They kept my daughter's deposit and charged her an additional $500.00 for "repairs" that included multiple Nail holes ( I have videos to prove she NEVER hung one thing on the walls), $56.00 for 2 light bulbs, not shampooing carpets ( we hired a professional cleaner who did indeed shampoo carpets), moving out a day late ( she moved out on the day required, we had a cleaner the day after, which was approved by the property management company) and multiple other things. We have hired a lawyer! AVOID THIS COMPANY LIKE THE PLAGUE!!!!! read more

just read all of the other awful reviews for amer prop man....the exact same things happened to my son and daughter-in-law. they rented from them in 2025 and had the most awful experience. they are just trying to work and make it in life and this property company was awful! do not rent from them! please...find someone else and you will bo so much happier. i talked with them every other day and hated them renting from these people because it made their lives unbearable sometimes. please rent from anyone else!!! just stay the hell away from this company. they don't even deseve a star, but it won't let me post this unless i put at least one. just stay away! read more

Do not rent with American Property!!! They create outrageous fees at the end of your move-out, are bad at communication, and a simply rude. We lived at our home for only 7 months are were charged with $1600 of fees last summer. I am attaching the chain of emails back and forth from American. The owner also had the AUDACITY to directly TEXT my (now husband) swear words at 11PM which was weird in itself because we didn't have his number. We got a few of the fees marked down, but it was a massive headache that we almost took to court. I have a friend who actually did threaten a lawsuit after moveout and they were able to win their money back. There are so many terrible things about this management like the fact that they will push off maintenance requests to charge you when you move out, have multiple showings per week and the staff leaves lights on and doors unlocked. I'm still angry about this a whole year later I created this review today. TLDR: ABSOLUTELY NOT read more

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They are the worst property management company in Manhattan. I lived at my property for 8 years until they came in as new management, as soon as they could get me out the door and raise the rent they did. Ive never been evicted in my life and Im 61. Now I have a non renewal on my lease history. these people could care less who you are or what needs to be repaired at your Home. Worst people ever!!!!!!!!!!! read more

At this point I would never rent from them again. When we first moved in they were great about doing things and treating us respectfully. Unfortunately, after some staff changes and gaining of new properties they began to be so shady about everything. They question all work orders and even had the nerve to charge us 80 dollars for a plumber to come to the house and plunge the toilet which I could have done myself. The issue was there was a deeper clog which plunging only temporarily fixes. They told us we were still responsible for the 80 dollars. It is the landlords responsibility to fix these things not the tenant! Also, every time you put in a work order it is a "do it all" type of company that comes and basically gives you a Band-Aid solution to the problem which I have never experienced with any other company before. Oh and I was sent an email with instructions of how to unclog a toilet myself! For 1270 a month, this was not worth the terrible service we were getting. My current property management hired actual plumbers from Dehart to fix plumbing issues that were never our fault and they never questioned whether it was our fault or not. Also, they charged me 500.00 in repairs. I lived there for 2 and a half years and there was normal wear and tear on things but nothing that was 500 worth of work. Once again this tells me that they charged me for things that actually needed to be fixed before we moved in. When we moved in there were torn blinds and stains in the carpet that did not appear until it was actually walked on due to them having it shampooed. Our front door was awful and never worked properly. They told us they were replacing it and the person that came to fix it told us they said "use the old door and make it work". The door never worked right and sometimes it was so warped that during extreme weather you could not even use the front door. The HOA was taken care of by American horribly. Everyone let their dogs poop in the front and back yard and the pool was full of spiders. Totally and completely disgusting the lack of care. Who ever is paying them to take care of the property should find another company. Also, they were charging us 50 a month in pet rent and due to unforeseen circumstances we had to move out early. We continued to pay our rent and communicate with them. They asked for a forwarding address to send the deposit to so I gave it to them. Two months later I get a bill for 936.00 they literally charged me for having to turn on the electricity and penalized me with a tenant non-compliance fee. There was an 1195 deposit on record so after burning through that money they now are asking for more. It borders the line of legal/illegal how they handle business with their tenants if you know and understand tenant rights. I now understand why people take them to court. The lease is shady and so is the company just do not give them your business because they do not deserve it. I have attached the shady billing procedure they use. read more

