I'm not sure how this low rating is possible! My elderly aunt has lived in the beautiful Mariposa Community in Saugus for about six years and has had nothing but pleasant experiences with management. The community is impeccably manicured, feels safe & the few times she has needed assistance they have been responsive and very helpful! The landscaping throughout the community is being improved, and we noticed painting being done on the carports recently, etc. She isn't at all tech savvy and prefers to call vs emailing, and there is always someone who has promptly answered the phone to assist her. She had some standing water gathering near her garage and within TWO days the landscapers(/maintenance?) were quick in clearing the drain to ensure it didn't attract mosquitoes. She loves using the hot tub and has been anxious to get back to the pool area and they happily answered her questions over the phone regarding re opening procedures as we come out of COVID. Overall I am very pleased with the management & their genuine care for the community and its residents - especially my sweet little aunt (: Thank you ABM! read more

tried to do a tenant reference and got this response. who can wait 5 business days minimum to get a tenant reference in this day and age. clearly not customer focused. read more

ABM Property Management - example of customer communication - Property Management Near Me - Simi Valley, California

ABM Property Management is The Best out there. They have the highest level of integrity, fiscal responsibility, and exceptional excellence, consistently. They care about people and their residents. With other property managements, the dollar is more important than people. I saw another property management continuously mismanage their finances and also take advantage of their (1) senior citizens, (2) the young who work tirelessly, and (3) families who suffered constantly, but it was the older citizens that they especially and constantly took advantage. ABM Property Management, however, has shown to be the most amazing in every way toward all those who take good care of their properties and are good neighbors too. They have a consistent level of integrity that shows they care about their community, people in general and the residents here. They also make decisions that make sense, every time and over time. I have lived in this community for the length of time and I have seen how they make decisions at acute levels. This place is truly a paradise on earth -- at deep levels, inside and out. I am so thankful to be here. Thank you, ABM, for having us. More to rave about this place: This community has 24/7 security and with a low HOA! It is rare to have a 24/7 live security guard, but to also have a low HOA requires a lot of expertise and experience on the board member level and the property management group itself, too, in order to accomplish that acute level of fiscal responsibility to constantly pull that off. The landscaping is conscientiously and beautifully done. The high level of maintenance is regular and highly responsive. There are a lot of amenities: Play grounds. Pickle Ball courts. Tennis courts. Volleyball courts. Basketball courts. Picnic areas. Heated pools. Spas. All beautifully designed and maintained. And there was even fantastic recent remodeling. The neighbors are quiet and wonderful. Thank you, ABM Property Management, for everything you all do! Have a great day, Everyone! read more

RENTER BEWARE This is for the ABM properties in mid city Los Angeles. Horrible management. HUGE termite problem. I had to have multiple walls and windows redone because the termites just ate the wall away. They will just paint over and spray it. Upon move out they charged me $300 for small holes in the wall for paintings. Will also promise you things verbally and not follow through. Awful read more

It's truly hard to believe these negative reviews. ABM manages a property I own in Northridge, and they have went above and beyond to address any and all issues, quickly and efficiently. Alba, the president, is a a blessing. Five star property management service. read more

I've lived in this community for 8 years. ABM has been huge to our community. Any issues I've had have been addressed and completed in a timely manner and any time (if ever) I have to call... the staff is always cordial and accommodating. I've spoken with Alba myself and she cares that we are setup correctly and comfortably. The annual summer luau ABM holds at the community pool is one of my kids' favorite events to attend. It's refreshing and thoughtful. And to visit with all of our neighbors on behalf of this company is a bit of treat. This is my first time living in an HOA and if I were ever to go elsewhere, I'd want an ABM experience. read more

Very non responsive to residents concerns. Huge rat problem at the property and months of no response. First claimed they had no knowledge, thankfully I have documentation that says otherwise. Would not recommend them. read more

There is little to no communication between this management company and the homeowner when an issue arises. The employees who answer the phone give different and conflicting information when they are in the office to pick up the phone. read more

I've been trying to reach them for weeks now. They won't answers my voice messages or emails and it won't let me create an account on the web site. I've owned this property for 33 years and they treat me like a stranger with no respect. read more

I typically do not take the time to write Yelp reviews but I am so pleased with my interaction with ABM property management. They have gone above and beyond my expectation with their timely responses and efficiency in handling emergency situations (leak). Thank you ABM for your speedy resolution. I would recommend anyone to you. read more

