DO NOT RENT FROM ARBORS MANAGEMENT!!! They don't answer the phone. They don't call you back. When you have a problem, it takes too long to get things fixed. They make false claims to keep your security deposit. If you don't like being ripped off, steer clear. A very close friend rented from them for over two years. There were two maintenance issues that I'm personally aware of. One left the tenant without use of the kitchen sink for a week after management was able to be reached. It took several days for the tenant to be able to notify them of the problem. The second issue was a collapsed retaining wall that spilled out into the driveway rendering the garage inaccessible. This was never repaired prior to move out. The tenant did a walkthrough of the unit prior to turning over the keys with an Arbors representative who claimed everything looked great. The tenant received notice from Arbors that the water/sewer bill was more than 3 times any prior bill during the tenancy. (Exceeding $300. Tenants don't receive a bill. Arbors does.) The tenant was in the process of moving and not even living in the unit at the time of this supposed ridiculous consumption. The charges were deducted from the deposit paid at move-in. In addition, the tenant was charged $125 for cleaning the kitchen and the bathroom. I personally cleaned both rooms so I know this was absolutely not necessary. I'm very picky about cleanliness! Both rooms were cleaned and sanitized thoroughly. I should have taken photos. This sort of theft enrages me. Sadly the tenant has no way to prove the lack of water consumption. If I had taken photos it may have helped as far as the cleaning fee. The tenant even steam cleaned the rugs. Supposedly it's in the lease that this is a requirement. I've never heard of such a thing. Hopefully this information will caution others and prevent them from having the same experience. read more

This company will only ever treat you like a paycheck. They have forced me to pay a monthly fee to waive the insurance requirement despite me having insurance and providing proof of the insurance 10 seperate times. In the .01% of times they even responded to me were insanely rude and inhuman. Considering how much money they take from me, you'd think they could at least pretend to acknowledge me as a person- apparently that is asking far too much. read more

Came in to take over unfortunately, increasing the rent, forcing us to get renters insurance or pay a monthly fee, and making us pay a $9.95 monthly fee called a "Resident benefits package" that includes being able to go online to their website to pay your rent or make a maintenance request. Greed much? Ridiculous. They don't care. read more

I'm a landlord. My experience with Arbors has been incredibly positive. I own a multi-unit building in Pittsburgh, and hired Arbors to manage it during Fall of 2022. I've been working with them now for over 3 years. Believe me, I was thorough -- I researched and spoke with many other companies. Arbors was simply the best. (The previous management company btw was incompetent and let the building spiral into disrepair -- so I know the difference between a good company and a bad company.) Arbors has been consistently professional and accessible -- they truly want their owners to succeed. They've also been very good with the tenants. Treating tenants fairly is important to me, because I believe there's a moral element (or at least should be) in business. I'm currently working with Brycen (property manager) and Alexandra (leasing specialist). I previously worked with Eric and Jessica in those respective roles. I have nothing but praise for all of them. They've been flexible, responsive and wise -- sharing their ideas, advice and experience -- working with me like a partner. I can't speak for other landlords, but I'm sometimes a bit hands on, hiring vendors directly so I know what's happening with repairs, issues, costs, etc. Arbors has been sensitive to the particular way I want things managed (in terms of my involvement), which I've really appreciated. I recently had a plumbing situation in one of the units. The plumber (an Arbors recommendation btw) did a great job. This same plumber recently purchased a duplex from Arbors, and himself became a landlord. Who did he choose to manage his rental property? Arbors! (And please note -- this is a vendor who's worked with many other management companies.) I think you get my point. Now, I have seen a few "less-than-glowing" Yelps. I don't know what happened in those situations, but I do know that some tenants are a real handful, and can't be satisfied, even when landlords (and management companies) try their best. I hear these stories frequently from other owners. I also know that when owners are too "disengaged" from their properties (I've been there in the past), things don't always stay on track. Of course on the other side of that coin, there can be a bad apple employee. This why when I work with a company or a vendor I don't like, I don't stick with them -- I try to move on quickly. In summary, as a property owner working with Arbors for over 3 years, my experience with them has been very good. I'm sharing this because when I was researching property management companies, reading these reviews was super helpful. Best of luck! read more

no, they are not good. I don't recommend anything about them. They're not there for us. We pay a lot of money in rent. You need something they don't care there's nobody ever in the office. There's been probably five or six management changes since they took over. The laundry goes up just poor poor service overall read more

