I am not willing to pay $125. for it considering that know how much they are and what it entails to place one on a preinstalled mount. I have to state here that the blinds were in terrible condition from lack of proper cleaning, and I snapped the
Providence Property Managers Provider Name Locked
of a slat while attempting to clean them when I moved out. I have sent them a second letter with itemized requests of refund, informing them that at this point I am seeking advice from Angie's List, Community Alliance of Tenents, BBB and private counsel. I hope for the best but I also need some support.
- michaela M.
F

Rating
Do not waste your time with
Providence Property Managers Provider Name Locked
-- the realtor has not been helpful or timely when answering questions or even getting documents to us that required signatures. When we had questions the response we received was that we obviously didn't read the contract or we would have seen what we were asking -- only 80 plus pages to go through that is made up of the Remtal Management Contract -- The agreement to find a tenant and then the Tenant Rental Agreement.
They are more interested in just getting the property rented than finding good qualified tenants – our first tenant defaulted after 1 month and we have to evict them. Staff was never forthcoming with information other than sending out the obligatory letter stating that the tenant failed to pay their rent in the allotted time and they recommended eviction. Not having ever gone through an eviction we have to call and follow-up on every detail. Then after the tenant failed to meet the requirements of the court they again didn’t do anything unless we pushed to get it done. This lack of urgency was most frustrating since it seemed they are more interested in just collecting their monthly service fees than assisting in Managing the property and property process.
We wanted someone to manage the rental process as if they owned the property themselves -- this is obviously not the case -- also they have a conflict of interest as they manage the property and find the tenants -- it seemed that since they found the tenant that they really didn't want to push for eviction.
Even with the second tenant they found the process was exactly the same – they were more interested in collecting their fees than helping with the management process – the new tenant was late with his first months rent and we are holding our breath to see what happens in the months ahead.
- Mark M.
D

Rating
I selected this company because I met the owner and felt comfortable with his knowledge and expertise. They had an online portal which I thought would make monitoring the situation easier. The house had a number of repairs and cleanup required to get it ready for a new tenant. The work was estimated and the price appeared to be fair at the time. This area is a strong rental area, but it can be a bit rough. I was caring for an elderly parent and had a total of 5 houses to manage. I wanted to try RPM with one house as a test.
Unfortunately, the repairs discussed were not all completed, the bill just stated "repairs". I was then charged again for the same repairs that I thought had been included in the initial scope of work. OK, I'll accept it was my responsibility to get a more clearly defined list and not rely on the items discussed during the intial walk through. I also later found out the work done was not very good quality. One example would be laminate transition strips were screwed into the concrete pad. These should be glued, not screwed. Every one of them broke and RPM of Indy wanted to charge me to have them replaced. Another example was the pressure relief valve failed on the hot water heater, causing a water leak that damaged the floor in the living room and hall. They quoted me to replace all of the flooring in the entire house, not just the rooms that were damaged. They sent me pictures and said the water heater leaked, I had to tell them it was a Pressure Relief Value failure and it needed corrected.
The tenant was a challenge to schedule and arrange things, which of course caused some delays in getting repairs done. However, there were repairs needed for over 6 months that were approved and NEVER completed. I expect a Property Management Company to find a way to gain access to the property within 6 months. The tenant also complained about RPM. He found their repair people unprofessional and work was not done. That was his side of the story, which I understand may be slanted. I approved repairs to be done and they were still not completed within 6 months.
Although they billed me for routine property inspections, when this tenant moved out there had already been 2 Health Department Violations for trash and debris and I received another after his departure. It required a dumpster to remove everything, which obviously had been accumulating for months. What were they inspecting? The list of repairs "required" was ridiculous! Paint the shower rod. Replace smoke detectors (for missing batteries). Replace the transition strips (which they installed improperly, I complained and they agreed to fix, but never did in over 6 months.) Mailbox missing the door was considered "normal wear and tear" and owner responsibility to correct.
Their online portal is convenient and easy to use. I had to follow up to have the initial management agreement added to the portal as a document, but that was done promptly after my request. The bills they sent me are not cross referenced to the invoices of the charges that they automatically removed from the rent collected. Each month it required a detailed analysis of what was done and what I was billed. It seems as if money is tight, they clean the gutters and bill me for it.
After the tenant moved out with no notice, I ultimately decided to hire my own contractors to complete all of the clean up and repairs required. I just received a bill on 1/6/2015 for 2 trips to install the flooring with a note that the homeowner was a no show 2 times and they charged me for restocking. First, I was never contacted about an appointment to install the flooring. Second, I had approved this repair more than 6 months ago and it was never done, so I hired it to be done. Third, I informed RPM of Indy that I was making all of the necessary repairs. $136.25 for restocking laminate back to Lowes!
I may use a management company again, but I will be much more careful about the management agreement, estimates of work and I will insist on more accurate estimates of work to be performed for quality and cost. Several of their estimates were consistently WAY off in the amount of money required to make the repair. Its no problem for them, they just take the money from the rent and as the homeowner, I have no real recourse.
I have complained to the Property Manager on numerous occasions. Although she is pleasant, most of what I get from her is an apology that I am not happy. Although they are aware that I care for an elderly parent, work from home and cannot take phone calls but prefer email as a means of contact, they consistently call me during the day. I have not seen any significant improvement in the quality of their work, the timeliness of repairs or the professionalism of the entire operation. Something would need to change for me to work with them in the future.
- Diane E.