How is a company this unprofessional and incompetent stay in business? Our lending company has been trying to obtain HOA documents from these idiots for weeks! Apparently they don't realize that closing times matter and are time-sensitive. We initially called and were given instructions to send our requests of what docs we needed to the team email and we mailed out a cashiers check. Days go by. Nothing. We email to ask whether they got the check. Nothing. We call and the answering machine says we are calling during non-business hours which was not true!!! We email again. Nothing. Call again. It goes to a general mailbox this time. At this point we are desperate because we need these time-sensitive materials. The loan officer has to contact the actual customer/borrower to have them personally go and get the documents themselves. The customer should not have to do this! Once we obtained the documents we realized that there is a litigation on the property and we would need a full review. This time we tried a different contact; Valarie. Same thing. Several emails to Valerie. Several failed calls to a machine. I finally got a hold of a human receptionists. She said unfortunately only Valerie can help us with our requests, so basically we are screwed. I asked to speak to Valerie myself bit of course she isn't in the office. Big surprise. I ask when she will be in. I'm told "sometime between 2 and 2:30pm maybe. She is working a half day today." Maybe?? Does this lady have a damn schedule? Does she just randomly show up when she wants? A half day? Showing up at 2 pm isn't a half day. I call back at 2. Guess what? She's not it. I call at 2:30. You guessed it, she's not in. The receptionist was very nice and could feel my anger. She promised she would just have her call me as soon as she came in. I never got a call. I have never dealt with a worst HOA. I'm not surprised at all by all the negative reviews. Even when I get someone on the phone no one takes accountability. They claimed the entire office was ill with the flu or something. I find it difficult that the whole office was ill for over a month. Abysmal! read more

Giving them one star is even more than they deserve. I've lived in a community they manage my entire life and the issues never stop. They are highly incompetent, incredibly rude and give attitude when you call to complain, and a headache to deal with. We have had to go through a visitor line for MONTHS due to them "not receiving" our relevant paperwork AND paper check to receive the transponder. After speaking with Melissa then the "owner" or "manager" Alba, she not only was rude and vindictive, but only suggested to send a whole other round of paperwork and ANOTHER check. Highly dissatisfied with their service and behavior. read more

An electronic payment was sent from Chase to AMB Property Management for monthly April dues. They will not acknowledge receiving this payment even after showing them proof from my bank. I had Chase run an investigation and Chase came back saying the payment was received by their bank. A bank employee at Chase called Melissa and told her that the payment went through to their institution and they will still not acknowledge receiving payment. read more

Very satisfied with the service provided by the ABM team! I recently rented the clubhouse at the Mariposa HOA in Santa Clarita. The coordination, access, and communication was amazing! The only reason I gave them a 4 star was because we had to end the party at midnight and would have loved to stay a little longer . I do understand that this is an HOA rule and not ABMs rule. Very happy to be having an amazing team servicing us. THANK YOU! read more

Personnel working here are inept at performing their job, specifically Melissa and Alba. They receive your money monthly, don't credit your account, then when you show them proof of payment through your bank they ignore it and eventually tell you that your banks proof of payment isn't good enough of a way to verify your payments. Then they tell you that you have to pay again. read more

Pathetic!! Truly pathetic!! The WORST customer service on the planet!! I live in the condos that these bozos manage and I called them to tell about a severe bug infestation right outside my patio. They said "I'll look into it and get back to you". But did they? NO! I had to call them back...FOR FOUR DAYS IN A ROW begging and pleading for an exterminator to come out and spray! And what happened? I got the same exact response: "I'll look into it and get back to you". Uncaring, unfeeling, morons that don't give a damn about their clients! UGH!!! They are THE WORST!!! read more

I just wanted to applaud the great customer service I recently experienced from Alba and the rest of the ABM Property Management Team. All of my fulfillments were meant when we were putting Artificial Turf in our backyard. The team was really quick at getting back to my emails and facilitating the parking spaces we needed for the project;) Laurent and Marilou read more

Horrible management company. Non responsive and not focused on the community needs. Trash issues continue, home owners continue parking in guest spots, security (which we fund) is ineffective. Let's band together as home owners and find a new management company. read more

I have been living at one of their properties for 5 years. They have great support and care about their home owners. Anytime I have questions they are responsive and keep our community clean and healthy. read more

HORRIBLE IN EVERY WAY!!!! They disregard people living at the facilities, keep the facilities to bare minimum so they can pay their office and never listen to OWNERS!!!!! They completely disregard anybody renting it's sad! read more