Just another PGH slumlord. Terrible response to maintenance requests. They prefer to band-aid the issues rather than actually fix them. They've continually increased rent & have added extra charges or "convenience" fees for use of a renters portal that they've always used & no improvements to their property. They want to hold their tenants to a standard they don't even meet themselves. I cannot wait to get away from this company. DO NOT RECOMMEND! read more

My girlfriend and I had to deal with arbors after they took over for our previous company. Make sure you keep a copy of your lease because they will lose it and act like you never paid a security deposit. After our lease we received multiple emails about the money we owed for trash and sewer but when I responded asking about our security deposit I had 0 response or multiple voicemail boxes with 0 return. It took taking the problem all the way to the supervisor to finally get it fixed and even after they spoke to the landlord all their information was wrong and "they didn't have my security deposit" luckily for us we had the originally lease and they didn't have shit to say after seeing the paperwork. Dont deal with these people if you don't have to absolute trash company but what do you expect working with landlords. read more

I thought I was in good hands when I used a management company. Arbors management failed from the beginning it wasn't 3 months before the tenant started falling behind on rent. Doing background checks and reference are supposed to protect you from getting bad renters. This is just the beginning Arbors stood behind the renter and told me to be patient numerous times. The tenant applied for rental assistance several times Arbors still didn't have any concerns and promised me that this tenant will receive rental assistance for over a year. I was like ok I will renew her lease because its a guarantee to get my rent. Arbors asked me to sign her lease. Not to long after that the tenant started falling behind again. To go through multiple months without getting rent had become not a investment property. I believe I could have done a better job. managing my own property. Believe it or not things don't get any better. I started to become worried about my home usually people who are irresponsible and don't pay their bills they don't take care of things. I had to ask Arbors several times that I need to see a inspection of the home. I was told her inspection wasn't due everything is fine with the home. I have to wait months before her next inspection. I finally get a inspection and I was told not to renew her lease. The tenant had multiple animals. So I demanded that we schedule the tenant to do another inspection and I had to see for myself. The moment I walked into the house the smell was so horrific I couldn't even determine what type of smell it was. The house had plush carpets that you would just sink into when you walked on it's now destroyed From all the animals in the house. Their was no power in the house and it was cold. It appears that the house hasn't been lived in for months. No food in the fridge or clothes left behind. Their was trash on all 3 floors old furniture and items that a not worth anything. I found damaged walls, doors. I let Arbors management my property I gave it to them in perfect condition. I can understand wear and tear but after a year and several months my home was destroyed. Thousands of dollars in Repairs. The first thing Arbors tells me is that I have a attorneys fee's remaining balance and as far as the house they will call their contractors and get a estimate on damages. They told me I also need to put money in my account for the cost of the Repairs. They also told me they understand my frustration and that this type of thing happens its the nature of the business. This is definitely a buyers Beware. When you pay for a service you expect it to be carried out. read more

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Propert Manager in Grove City Josie- bully, picks on disabled tenants, never will help, buyer beware. No flooring when I moved in, apartment flooded and I did all cleanup (they brought fans- no rug scrubber), stalked by property manager, and charged fees when completing entire check list. JOSIE Johnson (now Janoski) - if she is your landlord - good luck & run. Check your lease! Video everything . She is a kaleynoatd warrior - you will NEVER see her or get any assistance. read more

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I cannot express how deeply disappointed I am with the experience living in a unit owned by this company. The property manager was unresponsive and rude. The property had severe repair issues, water damage, electrical issues, and poorly done updates. Every maintenance request was cancelled without reason by the property manager and staff. The maintenance staff was horrible and locked my into my unit TWICE. I would NEVER recommend using this company. Run, don't walk. read more

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save time and stay away, so you don't have the worst experience of your life, they don't give you the correct information and the page doesn't have the correct information, the only thing they want is your money, they force you to apply and then deny the application and not take the time to review it. On the other hand, I consider that I was rejected for being Latina, falling into ethnic discrimination. read more

