APMS offers a seamless, stress-free experience with their effective "hands-off" model. Russ and Harrison were outstanding--professional, diligent, responsive, and patient throughout. Highly recommend. read more

As a first time landlord, I am grateful to have found Advantage Property Management Services to handle renting out my family home. I appreciate the consistent communication and have had all the support I've needed. The amount of relief I feel entrusting such a personal and complicated process to this company cannot be overstated. I feel confident in the quality of service provided, and would recommend Advantage Property Management in any capacity. read more

Bad service. Bad attitude. Rude. Rude. Rude. Terrible rental contracts. Stay away. Unsatisfied. They certainly should not be managing properties. read more

This is a warning for anyone considering renting 1103 D St, Apt C, in Hayward, CA. I can't in good conscience not share this as this has been the worst living situation that my family and I have experienced. Though the rent/value and proximity to DT Hayward and Bart may be appealing, it is not worth it, especially if you have kids. We lived here from June 2023 to July 2025. Major Issues we experienced: - Bathroom from unit above/Apt A leaked into our apartment **THREE TIMES** (May 2024, August 2024, and June 2025). This last time it leaked into our kids' room. When the contractor came to dry the ceiling and wall, the leak was actually still actively happening. It probably would've happened even more times if the unit above/Apt A hadn't been vacant for sometime between Aug 2024 and June 2025. - Multiple car accidents at the front of the house have damaged the gate multiple times that they decided to no longer repair it. The front gate door no longer closes. - A couch was left in front of the house by a previous tenant and then someone burned it, which burned the tree next to it as well. Thankfully this fire did not reach the house. The person who started this fire then hung out at the front steps of the house and was eventually arrested by the police. - While Apt A was vacant, people squatted/illegally stayed in that unit. They repeatedly came back and even attempted to enter our apartment. They took out the screen to our window and unscrewed the outdoor light bulb so that they wouldn't be noticed. We had to call the police a couple of times. - We installed a ring camera when we moved in. Random people would enter the parking lot all the time. To APMS's credit, they respond fairly promptly and use an online portal, which makes it convenient to pay rent and report maintenance issues. They handled our small issues (no hot water when we moved in and replacing the malfunctioning heater thermostat) well. The downside is the resolutions to address our major issues were always temporary and inadequate. I've ran into the different contractors/plumbers, for instance, who serviced our apt. They shared that there's a plumbing issue (which makes sense with the repeated leaks). These root cause issues aren't addressed. Instead management blames it on a clog. They get contractors to dry the area, patch up the drywall, paint, and just wait until the issue comes up again. When bath or toilet water leaked into our unit, they only offered rent credit/relocation assistance once out of the three times. They didn't even clean our unit each time. We had to do it ourselves. It's unfortunate but there's a lot of lip service but no actual solution or care. When we shared that someone tried to enter our unit, they simply repeated what we did and called the police. They didn't try to install cameras or make any investment in improving the security of the location. After my experience with APMS at this property, I'm certain that they only care about renting this place out and doing the bare minimum. They do not care about their tenants' wellbeing (even if you have kids) or the property itself. I reported this property to the City of Hayward for unsafe housing rental conditions. A city inspector is scheduled to inspect the property. For any potential renters, please beware. read more

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We did not use this company directly, but we live on a private driveway and our neighbors needed to relocate for work and rent their home out. Being that it is right across out driveway, I had a lot of communication with Harrison Smith, especially since we were doing a major repaving project on the driveway while he and his team were trying to rent out the property. Harrison was very professional, communicative, and took the reins on assisting us in rectifying a negative situation with a real estate agent that showed the property and did not follow clear instructions from the property management for our said pavement project. Again, we did not use this management company directly, but I would definitely work with Harrison & his team if needed. read more

I am writing to share my experience with Advantage Property Management Services. From the moment I moved in the team has been professional, responsive, and genuinely attentive to my needs. Anytime I had an issue, they promptly responded. In addition, they followed up with a phone call to make sure my needs were met. I highly recommend them! read more