As everyone knows there's a LOT of HOA companies to choose from. Some are amazing and some not. ABM has always been helpful and on top of answering all the questions I have. They always make sure to provide us with top tier service and you can see they genuinely care about the homeowners. read more

This is worst management company. I own a home and have been waiting in our visitor line to get through a gate of my own residence for over three months because they cannot get their stuff together to give me the transponder. Seriously, their website does not even have a phone number or fax number. They have repeatedly lost personal information given to them by me. Porter Ranch Estates needs to reconsider their HOA. read more

I own a unit in a complex managed by this company and over the past two years have had to contact them on three separate occassions. The first time I called the phone was picked up, but no one came on the line. When I called back, I got a recording. I left a message. No call back. I called the following day, again had to leave a message. Again, no call back. Third day I finally got someone on the line. She was plesant and provided the information I needed. Several months later, I had to call on another issue. I left a message, no call back. I called the next day and spoke with the operator, who gave me the name of the person assigned to my complex. I left a message on her voicemail. No call back. Sent an email. No reply. Sent a second email. No reply. Sent a third email expressing how unhappy I was about the lack of response, still no reply! By now I was into week 2 of trying to get ahold of someone. I called and left a second voicemail, annoyed and threatening to contact the manager/owner. Finally got a call back. Said she had been out of the office, did not receive my emails. By now, I was so tired of trying to get my issue resolved, and so happy I finally spoke with someone, that even though I wasn't completely happy with the process, I called it good. This week I had to call on them again. I called in the morning, phone was picked-up but no one on the line. Called back, selected the option to speak with the operator -- no answer, did not leave a message. Instead, I called a third time and even though I did not have a service request, I selected that option, surely I would be able to speak with someone then -- not! I left a message. By the afternoon, and about 45 minutes from closing time, I still had no call back. I called again and selected Service Request again, hallelujah! I got through. The young woman was polite and gave me the information I needed. If any of these instances had been an isolated incident I would think it was just a bad day. However, judging from my and experiences of the other reviewers, this is their mode of operation. That is unfortunate for those of us who need their assistance from time to time. Not sure why the HOA selected this company over others for managment services. Perhaps it's time they reevaluate their choice. In case you are wondering why the two stars --- when I have spoken with their staff, they have been courteous and they have provided the information I sought. So I'm giving them credit for that. read more

If I could give 0 stars I would. They do not take care of problems at all. 4 weeks of leaking garage and nothing happening! Claim has to be approved by HOA board. After waiting 2 weeks it was approved. guess they never heard of zoom! now the contractor says they can't come and ABM is doing nothing to manage this read more

Office hours? Gimme a break, took over a week to turn one piece of paper in. If you call their number they have someone call you back. They don't apologize for the fact that their office hours are not actually observed. read more

Wow! These folks are good!!! I've lived in the 805 area for about 5 years now and AMB are by far the BEST property managers that I have dealt with. Alba and Charlotte provide a personal touch that is completely lost in this day and age. They treated my worries and concerns as if they were their own... A++ Thanks you AMB and thank you Alba & Charlotte! read more

I live at one of the properties that this company 'manages' and to say I am dissatisfied is an under statement. The president and owner of this management company was at the property last night to provide newly established parking passes. When my husband asked her questions and asked for help on finding a solution she blatantly ignored him. He was still kind enough to say "okay thank you" to which she replied "sorry I don't know what to tell you." This is not my first interaction with the company either. I called them months ago and I am still waiting for a call back from the girl who hung up on me before she could get a number to call me back at. Extremely unprofessional and rude. read more

This is the worst property management company I've ever dealt with. I've been writing letters to this company for over a year and a half trying to clear up an accounting problem which is on their end. I have sent them photo copies of bank drafts and account information confirming payments made on time every time every month. Every time contacted they state I am correct the problem will be corrected on the account but yet it continues to go on month-to-month to month. Summer Place condominiums needs to find a new property management company this company is very poor in CUSTOMER SERVICE follow through and accounting practices. read more

I rarely write reviews, however this company is so horrible I feel others need to be aware of how bad they are! If you have questions or problems they never return calls or e mails and if / when they do they are so unprofessional. It appears most the the staff is very young and inexperienced. The owner is always rude and quick to tell you "how busy" she is. (I guess too busy to get her office running properly?). I wish our association would bring back the old property management company. At least they returned calls. read more