American Property Services - Dishonest, shady billing procedures. - Property Management Near Me - Manhattan, Kansas

If I could give them a negative*I would. Management is horrible. They treat your maintenance requests as if they were inconveniences we're Garlist of whether it's your fault or not they charge you an arm and a leg for random fees out of nowhere that shouldn't be applied to your account and then refuse to take them off most of their facilities are run down and they just quite frankly treat you like shit They don't care about their tenants at all and if you have a service animal they tell you to screw off and pay their fees anyway. The manager even had the nerve to tell me that I didn't need mine I would avoid this place at all costs read more

I am updating my review as I found my old documents from moving in. I can remember standing in the house crying that we had made the biggest mistake renting from them. The garage was full of the owners junk and trash. Furniture was inside that wasn't featured in photos. I opened the freezer to find mold and food scraps. Cabinets had food crumbs everywhere. Roaches downstairs. Broken glass and trash all in the yard. The fact that the attached photos show their employee signed off on this property is all someone considering them needs to know. We are older, not college kids. We receive thank you letters from most landlords and management companies when we leave places all over the country. We added new mulch, fertilized this yard, redid the garden beds to they were weed proof, scrapped windows from years of paint, scrubbed the interior, and had every neighbor stop and thank us for finally taking care of this house. They had deemed it the trash house and hated it in their neighborhood. BUT, They sent us our bill for the most insane things and including cleaning. If you are a young college student, run. My age group, be prepared for legal battle. I would have 100% taken then to court if the few hundred bucks was worth my time to fly back to KS. They deserve to be hit with a huge lawsuit. If someone wants emails or photo proof I have them all and can take messages. Dave is a con artist and a awful person, especially doing this to young college kids. His employees are all very young, ignorant, and absolutely dreadful to work with. I remember the overflow in the tub wasn't hooked up and all overflow water went into the garage. When I submitted a work order he asked if that was really necessary, as he doesn't take a bath. Y'all, I would not let him touch any of our homes. read more

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I would not recommend renting from this place to anyone. when I first started renting when I transferred to KSU I signed a lease that then transferred ownership to American. When we moved out they kept our whole security deposit which was over $1200. They then tried to charge us an additional $700+ for replacing things that did not need replaced. for example, they went through and changed every light bulb that WAS working. When confronted about the situation they are EXTREMELY unprofessional and do NOT listen to anything you say. Again, I would not recommend any property under this management and if I could give it zero stars I would. read more

Unfortunately, I am going to have to give American Property services one star. In 2017 we used American as a property manager while my husband and I both went to South Korea for nine months. Whoever the property manager was at that time was simply amazing! Our experience with that Property Manager was so good that this time around, when my husband and I left to Germany for nine months, we ignored our neighbors suggestion to not do business with American again (she was currently going through a small lawsuit with them). Wow! I don't know what happened but this time around was a complete 180. The agreement was they would show up to the house two times a month and do a complete walk-through inside and outside of the home and report back to us any damages that need to be addressed. I might as well have hired my next-door neighbors because they are the ones who were repeatedly informing me of issues, not American. My alarm system allows me to see all activity in the home, and for the month of July they never came out to my house the entire month. I emailed Dave Darling about it, and he didn't even have the decency to reply back to my email but instead forwarded it to the maintenance manager who somehow now became my property manager? After addressing it, they did it again the very next month in August. For two months nobody came to my house. Along with all of that, I asked American to provide me with photos of my front and backyard because my neighbors were complaining about my yard/landscaping. We had hired a landscaping company who was not doing their job - That's a whole other yelp review. But what is concerning is that I have a property manager who sees that I have 6 feet tall weeds growing, and sod that is the only brown grass in the entire neighborhood (even though we have an active irrigation system) and says nothing! We came back and our Sod that we just put in the year prior has weeds and crab grass and fescue growing all in it. The damage is serious! When I emailed the maintenance manager about not coming out in August, he responded to me with a ton of excuses with having to deal with other homes and flooding due to all of the rain and weather that kansas has gotten, and he even cursed in the email. Bigger question - did anybody care to see if my house had any rain/flood damage from all of the storms???? Oh, and because my neighbors are amazing they pulled the weeds in my yard so that my house didn't look abandoned but they noticed shingles all around my yard. Apparently the wind had blown shingles off of my roof. Thank God there was no water damage to the roof or inside of the house. Seems like American hires a lot of college kids from Kansas State University, so there's a high turnover rate. The college kid we had back in 2017 was just amazing, but that's probably 1 in a 100. I suggest American start looking for some seasoned and long-term employees as property managers or rethink their entire business plan. We won't be using them again. read more