APM helped us rent our condo in just one month. Since this is our first time being a landlord, we have lots of questions about the maintenance. Our property manager Harrison is always here to answer any questions immediately. We think we have a right choice to select APM as our property management agent. read more

Working with Advantage Property Management Services has been great so far and really takes a lot of the pain out of trying to manage a property. Our property manager, Harrison Smith, has been amazing in communicating throughout the process from getting the turnover project started, setting the rental fees, to any maintenance issues. It's all been a breeze so far and really glad we have him as a partner. Highly recommend anyone looking to have their property managed to give advantage property management services a look! read more

It was a pleasure working with Harrison. He was effective and super helpful. He answered all of our questions and emails in a timely manner. I highly recommend this company! read more

Worked with them to rent a condo. They are the best team to work with. Very efficient and helpful. Got the process done quickly and my family and I were able to move in without any issues. Harrison, our specific property manager, is pleasant to work with. always with a smile and responds quickly. Can't say enough good things about him. read more

I highly recommend Advantage Property Management services they answer all my questions and when above and beyond to help me. Clear communication and prompt to follow up, give them a call if you need help with rental management. read more

Submitted an application for a property. We spent $100 on the application and a few days working with them to move the application along. Turns out they already identified an applicant they wanted to extend an offer to right around the same time our background check was complete. This makes us feel that our application didn't get a fair review considering the timing between when we were done and when they extended an offer. Wasted our time. Their practices are also deceitful because they keep delaying the availability date of the unit to make it appear that it was just listed - thereby being able to collect more application payments. Plus, they make the application process far too competitive as if you need to bend over backwards to get the property. They suggest tactics such as prepaying your rent for the entire term to make yourself more attractive. At this point, seems more like a game. Beware! read more

Harrison and his team are very thorough and professional from start to finish. Highly responsive. I'd definitely use them again!

THIS IS THE WORST PROPERTY MANAGEMENT COMPANY!!! BEWARE!! These are by far the WORST property managers I've ever had over 10+ years of renting. We always had push back on maintenance requests from fridge leaking water to oven not heating up to sealing open drains. "You can seal up the drain yourself if you'd like but that's the way it's supposed to be..." "Can you mop up the water that's leaking from the fridge and that should help..." "Have you tried turning on your oven to the max so it heats up..." They have been absolutely terrible but the worst was when we had our fire alarms going off for 4+ hours on a Friday afternoon only to get the response from Fernando that there is no one they can send out until Monday. He then proceeded to tell me to UNPLUG the fire alarms despite sending him a copy of our executed lease which specifically stated not to unplug or tamper with the fire alarm system. He did not provide us with any resolution and ultimately had to hear chirping and sporadic fire alarms go off until the following week when they decided to send a technician out. When the technician came out he very quickly determined the fire alarms were quite old and should have been replaced when we moved in 15+ months ago. APMS has terrible reviews for a reason and our experience with them has been no different. If you're an owner do NOT trust APMS with your property management services. read more