ZERO STAR I am with this company for my HOA for last three years, and all I can tell you is that they suck. Every time there is an issue either they do not respond or they call back so late that there is nothing can be done.............!!?? I live in Varsity Park Village in Moorpark, and for last three years this company had imposed more expenses only and no services in return. Recently I contact them about the odor that we have in our bedrooms and I left a message that it is a really bad and we can not bread. No one responded with in a day ,so I call again and left a message in details about it and told them it is my upstairs neighbor who just move in and they are using some kind of chemicals on the floor that cause it. It is now seven days and still no a single action or respond from ABM . Two years ago we had water damage that also took them to repair for thirty five days in our kid's room and we could not use that room for all of those days. read more

ABM Property Mismanagement should be the right name for them. They treat people in gated communities like they have to beg to get into their own houses. Promises over promises, unfriendly, incompetent, rude, condescending are just the first works that come into my mind. This Abraham guy promises me twice in writing that I'll get my new transponder the same day. No Transponder. Then the next day I get more promises and still no transponder. We really need to get a new Management company. read more

They have been extremely responsive and attentive to all our need while doing the very difficult job of managing the HOA Board, no small task.... read more

I'm sorry to say I absolutely would not recommend ABM. This is after working with them for 8 years. Don't.

They keep the grounds of the community looking good, always send out a resident newsletter providing information about meetings, garage sales, and reminding those in the area of the rules....however it is a TASK to get ahold of them. Called them continuously for 4 weeks now, and even though I spoke to a very nice gentleman, I still don't have an answer to my question as to whether or not my HOA payment was indeed received..... :( read more

By far the worst rental MGM to Co that we have ever worked with. 24 hours into our 1st month and it has been pure hell. Mold, mildew, poor management and we have put in about $150+ in products to clean this place up! Our family has been ill and we were told by the Co that the Owner is willing to let us out of the lease after about only 3 weeks of residence! This alone speaks for itself! Do not rent their properties until you have gone through everything with a fine tooth comb. read more

Carmen Espinoza is very helpful at each of our board meetings and her follow up with each of the misc. HOA issues.

First experience with them. Trying to call them. Their answering machine menu is a nightmare. They have no live person answering the phone. And their phone message is from February. It is now June read more

Received excellent service from ABM. Every time I call in, my issues are resolve. I have dealt with several of the staff members there but Abraham's customer Service is superior. I have been on the board for many years and have dealt with many companies but no one has given our HOA the dedication that ABM provides our HOA. read more

This is my first time writing a review, but in this case necessary. I live in a community managed by ABM. HOA notices are poorly written. They are fague, unclear and open to BROAD interpretation. Rules are NOT enforced to friends. ABM is not only 100% unavailable, they are rude, unresponsive and inconsistent with their processes. We have called, like each of the previous reviews and recieved the same service. We submitted forms for changes to our yard (following the CC&R') which our neighbor provided since we never heard from ABM. We got a letter 3 months later saying it was the wrong form - but they didn't provide or tell us which form to use. We lost our contractor due to the length of the delay. We finally found a new contractor who had done work earlier that month in our community and had the 'right' form. We submitted but didn't hear anything for 2 months. No responses to email or phone calls. We finally decided to show up to an association meeting. We were told to 'shut up or leave'. I'm sorry...WHO pays you?!! We stayed and patiently waited like children to be told when we could speak. We kept it simple. "We submitted a landscape form for approval - did you recieve it?" Answer: NO. Thank GOODNESS we brought multiple copies. Even then theyc said they would not approve it during the meeting. It would require 45 days. This even though all parties needed were present and the association meeting was ending after 20 minutes (scheduled for an hour). It took another 2 months to hear back. We have common area landscape issues. It's been reported for over 6 months and no change. Instead we were told to trim our tree down to 4'. We asked where in the CC&R it defined 4'?. Answer: "We added it recently". We asked where is the amended CC&R? Answer: "We don't do that." So we asked "Why haven't you sent ALL residents this message?" Answer: 'We were going to." Of course, they never did. 82% of community has trees in their personal area well above the height of the buildings. Blah Blah blah...you get the point. I'd give them a big fat ZERO if the system would allow. DO NOT USE this company. read more

I live in a gated community that ABM has managed for about 6 years. I have read all of these reviews and they are all either one star or five stars. It is very suspicious that probably some friends that ABM knows do the 5 start ratings. I agree that they don't deserve one star. I wish we could get rid of them but we have a board that ABM's owner, Alba, knows all she has to do is win over 3 board members and she keeps getting her contract renewed. All of the negative reviews apply to our community. I am amazed that with all of these negative accurate reviews that she still has a business. If she doesn't like a homeowner, she will not acknowledge or respond to them. Stay away from this company!! read more