Do NOT rent from Arbors unless you want to live in a place that is constantly falling apart with no help or concern from them at all! This has been the worst experience renting I've ever had and I would not wish this on my worst enemy. I should have known right off the bat to not sign a contract with them. First of all, they told us we could move in Feb 1st. So the place I was already living at with my boyfriend and 2 kids, we told our landlord that we'd be out and the landlord already had another person taking over our lease so we had to be out by the first. The day right before Feb 1st, they told us we cant move in Feb 1st because its not ready! How are you about to change my move in date when you were aware that i already told my landlord i'd be out of there. So i told them I absolutely had to move out. If they knew we were originally supposed to move in Feb 1st, then why did they not have it ready? Our first day moving in, it was FILTHY!!! There was large pieces of dry wall all over the kitchen, counters, and floors downstairs. They said they were going to get their workers to clean up everything and fix some minor things last minute. The workers never ended up showing up. Not Feb 1st, not the day after, not the week after, so we had to spend the next 3 days deep cleaning everything because it was repulsive. Then, Our entire ceiling in our living room collapsed! I was sitting on the sofa in the living room with my 1-year old and heard it making a cracking sound and moved quickly. thank god i did or my daughter would have been seriously injured. We had been telling them for 3 months prior that the ceiling was cracking and about to fall down and that the large, glass ceiling light fixture was literally hanging on by a wire, already about half a foot from the actual ceiling, which is a MAJOR safety hazard. No one came to check on it after multiple times of asking for 3 months and the day before the ceiling collapsed, one of their maintenance men were here and looked at it and said it was fine. ALSO when the ceiling collapsed i called their emergency line at 2pm and they said they'd send their on-call maintenance right away. he did not show up till the next day at 11am. So why do you have an emergency line if you don't actually come out and check on your tenants and their emergency? its absolutely ridiculous and pointless. there were shards of glass, black soot, and dry wall everywhere. our living room furniture is now ruined and we JUST bought it. they didnt refund us a penny. Also, we cant even be downstairs at all because there's still pieces of the ceiling falling and so much black soot that we have to wear a mask. besides that, our washer and dryer have never worked! every single month it would stop working and leave water half full in the washer and the dryer you'd have to run it for 3+ cycles which is 3+ hours just for a small load to dry. their maintenance man came out multiple times and kept saying its fine, he fixed it. but it doesnt work. we've had this problem for the past 6 months so we've been using a laundry mat instead. They left our bathroom sink clogged for 2 months as well and never had anyone come to repair it until a few days ago. The maintenance man who came even said the bathroom sink and toilet barely work and should be replaced but they refuse to because they dont want to spend money on our house. The ceiling in the kitchen is caved in and about to fall also, which of course they've known about it since we moved in 6 months ago and have done nothing about it. none of the doors in the house shut, stay closed, or lock properly. they just dont work. They had someone say they were going to fix it when we first moved in and they still dont work so you cant even use the bathroom with the door closed or have any privacy. The heating in the upstairs rooms do not work at all, so when we turn on the heat, the first floor is really hot, and the top floor is so cold you have to wear a jacket all the time. the back door to the porch also does not work and does not close. you have to keep a chair or something against it propped up. Our front porch screen door is broken. And any time you take a bath/shower, the water leaks down through the kitchen ceiling. They accuse me and my family of getting water all over the floor and thats the reason why but its not because we would even check that the shower curtain remained inside and the floor would be completely dry in the bathroom by the tub so why is water leaking down onto the kitchen ceiling. They just blame it on us so that they dont have to come and fix all the one hundred problems this house has. UPDATE: Still has been two weeks without a ceiling. Seriously save your mental health and go elsewhere. read more

They will mark up items charged against you at move out reducing your deposit by a value much greater then the costs required to resolve the issues. It was also evident that they charged us for cleaning that was already completed. Vivian has terrible communication around move out. She didn't need to change me 100$ for a 50$ garage door opener. I am still waiting for you text me back Vivian. read more

Terrible property management company. Takes forever to get anything addressed. Filthy. Argumentative. Ruined my life from a mold issue that they could care less about. Don't waste your time. read more