Do NOT rent any property from this company. I'm not sure if they are just bound by the owner or developer of the company or if their sales pitch to them is "hire us we screw tenants and you will never have to take any accountability for your own property once we have a renter". Either way their contract for the property stuck us with existing conditions, like plumbing issues we never would have known were a previous problem. We had multiple issues with our toilets backing up. At one point we had sewage coming up from our showers and we were told it was our problem and even had to clean our showers which had feces in them for weeks. A couple months later plumbing problems again and feces leaking from our kitchen ceiling! At this point though we had moved out but we were paying rent the last month so no one was even living here. One roommate was sleeping there once a week. Keep in mind we had the lines snaked a couple months ago. The lease had specific language in it regarding the plumbing, because clearly it's been on going issue. We were stuck paying the repairs once again. When we moved out, the place charged us 25.00 to change batteries In T-stats that were working when we left, dinged us for missing spring door stops that I don't even think were there when we moved in, and 55.00 to clean the dryer lint filter. Best one for last.....35.00 to pour Draino down the already clogged and backed up pipes. 35.00 for draino? I even left the draino we bought on the bathroom counter. No kidding! More than anything it's the plumbing issues in this house. They are problematic and no tenant should be stuck paying for issues that are clearly ongoing and likely due to how this three story townhome was built originally. This company finds loop holes and makes the tenant eat cost for things they know damn well aren't legit. California has some pretty tight tenant laws in favor of the tenant. Had I seen the lease before my BF moved in, I would have advised against it. If you lease or rent from this company, have an attorney read your lease. If we cared enough, I would have taken them to court over the plumbing issues and the clause. I'm leaving this review...because if someone should rent the townhome in Livermore we just left and you have Plumbing issues...this is your review. Hopefully you'll come here and reach out to us. You'd have a case for being stuck with existing plumbing problems you wouldn't have known about or seen prior to moving in. Read your lease! Do not sign something accepting responsibility for problems that are ongoing and very specific in the lease read more

I have been a renter at 6 different properties now, and APMS is by far the best property managers I have done business with. They are efficient and professional. The application process was quick and easy, and upon move-in they left toilet paper and paper towels for me. This was in 2021, so I wouldn't have expected anyone to gift toilet paper with people hoarding it because of COVID-19. I had 3 maintenance requests during my tenancy, and their online portal works as it should. Upon reporting it, the matter was addressed quickly and to my satisfaction. I could also ask questions, and received answers promptly (something that other property management services sorely lack in). I'm skeptical of all property management companies but APMS proved to be a trustworthy agency. read more

On 1/4/2021, I applied for a rental unit from Advantage PMS; the home is 20235 W Ridge Ct. Castro Valley. On 1/5/2021, I was emailed by Justin, who asked me to send paystubs/driver's license, which I sent the same day. The Advantage PMS website states my application takes 2-3 business days to process, which means Advantage should have processed my application no later than 1/7/2021. That date came and went without me hearing a thing from Advantage, so I called on 1/11/2021. I spoke to Jay, and he advised me that my application was still at an incomplete level. I asked what was incomplete, and he said my employment still needed to be verified. I work for a huge company that has made employment verification very simple. I advised him that I provided an 1800 automated verification phone number that is available 24/7. Employment can be verified by following a few simple prompts and verification is then delivered over the phone and can also be sent via/email and then printed. I asked why no one had reached out to me if they needed additional information. Jay then advised me that the unit I had applied for had been rented last Friday, 1/8/2021! Jay then says my application is still valid for other units that become available in the next 45 days. Okay, but you just said my application is incomplete, so how can an incomplete application now be applied to other available units? That just doesn't make any sense. I asked why the rental would go to someone else instead of informing me that there was an issue with employment verification, and he didn't have an answer. My wife researched the unit, and after touring the place, we decided to apply online. It wasn't until after I had already applied that I decided to check Yelp. Upon seeing several accusations of racism against people of color, as a black person, I instantly regretted spending the $93 to apply for this unit as I was sure they would find a reason to give the unit to another family. I don't show Justin made a credit inquiry with Transunion, Experian, Equifax, or FICO, so why did I even pay the $93? I have a 736-credit score, have been with my company for 15 years, and make approximately $11k per month, not to mention that my entire move is being paid for by my fortune 500 company, so why would I not get the place? I've seen some of the Advantage owners' responses to the others who have alleged discriminatory practices. Their excuse of "I understand it's frustrating not being approved, but there's only 1 unit available and multiple applicants" isn't going to convince me. Nor will "the other applicant was more qualified" or "multiple qualified applicants applied, so it went to the first qualified applicant who applied" convince me that they didn't and don't discriminate. The way America functions, being black automatically makes you less qualified, and I'm sick of it; it needs to stop! With Fair and Equal housing laws, this shouldn't be an issue, yet it persists, even in 2021. As a Manager of a major company, I have learned that we must all be deliberate in instituting processes that put POC's on equal footing. * My question is, since there are multiple allegations against Advantage of being discriminatory to renters of color, what are you as a company doing to ensure your applicants of color are have equal and fair opportunities to rent? * For those complaining of discrimination due to their ethnicity, how many of those "more qualified applicants" were POC? I will be sending this complaint to HUD for investigation. Additionally, I will be submitting a complaint to my local NAACP in the hopes that they will be able to warn other minorities against applying with this company. They will take your money and time but promptly give the unit to either non-minority or Asian families instead of black families. This company needs to either be shut down or overhaul its rubric/business model so that people of color don't continue to feel passed over! In the meantime, families-of-color-beware. read more

