Thank you for your reply. To clarify for others reading: Yes, I gave the required 90-day notice, and we agreed on a formal termination date of May 1, 2025. My concern is not about the timeline--it's about being charged a management fee in May despite no management services being performed. What's most disappointing is the complete lack of communication and empathy. I sent multiple emails and a formal letter--none of which were acknowledged. This reply only came after I posted reviews publicly. That response, paired with your refusal to even consider refunding a small final fee of just a few hundred dollars, is incredibly telling. After more than five years working together, a thoughtful business would have valued the relationship and simply honored a reasonable request. Instead, this rigid approach--defending a weak contractual position over a minor amount--demonstrates a short-sighted business strategy that undervalues long-term partnerships and human decency. For future clients, I still recommend reading the agreement carefully, especially around fees tied to maintenance and contract wind-down. Fee-stacking and defensiveness like this are not the hallmarks of a company I could recommend again. read more

I moved to Manhattan, KS back in December 2020. I was looking to a renting a small apartment and I found a 2 bedroom apartment with Alliance MHK. I set up an appointment to see the property and eventually decided id take the place. I finally go pick up the keys at their office and I show up to my new apartment and I open the door. The first thing I notice was that there was a foul stench. I start looking around and what do you know? I find a DEAD CAT inside the apartment! The guy had told me that they had cleaned up the place and had it all professionally prepped up for me to move in. I call Alliance about it and they thought I was making this up. I sent them pictures and Ill post them here so you can see them. This isnt even the worst of it. The place had a bad case of mold or something because I developed trouble breathing when I lived here. Not to mention that power went out frequently in the summer, they also kept the majority of my deposit when I moved out under pretenses that there was damage to the place that occurred under my tenure. Which I took pictures and submitted on their app before I moved in. I told them this was already pre-existing damage in which they denied and refused to give me back my deposit. Do not rent from Alliance MHK. read more

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Five stars all the way! Alliance Property Management is one of the BEST realty company's. Their staff service is second to none. We are blown away by the level of professionalism and expertise displayed by their staff. Thank you Ms. Meyers for your hard work, because of your expertise and outstanding service our property will be rented in a short amount of time. As long as we have been with Alliance, our home has never gone unrented - Thank you. We have also worked with Eliza, who went above and beyond to manage upgrades on our home like someone would do to their own. She is phenomenal and has excellent taste, gave us valuable insight into the local market and very personable. It is a great honor for us to have Alliance as our Realty Company since 2010. Alliance team always works diligently to make sure our house is taken care of and rented. It is a pleasure to work with Joshua, he is always there to help with maintenance and keeping us posted on all of the work orders. Great team with clear and open communication and we highly recommend Alliance to everyone. We are their customers for life! read more

If there was an option for 0 stars I would choose that. I have never dealt with a more difficult company in my life. Lauren, the manager, was nothing but belittling and rude. They charged me $40 to have lightbulbs changed in my room and don't clean the room that I was entering, even after someone else lived there. They claim that it's in the terms of the lease, but not one of us four girls can find that in our version of the lease. They also said if I didn't pay the fee by the time it was due that I would get charged a $50 late fee. On top of all of this, our grass wasn't mowed for over 3 weeks and we had to call them to get someone to come and mow it. After seeing all of their other reviews and noticing that they are just digging for money from their residents, I 100% recommended never going through this property management. read more

I spent days deep cleaning the apartment only to recieve a fraction of my security desposit back because they had "professional cleaning" done. We only lived there for ONE YEAR. There is no way to justify charging $650 for "professional cleaning" when I followed the cleaning checklist they provided and left the apartment in better shape than I got it in. 0/10 read more

I rented through alliance for 2 years while in college and never once was my time with them or the amount of money I was giving them was respected. The experiences I had with management anytime we needed something fixed or were in contact with them were absolutely terrible. Our property manager in particular was especially rude to not only me but my three other roommates. Their rentals are trash and cost way more than they should for how they look on the inside and how cheaply everything is fixed. Through my many try's to explain my unpleasant encounters to other people at the business, I was told that there "wasn't anything they can do". The tenants are treated with such a lack of respect and I can only assume that it is because it is in a college town that only has so many options and people need somewhere to live. If you are in the Manhattan area and looking for someone to rent though, alliance should be your absolute last resort. I would not recommend them in the slightest. The only aspect on the company that is reliable and respectful are the maintenance workers who always treated us with respect and made sure that when we had an issue, it was fixed. read more

The single worst rental experience I have ever had. Unless you have a lawyer on retainer, I would highly recommend looking elsewhere.