I am a current resident at K Leroy Arvis building. When I first moved in years back, I was scared to leave my apartment, and walk around the halls do to the about of drugs and crime in the hallways/building. Recently this company did something that I was skeptical on and hired off duty city of Pittsburgh police officer to work in our building. This one really young police officer they had was the best, he made me feel welcome and safe. A few days after hiring the police my neighbor Mr. Holmes had a heart attack this police officer was there before I could even answer my door, and was giving Mr. Holmes cpr, and got help there. The police frequently arrested unwanted guest, provided medical attention and completely changed the entire building for the better. Recently residents were informed that they fired the Pittsburgh police and hired a very mean constable who sleeps. The building is starting to turn back into what it was a year ago. Alot of people keep asking the building manager for the police to come back but was told it's out of her hands. I along with a lot other residents want the police back! read more

Long term renter with Arbors had its ups and downs, but the final straw was when a disabled family member fell down my front steps resulting in injury in Aug 2023 due to lack of maintenance on the handrail which had previously been noted during inspection by Tara Morena. It's now going on December and still no repairs. I've decided to end my lease early due to the failure of property maintenance and Arbors is charging me $3800.00 to end the lease early. Blaine is useless/dismissive when requesting maintenance and Crystal Smith is truly an incompetent fool. When I (finally) lost my patience with Crystal over the handrail, she said "What do you want me to do?" Ummm..... How about your job? Moron. I will spread the word to anyone and everyone what a sh!t company this is. They have no problem taking your money but God help you if you need anything else. My brother purchased a property that had been previously managed by Arbors and after we talked, he cut ties and is a private landlord to his tenants vs. utilizing a scam company. read more

Arbors WILL nickel-and-dime you. While they assisted with various items (plumbing issues; water issues; etc) in a timely fashion, they also screwed me out of $1000 and charged me an absurd cleaning fee after lease ending .... During COVID, was called by a representative at Arbors stating that the OWNER OF THE PROPERTY had given ARBORS permission to grant me 1x month FREE rent, given the pandemic and economy. I confirmed, verbally and several times, that I would NOT be required to pay this at a later time. 'Oh ya ya ya, nope this is completely on us'. Fast-forward 6 months ... 'Hey, ya, the owner never authorized that so we need the money'. ARBORS f**ked up and put the bill on me. I went scouring through emails, phone calls/txts, and other means of correspondence and provided it to a lawyer with the intent of going after Arbors, but just wasn't worth the cost/hassle. Vivian + Todd, eat a wiener. read more

Beware renting from this company. YOU WILL NOT GET YOUR SECURITY DEPOSIT BACK. They will keep your whole deposit about minor things like not wiping the doorknobs or make you pay for carpet cleaning and then replace the carpet. read more

Worst rental company there is. Would not recommend them to anyone. Raised rent 3 times in 3 years and was a hassle to get anything fixed in the house. Had mold in the entire house for all 3 years and all they did was put a bandaid on it. At the end of the rental they call me from a blocked number to tell me I'm not getting any deposit back and I owe them money. Worst company ever!!! Stay away, not worth it!!! read more

My girlfriend and I just moved into the Residences at South High on 10th Street. Great apartments! Each unit is unique. Ours has huge windows and faces downtown. The natural sunlight is gorgeous and we never have to keep lights on. We can also open the windows on cooler days to save electricity. The central A/C and other appliances are very energy efficient as well. Many units don't have a ton of natural light, so your electric bills might be a tad higher since you'll need to keep lights on at all times, though I suppose there won't be as much heat/cold coming through during times of extreme temperature and you won't need to use central A/C as much. It's a give and take. I prefer having natural light. You have to pay for water, but they use a 5/8 inch meter so it won't ever be over $40.00/month unless you use more than you should be using. Also, the management is friendly, they pick up your packages, maintenance is quick and the gym is solid in a pinch. Plus, there is tons of courtyard space and the tenants are very social. As for parking, I don't see the need to rent a spot unless you really care about convenience. Given that the rent isn't cheap (around $1200-1600 for a single), plus a $50/month pet fee if applicable, parking is an area one can save cash. The apartment is not located in a permitted neighborhood, so you can park for free a block away just across Carson. The spaces are pretty plentiful. Otherwise, the spots for rent are pretty expensive. As for the units, they are made well and the specs are decent (composite granite, nice laminate wood grain cabinets, plenty of closet space, nice showers). The apartments are certainly attractive. Some units have original hardwood, others have a laminate. If you work downtown, it's a no brainer as well. Such a simple commute. Plus you have the entire south side at your fingertips. On a nice day, it only takes 15min to walk to LA Fitness. I recommend it to any young professional looking for a nice place to live until they are ready to purchase a home. They are certainly catering to that crowd. read more