All Property Managers in Providence, RI

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

#1 EZ Movers

3101 Saint Philip St

A&H Remodeling

5 Green Post Lane
Warwick

Acorn Maintenance

1157 Main Avenue
Warwick

Advanced Property Solutions, LLC

109 Pine Hill Ave
Johnston

Affordable Home Solutions

95 Manchester St
West Warwick

Alliance Constable Service

144 Fifteenth Street. Suite 2

And It's Fixed Handyman

118 Oberlin Drive
Warwick

ANDY OnCall®

5600 Post Road
East Greenwich

Bigelow Landscaping

14 Tall Pines Dr
Charlestown

BUNNELL LANDSCAPING

51 Hydro Lane

C & A Design + Construction, inc.

85 Atlantic Avenue
Providence

Cardinal Realty Group

447 Warwick Ave
Warwick

Cavanagh Landscape Design LLC

49 Highland Rd
Saunderstown

Centurian Construction

17 WALLIS AVENUE
Barrington

Clean Care of New England

850 Wellington Avenue
Cranston

Complete Improvement Services. Inc

8 Governors Hill
West Warwick

COSTA INDUSTRIES

405 SMITH NECK RD

COTE JB CONSTRUCTION INC

256 RAILROAD ST
Manville

CREST MANAGEMENT CO INC

PO BOX 92
Exeter

CRiSM, LLC

12 School St
Johnston

D.Heywood Construction Inc.

1838 Atwood Ave
Johnston

DAN SIMONIN CONTRACTOR

269 LAKE DR
Chepachet

DBA Dereck Curran

20 Princeton Ave
Warwick

DiStefano Brothers Construction

23 Arnold st
Wakefield

Divine Investments Inc.

222 Broadway
Providence

Down Under Faux

36 Prince Street

East Side Cleaning Service, Inc

50 Sutton Ave
East Providence

Faella Landscaping

66 Aster St.
West Warwick

G&C Construction

Whipple St and Cash St

G&G Plumbing

44 Cross Park Ave.
North Kingstown

GO2DUMP LLC

144 New Road

Good Lawn Care LLC

Charlestown

Gordon Building Company

11 Arcadia Ave
Rumford

HAABCO Construction Inc

108 Stern St
Jamestown

Hopedale Home Services LLC

8 Hopedale Rd
Providence

HOPKINS HILL NURSERY

620 HOPKINS HILL RD
West Greenwich

J. RICCITELLI LANDSCAPE

PO BOX 512
Carolina

JJ Furtado Construction

14 Ludlow Rd
Middletown

JML Construction

99 Ruth Ave
Rumford

JR Contracting Services

P.O.Box 1253
Newport

K WILCOX LANDSCAPING

620 HOPKINS HILL RD
West Greenwich

Kate Foster Real Estate, Inc.

PO Box 603147
Providence

KIMBERLY CONSTRUCTION

176 EDDIE DOWLING HWY #101
North Smithfield

Neighborhood Pros Landscape

50 Carriere Ave
Woonsocket

New England Dispatch Inc

50 hatherly st
North Providence

Nexus Property Management

49 North Union St
Pawtucket

Northwoods Outdoor Accents

21 Mount Ave.
Lincoln

oddjobsri.com

Hope Valley

ONE STOP REAL ESTATE

100 MIDWAY RD
Cranston

Paul Horn Painting

Bradley Terr,
Portsmouth

SAUCIER SIDING

87 NYES LN

SEAN HEVENOR

5935 Post Rd Suite 216
East Greenwich

ServiceTask

68 Dorrance St
Providence

Victory Home Finishes

7 Victory Highway
Chepachet

Walnut Hill Realty LLC

2474 Diamond Hill Rd
Woonsocket

Watterson Painting

Gibbs Avenue
Newport

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