Anytime I need help with something or need something fixed APMS are always on top of it! They are always really nice and willing to help no matter what time of day and I really appreciate that. I wish I could remember the gentleman's name that helped switch out my fridge last year, and the other gentleman who helped with my microwave two years back and Fernando when I'm having circuit breaker troubles always comes to the rescue! Thank you all for always being readily available in a timely manner! read more

Michelle an Paige were absolutely wonderful, responsive and compassionate! I highly recommend APMS for both Property Owners and Tenants. From the Covid side: This was the absolute best practice I have seen all year! Self guided tour of the property! This was easy and a wonderful way to view the property during a pandemic. From the tenant side, these young ladies were so efficient. We were sent documents quickly and I absolutely felt a priority in this situation. After signing the lease we were also provided with moving tips and phone numbers to local services and utility's. This was by far a superior service provided in a hot market. Kuddo's to you girls! read more

We've been long time renters but never had any experience renting through a property management company. Harrison was fantastic! Prompt in responses & welcoming from the moment we inquired. We've been at our location for about a month & the quick fixes we needed were handled within 24 hours. Great experience thus far! read more

We highly recommend Advantage Property management. We recently wanted to rent our home and wanted to make sure all our documentation and renter was properly inspected and carried out. Sam from APMS helped us with the process immensely! APMS has a very defined structure and rules they follow which as a landlord makes renting home stress free. Harrison, our property manager worked very hard to get our home ready and market it out! He also is super quick and responsive making the whole finding renter process very fast and efficient! It is a pleasure working with Sam and Harrison and we are looking forward to a lasting long relationship. Harrison also made sure they took care of our home and coordinated with the HOA to ensure all necessary documentation is in place. Thank you Sam, Harrison! read more

Property owners beware. This company is dishonest. They look for every opportunity to take money from you. They are not a good management company. Tenants will leave early due to their shady practices and lack of responsiveness. You're left footing the bill. There are a lot of local options for good management. I suggest all are better. At least that's my opinion. read more

In the beginning, APM seemed nice and helpful. They attended to matters in the house pretty quickly. But when we had a MAJOR rat issue in the home, it took them TWO months to finally work on getting the issue resolved. Hundreds of dollars of our stuff was ruined, as well as items that cannot be replaced. I asked for help to remove the contaminated items several times, but they never did. We had to clean up all the rat poop and a dead rat. As our lease ended, they are incredibly pushy and rude. Sending weekly reminders of what you have to do like you are stupid. If you ask questions, they don't answer or give a short rude response. It was so unpleasant. They nickel and dime you on the deposit just to prove a point. RENTERS BEWARE - They put into their contracts that you MUST hire professional cleaners to clean the house when you move out. They also require you to pay for professional carpet cleaning (in our case, we paid $400 to have the carpet cleaned and it was ripped out for new carpet!!!) This is not required by CA law! Also, if your last day ends on a Friday, beware that you have to have your keys to them before noon since they close for the day and they still charge a full day of rent! If I needed a property manager, I would NEVER hire them simply based on how they treat the tenants and I would never do that to someone that is renting from me. read more