Arbors Management managed my condo for 5 yrs. Everything was perfect... communication, professionalism, inspections and tenants. They always responded to all of my requests. I can not say enough about my positive experience with them read more

The property is extremely clean and kept. Maintenance responds to any issues in a timely manner. Very nice place to live.

They charged me $600 for cleaning from my deposit even though I spent time and money making sure the rental was thoroughly cleaned before I moved out. Then when I try calling or emailing about this they refuse to call me back. They can't even explain or tell me why they charged this ridiculous fee. The house was very old and had some wear and tear from the very beginning. This is not my fault and I kept it as nice as possible for an older place. The new tenants also moved in within a day or two since there were cars there so I find it funny since they had to do sooo much cleaning...Such a scam! read more

Arbors is not a friend of renters...This company does not treat renters as customers, rather as necessary annoyances. They have billing issues, as in wrong bills sent to wrong addresses and double billing for utilities is not uncommon. If you have a choice, pass on this company as they like to "bully" their renters... Arbors uses a maintenance company called "Finish line", Finish line is owned by one of the employees father,,,so if you own an apartment watch out for finish line charges! So much for three bids for repairs! Arbors has earned a negative Five stars!!! read more

I have been a renter for the past 4 years and my contact for any building concerns is through Arbors. I would say for the most part it has been a very positive experience. They reply to me within hours. My last call was for an electrician who responded within 24 hours. He was prompt and professional and fixed the problem. read more

I rented an apartment in South High on 10th Street. The units were nice, but there were frequent problems with the building including air conditioning outages, common areas left dirty for weeks, broken gas grilles, and most annoying, fire alarms that would go off several times a week, if not daily. After a year, I moved out, however my security deposit had over $300 of deductions taken from it including repairing holes in the walls that were made by the building manager to hang my pictures, holes that I was assured I would not be charged to fix. I was also charged with outrageous cleaning fees. I would strongly avoid this building and this company, there are lot of newer, and better run buildings further down Carson St. read more

Renting with Arbors has been a breeze. Paying bills on their web interface is super easy and our maintenance requests are answered swiftly!

Had a maintenance problem and the repair person was on time, friendly and professional.

Many thanks to all who posted previous reviews on Arbor Management. My experience with them was extremely disappointing and the reviews validated it. We are current home owners that have never missed a rental or mortgage payment, our credit is impeccable, and our income would easily support rent in Pittsburgh. We are moving to Pittsburgh from the San Francisco Bay Area, a place where predatory leasing is not only common but innovative. A rental house managed by Arbor caught our eye, we applied, and were chosen. Upon reviewing the lease that Arbor sent us to sign within 48 hours, we identified a number of conflicts between the terms, requests to waive laws protecting tenants, and conditions that could be interpreted to pose a high financial risk to the tenant. I spoke with the Arbor Mgmt Senior Leasing Specialist to address my concerns and explore the feasibility of working together to clarify the terms and the person said they would consider an amendment to the agreement. In my opinion, the Leasing Specialist seemed annoyed and dismissive throughout the conversation. I spent much time red-lining the agreement so that the lease was reasonable, legal, and beneficial to the Landlord, Tenant, and Mgmt company. They responded with a rejection to make any changes or discuss the matter further. I cannot provide feedback on the intent of the lease because the management company would not answer my questions or discuss concerns. But I will caution anyone who is considering renting a house through Arbor to read the lease thoroughly. Trust your instinct if you sense red flags in your interactions, know the Tenant Act of 1951, and do not bother investing more time or finances to hire a lawyer to address your concerns. Just move on. Who knows? Perhaps they cleaned up their lease agreement with my red-lines but I won't expect a contracting consultation fee from them anytime soon. read more