Our family recently visited a rental home and were assured multiple times that our app would be accepted even with prior credit history issues. We were told that because the issues were over so many years ago and our current credit fits the requirements we wouldn't have issues. Then after paying the application fees we were rejected. When asked why, Alliance management gaslit me and tried to tell me they never said any of those things. read more

All of my original post is true but I will mention that upon moving out we did not receive one cent back of our security deposit. I have worked for cleaning companies and we cleaned that townhome top to bottom, three of us and still nothing. They itemized what they used the money on but some of it seemed ridiculously expensive in my opinion. So just be aware you probably won't receive any money back but they are a great place to rent from until move out! read more

We are very pleased with Alliance. We are a military family who moved to the area without knowing where to start looking. John was helpful with locating the right home for us, and after we moved in they were quick to address a few maintenance issues the Propery had. The online tenant portal makes paying rent or requesting maintenance a breeze and we are very happy with our experience. read more

If I could give half a star I would. Here is a message I wrote them explaining my experience in trying to rent a property with them. Hello I just wanted to take the time to tell you just how awful a business you are in just two days of dealing with you. I inquired about a listing you had for 701 N 9th St. #5 on craigslist on I believe Wednesday May 29th (which has conveniently gone down as I'm typing this) I called to schedule a viewing and was led to believe this was the apartment I'd be looking at. Upon viewing it on the 30th of May, I come to find out that I (and the person with me who also was inquiring about the $590 apartment) was looking at #10 which I believe was listed at $670 on your official website. Upon completion of the viewing I inquired about the $590 apartment. The seller did not seem to know about it so he called your office. There seemed to be no knowledge of it but to speed up to the end the seller asked if #10 would go for $590. Whomever was on the phone said that if I signed the application that very day, I could get it for $590 on an August move in date. I did this, but before I submitted I called your office directly and checked to see if that offer still held water. I was told yes again and therefore submitted an application. I was then told to bring in a deposit check of $590 that very day. I went to the bank, payed $5 for a cashiers check and before giving the clerk that check. Asked one last time to confirm that #10 was going for $590. For the third time I was told yes. So I gave you my money and went home happy. Then I get an abrupt phone call the next day telling me that the apartment was $670 but you'd be willing to drop it to $650 (gee whiz) and that essentially at no time was I told it would go for $590 . If that's the case, why did you gladly accept my $590 check and make me sign a forfeiture agreement? (That you conveniently snaked out of on your part when you changed the terms of our agreement.) The sad thing is I would have been willing to work with you had your employees not essentially accused me of making stuff up about what or wasn't actually said. Thanks to this fiasco I've lost the opportunity for another apartment I had on hold because your listing suited me better and I thought it would be more convenient working with your business. So now I'm back to square one and out $5 dollars for the cashiers check I had to return to my bank. I feel no sense of hyperbole when I call your business a den of slumlord crooks and will be doing my part in making sure anyone willing to sign with you hears about my story and the stories that other people told me about you that I probably should have heeded. read more

RUN AWAY as fast as you can, especially students! you will NOT get back your deposit!! You'll overpay in every way, other than maintenance. Worst communication I ever experienced from a business. If you've already signed, take a TON of photos when you move in and out, be prepared to go to court, they will always charge you beyond what you paid for deposit AND PET DEPOSIT!! Just rent from ANYWHERE else!! read more

We had Alliance manage our properties for about 5 years and have moved them over to a different, more competent company. Just went over to look at one of our properties that was managed by Alliance until May and was recently vacated. My husband and I rehabbed this house about 4years ago. Bedroom floors were damaged beyond what is normal "wear and tear". Throughout the course of our contract, had to call Alliance every summer to get tenants to mow lawn. When an issue arose more than one time, we rarely got to speak to the person who we originally spoke to so had to repeat the story over again. Very frustrating company to deal with as a property owner. Went with another management company (American Property Management) that provides more personal and quality service for both us and our tenants. read more

The worst experience renting an apartment I've ever had. Be prepared to walk into poorly managed properties and get over charged for preexisting damages later on. Something will break in those crappy properties like the one on 17th st. and there's no service because the only thing their agents care is to milk you to fix their crap. read more

Experience was worst I had in 20 years of renting. They are only responsive when it suits their interest. I only lived in the property before I had to move due to safety concerns they caused. I am interested to see how much of the deposit will be refunded due to cleaning as the apartment was not clean prior to moving in and I was only there two weeks. Inadequate housing, inadequate responses and accepts no responsibility for any errors on their part. read more