I had such a great experience moving into my new place. I have Michelle as my property manager and she has been so helpful with everything. She scheduled a walk through for my move-in and made sure everything was ready for use. She showed me how to use certain features of the place, and even showed me where the mailbox was which was extremely helpful! This was all new for me and I've never experienced this with past property managers. She even left me a little welcoming essentials gift. Moving is always stressful but Michelle helped make things easier and off to a positive start. Thanks Michelle and team!! read more

One of the worst Property Management Services I've ever dealt with; each service request can take up to month to be completed or even reviewed. We lost heat during the winter (45 degrees), and they refused to let me fix it. They said they'd send their "certified technician", who didn't even try to fix it, and they asked to replace the entire system, which would mean keeping my family in a cold for two weeks and costing an additional $10,000. After 4 days of staying in the cold with two kids, I ended up finding my own technician and spoke with the owner, and we fixed the problem for $180. Property Management in particular, Michelle was quite nasty and unconsidered. Be very cautious while dealing with them; make sure you speak with the owner; they're usually far more considerate. read more

As a relatively new rental property owner, there are a lot to learn in order to provide a high quality rental home. I came across APM online and my first interaction was with Sam. She is extremely responsive, knowledgeable and patient. She always made time to answer my questions and address my concerns. I had a great experience during the process and never felt being rushed by Sam to sign up with APM. Michelle is now my property manager, she is professional and a pleasure to work with. She is detail orientated during turnover process an has a high standard to ensure the property is ready. I am also very impressed with APM's portal system. It is very intuitive, organized, and a great resource for both landlord to understand the maintenances, progresses and bills. It is easy for tenants to submit requests. I would strongly recommend APM. read more

Just enjoyed my first night in a new apartment and I'm grateful to the core. I've not had much experience going the corporate landlord application process in the past and initially found the process daunting to navigate. I wouldn't be here were it not for the professionalism and thoroughly capable attention given by Victoria and Paige both at Advantage. I can't recommend them enough. Paige and Victoria were incredibly attentive and the communication was great between us to anything that came up. I appreciated it immensely. read more

Fantastic people to work with! Sam did an amazing job with onboarding and Harrison is fantastic to work with: super responsive and always happy to help. I rent a property in a different state from where I live and the video messages add an awesome personal touch to the communication! read more

After reading the reviews I had to shake my head in agreement with the several discrimination statements from prospective tenants. I thought it was a coincidence and had a weird feeling now I am assured my gut was correct. I scheduled a viewing of several properties in Dublin, one scheduled showing was canceled a few hours before as being off-market. The second property I saw as planned and was pleased with it. Two things gave me a negative vibe; as I was driving off a man on a bike with a construction vest followed my son and me around the community as we wanted to see the neighborhood. He stopped following us when we were at the stop sign to leave the Dallas Ranch community. The next issue, after viewing the property I received a call from a lady at the Company, assuming it was just a follow-up instead she was feeling me, wanting to know if the showing was good and if I liked it. When I stated I liked it and would be applying. She told me to "hold off a few days before applying because someone has applied for the property". I am leaving this review to inform others to report these issues about Advantage Property Management in Dublin CA. housing discrimination against blacks. The company is aware of the skin color of prospective tenants because they ask for photo identification to self-tour the properties. read more

These guys are really awesome. What I've been so impressed by the most is their customer service and responsiveness. I especially wanted to shout out Paige who has been extremely great to work with and tries her best to make sure we are taken care of. We appreciate you guys. Keep up the good work. Smith Tribe read more

Harrison is an absolute legend! I reached out to him for some property information and getting some documents signed. He responded fast and with amazing customer service! Thank you :-) read more