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Not impressed with how this company has taken care of the security deposit return after finalizing our rental. Our needs during the time of the rental were addressed, however. I've had to pay $211 for light bulbs, even though we put all new bulbs in every WORKING socket before leaving and left more light bulbs available in the house for the new tenants! This charge included removing carpet stair treads we purchased for the wooden stairs to make them safer. These cost us several hundred dollars and they threw them away! These could have been removed and re-homed by us if we had known they didn't want them to stay with the house. I don't know why people or agencies who rent property think they can spend over 1/2 of a $1200 security deposit so frivolously. read more

I read the reviews of others which justified my decision not to rent from American Property and am providing this review as a service to would-be tenants. As a co-signer, I read the lease which I thought was one-sided; it contained very arbitrary fees and charges; placed heavy burden on tenants; and it gave the option to the Management Co. to increase the rent during the pendency of the lease. Here are a few notable items: American Property Lease - Notable Items 1) Late fee: $25 first day and $28 for each additional day. This may not happen but in case you inadvertently forget to pay. (All others landlords charge only a flat $25 fee.) 2) Rent can be increased during the lease by the landlord. 3) $25 administration fee for failure to submit utility confirmation numbers 1 week before the commencement of lease. 4) If there is injury to occupants or their property due to water or pipe leaks, the landlord is not responsible. (They should be responsible for any water or pipe leaks.) 5) Tenants are responsible to the landlord for damage to landlord's property from water leaks. (They should be responsible) 6) $250 per day fine for keeping any pets without authorization. 7) A maintenance call for non-emergency matters after office hours is subject to a $75 fee. 8) Tenants will be charged a $45/- per hour fee for work related to a move-out report re any deficiencies. (This is a ruse by landlord to keep a good portion of the security deposit after moving out) 9) Additional Expenses for Tenants- i) tenants must have insurance to cover damage to property up to $100,000/-. The insurance premiums will depend on the circumstances, such as: age of those occupying the property. The younger the tenant, the higher the premiums will be; and credit worthiness of tenants. The landlord itself says that this may be more expensive than elsewhere. Failure of tenant to get insurance - Landlord/agent will obtain and will bill the cost to tenant. By this process the Landlord will not care how much they pay because they will pass that cost to tenants, which means that your monthly rent will increase by whatever they pay!! (This is very bad and will increase the rent by an unspecified amount) Usually, landlords have this coverage to protect their own property and not the tenants. If there are damages in excess of $100,000, then tenants and co-signers are personally liable for the excess amounts. Tenants must show insurance policy prior to moving in. read more

This management company is a scam. NEVER RENT WITH THEM. The properties they own are not nice or maintained well but when you move out they will scam you out of your deposit. My apartment had water damage and mold and what did they give us compensation... a $50 dominos gift card... they never truly fixed the problem but when it came time for move out we got it deducted from our deposit. They will do anything they can to take your deposit. They make you either get a maid service or a laundry list of things to clean. We got the maid service had to pay for it out of pocket which was 200 and then they hired them again to clean again and took another 200 out of our deposit. This property management company took almost a month to get our deposit back. They are crooks and unless you cannot find another place to live don't ever consider them. read more

American Property Services is simply the best! Amazing customer service! I had an issue with a door on my property and they sent someone out next day and it was fixed! I wouldn't rent from anyone else read more