Alliance took advantage of me and my roommates by charging us for ridiculous damages that were present when we moved in. We paid $1780 in a security deposit and got almost nothing back. After taking it to small claims court and winning back about $1700, Alliance then waited until the last day to appeal, forcing us to either pay attorney fees to explain to a new judge why we shouldn't have to pay, or drop the case and keep the very little money they left us. They absolutely have the money to pay us what they owe, but instead want to take advantage of the little money four college students have, knowing that we probably can't pay for attorney fees. Even with all the move-in photos I took, Alliance is still taking advantage of us. read more

Do NOT lease from this company!!!!!! If you do, at the end of your lease expect to not only NOT receive your deposit back but expect to receive a bill full of unsubstantiated and ridiculous overcharges for maintenance work the owner should be responsible for (like cleaning out gutters and faucet replacement) and for cleaning and anything else they can come up with no matter how clean and in good shape you leave the property!! read more

My college son and 4 of his roommates just moved out of an APM managed apartment in Manhattan, KS. I'm sure with 4 boys it was not pristine when they moved out. They did put in in some effort to clean the place up, but was charged just under the total security deposit for everything from changing light bulbs to re-keying locks. All the stuff that landlords took care of back when we rented years ago. We've heard similar stories from their neighbors. Story hear is if you rent from APM, expect to be nickeled and dimed for everything post move-out, and don't expect much of you deposit back. read more

If you are reading this then you are interested in knowing the details of what Alliance Property Management is all about when dealing with new tenants and how they will treat you when it is time for you to move-out. From the instance, you show interest in the property you desire, they are so helpful. And by the time you sign the lease they disappear and are not so helpful. After signing the lease the property manager will change and the new property manager will never be available. When you call to report an issue, it will never be fixed or taken care of in a timely manner. The only way it will be fixed is if you call the 24hr emergency number and pray someone answers. A.P.M. is by far the worst company in Manhattan, KS. Do not waste your time dealing with these Crooks! From the time you move-in, you will be promised things which will not even be adhered to by the time you move-out. They say the move-in inspection sheet will be used when you conduct your move-out, but the truth of the matter is no matter what you do to ensure the move-out inspection is as smooth as possible, you will still end up with a final bill. You will be told that they had to repaint walls due to patches of spotty paint which were there when you annotated it on your move-in inspection sheet because they never got around to painting these areas prior to you moving in and the whole time you were a tenant of A.P.M., charged by two different carpet cleaning companies, cleaning crew costs of wiping down things which were already cleaned by you prior to your move-out. Also, they will overcharge you by $2000.00 and your security deposit will not even cover any of the damages or repairs that the homeowner and property manager insist they had to make because the property was in such bad shape when you moved-out. When you receive the final bill, you will call and complain about the charges that they assessed to your final bill and they will tell you a long-crooked story on what they felt needed to be fixed. When you ask to speak to someone in higher management they will be unavailable with no timeline on when they will be available to contact you. As a Military member I would like to think that after Pcs'ing from one place to another over the years that I would know what a STANDARD is, but A.P.M. is just a big bully and will continue to do people wrong just to make a buck! I would like to think that I would have gotten better service for the money they charge tenants. The whole company from the property managers, homeowner and the rest of the staff are all SHADY people who do not care about ripping you off and doing it with a Smile! read more

This place is horrible. Honestly. And I haven't even moved into the house yet! Our lease was supposed to start August 1, and they e-mail us TWO DAYS BEFORE the lease starts. We have been calling them (which they hardly ever call you back, and barely ever answer their phone in the first place) and have been trying to get things in order, since we never got ANY sort of information on what we are supposed to do on check in, and turns out there are forms we are supposed to fill out before we can get the keys. Well how are we supposed to fill out forms if we don't get them until the two days before when they send our the "Check-in Reminder." Not to mention that one person in the office will tell you one thing, and you talk to another and it's a completely different story. Absolutely frustrating. I don't know how much I can stress this, DO NOT RENT FROM THIS COMPANY!! I will be severing the lease after the year I've already signed. I should have listened to the people on some of these websites who had rated them low. Believe me, stay as far away from Alliance Property Management as you can. read more

I lived with them for a year and it was the worst property management I have ever rented from. When I moved in there was still dirt on the walls, which I had to clean myself. The maintenance that need to be done before I moved is was not completed and it took them about a month to come out and fix the few things that were not finished. The customer service is awful and I usually end up spending a day just trying to get someone on the phone. I leave messages and emails and still no one calls back. This place is awful please for your sanity don't rent from them. They are unorganized and just don't seem to care about their renters. read more