I've lived in my townhouse for a year now & I needed some maintenance done twice. Both times when I contacted the landlord, he was very accommodating to my schedule. We set up a time that worked for both of us & he took care of the task- no problems & in a timely manner. read more

Had a great experience with this company. When something needed fixed, our property manager was there immediately. His prompt service means the world to us since I have children. I would highly recommend renting from them. read more

We have been clients of Arbors Management for several years as owners of a rental home in Bethel Park. No matter -- Arbors took the unilateral act, without our input, of delaying our payment until the end of the month, even though the renters have to pay by the fifth. As this is the second highest source of income for us retired folks, we view this as unwarranted and extremely unfair. read more

My dog and I literally just moved into one of their northside apartments. My leasing agent was Vivian and my property manager is Nick. I've rented with a lot of places, and I honestly can say, that arbors has been great. Vivian and nick have been very nice and informative. I haven't had any problems but as of right now, I love my apartment! I truly feel like if I had any issues, they'd be super helpful! read more

Arbors has been very easy to work with, as several times we have put in maintenance requests and they always get right on top of fixing the issue. Those they hire for maintenance are reliable and friendly. Our lease manager is always prompt to answer any questions or concerns. Overall, renting from Arbors was a good choice! read more

We moved into an Arbors property just about a year and a half ago. At first it was great other than a noisy neighbor. We live in a college town so it wasn't something to be overly concerned about. Everything else was great. However, recently the old property manager stepped down and now things are going all wrong. Apparently the old manager was undercharging everyone just to fill the complex and somehow Arbors didn't know about it. Well now they are raising the rent, which is understandable. However, the $350 jump startled us. Now we are being forced to decide whether or not we are going to move 6 months before our lease is up and we don't have the option to terminate the lease early to take advantage of other rental opportunities. My Wife, Infant daughter and I will be stuck in rental limbo hoping we can find another place close when the lease ends in August. Of course we are in a college town so everything will be rented to college students by the time august rolls around. Everything they are doing is legal, but they aren't owning up to their mistakes and making things right for their tenants. Especially not the ones who have always paid their rent and never caused a problem. I would suggest you stay far away from a company who is willing to do this a decent family. I will never rent from this company again in my life and I would tell others to do the same. Corporate also took their good old time to get back to me every step of the way. read more

if you want to consistently pay electricity bills that are nearly $200 because all the windows and doors are so poorly maintained that they have massive gaps, parking lots with pot holes so large you fear popping your tires, and the inability to invite over guests because the parking lot is so small, Arbors Management is perfect for you. read more

Don't use his company. I had a house in Pittsburgh and relocated for work. I rented the house out with Arbors, they let the tenant destroy the house. They kept charging me for work that I found out was not done. It would have cost me less to leave the house vacant then to let this company manage the house. Even though I told them to call contact me before sending repair people, they continued to send repair people for things the tenants were responsible for like change light bulb. Then charge huge fees for 5 min jobs. I paid 1000s of dollars each year to have repairs and remodels only to be told by the next contractor that the last either did not do it or did not know what they were doing. When the tenants finally left the house they told be that I still had 20000 in damages. They charge me for changing the locks because they did not meet the tenant even though they knew they were moving out of state. When I questioned them they told me that the bad tenant was taking to much of there time and that it was not worth there time. They are horrible... never ever use them. read more

I booked an apartment with Arbors when I first moved to Pittsburgh. I lived in a refurbished house in Shadyside for three years. Overall, I enjoyed the experience that I had with this company and the realtor/landlord that I dealt with. The best 'pro' I could vouch for Arbors is that they let me sublet my apartment out to other tenants while I did a bunch of my work out of the country. I did this three different times for as long as four months. They were great with allowing me to do this after I asked about it- the tenants would pay me for the price I requested and I handled the rent and all of the bills. Arbors simply requested to have their information on file in case there was a problem- but there were no problems. I would say that their response time to necessary repairs/maintenance requests was about average. I had to get on them a few times about fixing the one washer that was broken in the basement for a while. They were great when I moved out and returned back my entire security deposit (minus carpet cleaning, which they told me they would do). Ironically, I think I might move back into the same apartment I use to have this summer and will have no problems interacting with them again. read more