This is in addition to my review of 9/30. In addition to Paige being on top of all the move-in issues we encountered, Fernando has been amazing with his response to any questions or issues that come up. He is quick and so efficient with getting all questions answered and issues dealt with! Great team at Advantage Property Management Services! read more

Very professional and competent property managers. Sam was my first contact point at the firm and was just amazing. Very patient, took the time to understand my needs and questions and answered them in great detail. No pushing or rush to sign the contract just a very comfortable and reassuring experience. After my house was rented she took the time to explain each and every feature on the portal and the owner statement to ensure I understood everything perfectly. Michelle my assigned property manager was great and a pleasure to work with, she kept in touch with me while my house was being made rental ready, always responded to my questions in a detailed and clear manner and got the property rented quickly and in line with their policies. Given the quality of the people here and their business I strongly recommend them. read more

We have worked with this property management company for many years and have been in and out of many of their properties. We work with their tenants for home improvement projects and the renters are always impressed with their level of communication and quick timelines to fix any problems. You can quickly access they are a really good property management company to use. read more

I just went through the rental application process with Advantage. I have to admit that I was a little worried after reading some of the other reviews here. Now that I've been through the application process, I have no idea what's wrong with these other people. The company provides the required qualifications in multiple places--it's almost impossible to miss unless you really aren't paying attention. Their security deposits are a little different than other company's but they also explain that the amount may increase in advance (based on your qualifications). I don't understand why people get upset if they don't meet the qualifications or if the security deposit increases. People--read the information they provide before applying! If you don't meet the requirements then don't apply and save your money on the application fee! After renting from individual landlords, I was blown away at how quickly and professionally Advantage processed my application. I received a confirmation email immediately after applying, then an introduction email an hour later from the person processing my application. I sent back the requested documents and the online tracker they provided was updated quickly. I really appreciated being able to track the progress online. Who else does that? I had a question about the lease terms being offered so I called the property manager directly. Michelle answered my questions quickly and was very pleasant on the phone. She even followed up with an email in case I had any more questions. My experience through the application process was very positive. I recognize that property owners expect a management company to do a great job screening tenants. It's a tough job, but Advantage made it as painless as an application process could be when they're trying to find a great tenant. I think this company's application process is about as good as it gets. In the end, the property I wanted was already rented by the time they completed my application, but I like that I can transfer to another property they manage and I fully intend to. You don't get this benefit from individual landlords. This experience has opened my eyes to the difference between renting from a professional management company versus an individual landlord. I'm sticking with professionals from now on. I encourage people to ignore the negative reviews. Advantage has their process down to a science and it's amazing. I would recommend them in a heartbeat. read more

We had a great experience working with Advantage! We were looking to break our lease and move out of our apartment, and Paige was so helpful every step of the way. Thanks to COVID, our once in-demand unit was slow to find renters, but Paige was extremely communicative the entire time and worked with us on creative ways to find another renter as quickly as possible. We definitely recommend Paige and Advantage! read more

For the way I've been treated beginning with signing the contract, problems with the house being not "move-in ready" once I signed and they had my money; the entire team are liars and the most unscrupulous, unreasonable people I have ever dealt with in my entire life. I wouldn't recommend them to my worst enemy. I'd give them a zero if i could. read more

Michelle and Russ have been handling my property management for over 10 years. They have impeccable service. They vet the best tenants and look after your property values taking care of all repairs or upgrades if needed. I never have to worry They have good management reports to see expense vs income which also helps for taxes. read more

A family owned business with small town manners. As a renter, when things go wrong I want to be able to speak to a person. I love that everyone at Advantage is courteous and helpful. Michele is always cheerful and gets help out ASAP. read more

Landlords beware, APMS will ask you to list the rental property below market value and then nickel and dime the renter from their deposit. Double dipping on both ends to increase their margins. Not a good faith business. Read your landlord contract properly as well as a potential renter's contract to understand exactly what they are trying to pull off. read more