Alliance either intentionally withheld information or were grossly incompetent. They require soldiers to sign a military memorandum which is a carefully worded rights waiver and doesn't not state the rights that the service member is relinquishing. The woman in charge of the military housing informed me that I could not break my lease for ending my term of service because of the clause I signed. She either lost or destroyed the orders that I brought in and refused to let me break my lease one month early. She then refused to admit any fault. The only reason I didn't take this to court was because of my timeline and need to move. The organization pretends to be a Christian organization, but swindles people out of their money and is intentionally misleading. Avoid this business at all costs. read more

No security deposit back and on top they charged us extra for things from before we moved in when we left. Our house flooded from sewage because it wasn't kept up and it took them nearly 6 months to get in and put carpet back and finish the work. The workers stored equipment and parts in personal bedrooms while we were sleeping (not on alliance but they should hire better maintenance people) and overall not a great expletive the only upside was that they left us alone. read more

We rented a house from APM for my son for 2 years. The property was fine, the rent was high and didn't include utilities, but the location was great. The reason they lost 3 stars from me was because of the move-out. We got ripped off on the return of our deposit. They charged over $200 for clean out, and since I cleaned it myself, I know they didn't have to pay anyone to clean it. Among other random unnecessary things, Vicky even charged to clean the stove hood, and THERE IS NO STOVE HOOD. We had to put a couch in the front yard for the trash company to pick up (already scheduled and paid for) and Vicky called the city so that we had to pay a fine (to APM, of course). They charged us to re-key the house, which I've never heard of before. Vicky was unreasonable, hateful and cost us hundreds of dollars when he was a good renter, left the place clean and in good repair, and we were NEVER late with the rent payment. I WOULD NEVER RENT FROM THIS COMPANY AGAIN. He says you'd be better off living in the dorms. read more

DO NOT LIVE IN THEIR PROPERTIES! Just don't do it. Don't. They have just kept $700 worth of a $1000 security deposit. I am a single female who lived in a less than 600 sq foot duplex. I'm not some college kid who damaged things, I kept it clean, I spent a full week cleaning it before moving out. Do NOT live with them. I am serious.They will nickle and dime you out of your security deposit. The maintenance isn't what it could be. The rent is overpriced. Just DON'T do it. read more

Could not believe they wanted to keep our entire $660 deposit AND charge us an additional $600 when we moved out. We did not break our lease and we took care of the duplex. It was just my husband and me living there and they said they cleaned pet hair out of our apartment! I had to file a Better Business Bureau claim in order for them to drop the addition $600 charges. However, we did not see a dime of our deposit. I do not recommend you rent from them!!! read more

I had been renting from Alliance for three years and back in February they asked me to sign a lease for August 2014-2015. I told them I wasn't happy to be forced to sign a lease so soon because I graduated in December and was looking for a teaching position and I had no clue if I would be living in Manhattan another year or not. They said I had to sign the lease or they would start showing the house to others. In June I did find a job elsewhere and immediately told Alliance. My landlord said I could show the house to others and of they were interested they could fill out an application online with the address. Because I refused to pay $400 to have them post it on their site I don't think they even processed any applications because my name was still on the lease for August. I showed the place to several people who were very interested yet by July my landlord said he had not heard anything. We left at the end of July so that they could have it ready for an August lease for someone. At one point the landlord told my boyfriend that we just needed to tell them when we left so they could walk through it with us but then when I called a week later he told me that they were too busy the day we were moving so I couldn't even get a walk through. After we moved he called and told us that they found someone interested moving in in September so we told them to please let the person since we had already moved out. A month later we get a bill for August and September and when I called I was informed the landlord we had been working with had quit and when I explained to the new landlord my situation he said he would get back to me. He recently emailed and said that he understands we were told that the place had been filled in September but it hadn't so we still owe money. My boyfriend talked to another lady who said it was not their fault what we were told and that we still owe them all the rent money plus the cleaning expenses. We are fully willing to pay for August and cleaning charges but not September. Our deposit should be able to cover all but a few hundred dollars of this expense but they haven't even figured in the deposit money we should be getting back in this bill they spend us. They were very quick to say they would work with us and now they are saying they should not have to. They are a very dishonest company that is unwilling to work with their tenets. read more

Horrible company. I will NEVER rent from them again. Their properties are crap. They are literally falling apart and violating city codes. But does Alliance fix them? Not a chance. Properties are overpriced and the company will steal every penny they can from you when your lease is up, including making you pay for days you don't even live there. Everyone I know who has rented from Alliance had a horrible experience. Just don't do it. read more

I've got nothing good to say about alliance property management of manhattan kansas. For starters, one of the two toilets in the house of 4 guys broke, after putting in maintenance requests multiple times it never got fixed. It broke around a month before spring break time which is March. And it wasn't ever fixed by the time we moved out, which was June, almost 5 months. Also I over payed a months rent thinking that I had another month left in the house. It's not been given back even after many times if asking and requesting for it. On top of that, the 4 of us living together spent 3 days cleaning up that place and making it look great. Only 100 out of 1500 was returned to us. The only word that comes to mind about my experience with alliance property management is horrendous. Don't put yourself in that position. Don't rent from them if you read this. I always thought that bad review came from bad tenants, but I don't believe that about any of the reviews about alliance. I don't doubt a single one. The shady employees are making it a shady company. Just stay away. read more

if my husband and I had a longer time to find somewhere to move it to in Manhattan, we would have NEVER EVER gone with this company! We have had issues from day one! The day we moved in we found nasty fast food trash in our kitchen cabinets and an old diaper in the garage. GROSS! Let's start from the beginning. When we were taken to look at the house we were given a set of keys and told to go look at the house on our own. So we did. We tried 2-3 keys and none of them worked! We went twice and on the third time someone finally gave us a different key that worked. It was dirty and we were told that the place would be cleaned up when we moved in. Lies! We had to clean before we started taking nines out of our boxes. A few months in we received an email accusing us of changing the locks at our home when CLEARLY they had key issues BEFORE we moved in!!! I sent an email back saying that we did not change the locks and that they had issues wi keys BEFORE we moved in!! We have been in our house for over a year. We would have moved if we could have but we couldn't. In our time here we have had our basement flood 3 times. The first two times we were told "it will be fixed." During a severe thunder and lightening storm my husband had to go outside to try to get water out of the window well because it was pouring water into our basement and into an electrical plug where our washer and dryer were plugged into. Only after the 3rd time did they send someone out to "fix" the issue. We had multiple plumbing issues that made our basement smell. We have had water pressure issues also. One piece of advice.... FULLY READ THE ENTIRE LEASE AGREEMENT WORD FOR WORD!! They are knieving and will slip little things in there that we just ridiculous!! Also, expect to pay a "floor cleaning" expense to be taken out of your deposit even though in their moving out checklist it says to scrub, mop, and thoroughly clean all floors. My husband and I will be asking for a receipt for the floor cleaning because I DOUBT they will actually have a company come clean our wood floors. Be ware! DO NOT RENT WITH THIS COMPANY!!! We pay $1050 and apparently they are upping the price to $1300!!! Thoroughly inspect the homes and if you can avoid it, do not rent with this company!! read more

Not professional; would give zero stars. We found a house that we really like through Alliance, but despite horrible reviews, we wanted to give them a chance. We were shown the property and the individual showing couldn't answer many of the questions for us, or what she told us was not ringing true with the property manager, Christy. Upon meeting Christy informally in the headquarters office on 6/29/17, we felt pushed to give money and ask questions later, and felt a lack of compassion from the company in terms of working with renters. I'm paid once a month, and my checks can be as much as six weeks in between because I'm paid on the fourth business day. I was told that I will "figure it out" when it comes to paying rent by the first. 1. You never tell someone to "figure it out" if you want them to rent from you, and 2. You don't know my situation, so never tell me how I should budget my money. Despite this, we still pursued the property. I get a call 6/30/17 saying another couple was interested in the same property and that we needed to fill out our applications and give them the deposit if we wanted the property. I panicked and paid the $70 fee for both of our applications. We then get a call that my credit score is 4 points too low for their requirement and we need to have a co-signer. At this point I'm fed up with all the running around and they said that unless we get this stuff in, we won't get the property. They neglect to answer phone calls and wait to give a call back to individuals. I'm not upset that we didn't get the house that we wanted, I am upset that we wasted $70 on a poor management company. We were treated poorly during the process and then get a text instead of a phone call that the property we wanted was rented out. We felt as though they cater to wealthier individuals and military members, and won't work with people who make up a majority of the Manhattan population. I have grown up in Manhattan and my fiance and I are both working full-time professional jobs. I wanted to give them a chance, but the other negative reviews we read rang true for our experience. I do not recommend working through this company for housing. read more