I lived in a property managed by Woodminster for several years and recently moved out. Throughout…read moremy entire tenancy (and even after moving out) I've continued to be impressed by Nick and his team, especially Alexis and Paul. Everyone is consistently kind, communicative, and respectful. Any building issues that came up were addressed promptly and professionally. I also saw firsthand how Nick handled challenging situations with other tenants: always with patience, dignity, and respect. It's clear that he and his team genuinely care and are just good humans. When I decided to move, I actually checked their listings first to see if they had anything in my new area... Thank you, Nick and team, for such a positive experience over the years!

As tenants, my partner and I found Nick and Marsha and the team at Woodminster responsive and…read morehelpful. Their inventory included some very lovely stately, well-maintained apartments in older buildings and we were lucky enough to be able to rent from them for a little over a year. If we find ourselves renting in the Bay Area again we will certainly consider their inventory.

WARNING TO RENTERS: Avoid Progressive SF Property Group. Do…read morenot be fooled by positive reviews from property owners. Progressive SF Property Group (PPG) is hands-down the worst property management company I have ever dealt with. Extreme Neglect & High Utility Bills: It took over a year to fix the lack of any hot water in our kitchen sink, and four months to fix a scalding-hot shower issue caused by a simple shut-off valve their plumber missed. This neglect drove our gas bill up to $300-$470/month despite minimal usage and that includes include all 3 available discounts for budget billing, medical baseline, and -$108.36 for CARE, despite our minimal use of utilities. Unfair Blame & Extortion: Management routinely blames us for building-wide issues we have nothing to do with, including 114-year-old plumbing failures and laundry room floods we had no part in--even attempting to extort over $1,300 from us for damage caused by others. Today, another flood was caused yet again because of the washing machine, but it couldn't have been us because we haven't done laundry here for weeks because we are so afraid to do laundry here because we are worried they will try to blame us yet again for another issue we did not cause, and try to extort us into paying them for it. They also say we are unusually noisy, but our neighbors are louder than us, plus we work night shifts remotely and are usually asleep during the day, so it makes sense we would make some noise by entering and exiting the building at night . Our neighbors kid screamed loud enough for a nice old lady to ring our doorbell and ask us if the kid was okay, because she could hear the screaming from the street! The walls are paper thin. Forced Financial Liability & Harassment: After an uninvited individual caused a fire in a storage area, PPG illegally forced us to pay out-of-pocket for fire remediation. The fire report states that there was NO DAMAGE done to the property because the fire was put out almost immediately, thanks to the quick action of my boyfriend. They demanded we hire a remediation company and pay for it out of pocket immediately, so we did. We hired a professional company, cleaned the space, and provided receipts and photo proof, even went as far to sweep and mop ourselves 2× & send even more photos, because Kenny Thompson the property manager demanded we do so. Despite all of this, now PPG falsely claims we did nothing to remediate and now have served us a 10 day notice to cure or quit, won't tell us what needs to be done to cure the issues they're having, and won't look at proof proving our innocence because they want to kick us out by August 3rd, 2026! Hypocrisy & Lack of Transparency: They constantly hide behind an "uncontactable" HOA when refusing repairs or safety requests (like viewing camera footage after our friends dog was stolen outside the building, or claiming to not offer lockout services), yet weaponize the HOA to spy on and harass tenants in real time. Retaliation & Illegal Eviction Tactics: Because our rent is significantly below current market rate, PPG is actively trying to push us out. They served a vague "10-Day Notice to Cure or Quit" without explaining how to cure it, while refusing to look at evidence proving our innocence. Bottom Line: They are fake, retaliatory, and actively try to illegally pass property damages they should be paying for themselves onto tenants. Avoid renting from PPG at all costs. We believe they want to kick us out because we rent our apartment for significantly below market rate because we signed our lease before the AI bubble, so they want to kick us out so they can rent this 690 sqft apartment to some other poor sucker for probably $3500, or more! I have recently learned the fire should not have even been our legal or financial responsibility fix, since the person who caused the fire wasn't our guest willingly at the time of the fire, it should have been on them to pay for the damages. If they insist on trying to kick us out, I will just have to bring them to small claims court and get a lawyer to defend us against this wrongful and abrupt eviction, because they have zero evidence to back up the majority of their claims, and all of the issues we were actually responsible for were isolated incidents that happened several months ago, and were smaller issues, such as our guest accidentally ringing our neighbors doorbell a single time at night, which they also included in the 10 day notice, despite the fact it only happened a single time, and it happened 6 months ago. Do NOT rent from these people, they are horrible and be fake to your face, they will try to kick you out over stuff that isn't your responsibility, and they will try to illegally force you to pay for it as well. If I could give negative stars, I would. We want to leave, we just don't want to be rushed to leave by August 3rd!

Terrible, Cindy was so rude and passive aggressive didn't even bother using their service. Go…read moresomewhere else! More like passive aggressive!

Steven was incredible to work with! He was responsive over text and email, and was candid and clear…read moreabout expectations. He made our application and move in process a breeze. 10/10 recommend!

We enjoyed living in a rental property with Luminor and had a great experience! Janis was our…read moredirect contact and we always received quick and efficient assistance any time we reached out. I also loved the easy and convenient app for rent payments. Would highly recommend this business!!

I've had the pleasure of working with Jennifer Hamamura at J. Wavro & Associates on both the…read morerental/property management side as well as in real estate transactions, and she never ceases to amaze me. Jennifer's follow-through is exceptional. She is incredibly responsive, communicative, knowledgeable, and always stays on top of every detail from beginning to end. You can truly tell that she cares about her clients and takes pride in making sure things are handled correctly and efficiently. Having worked with many professionals in this industry, I can confidently say Jennifer is hands down one of the best at what she does. Her professionalism, knowledge, and dedication truly set her apart. Anyone who has the opportunity to work with Jennifer is incredibly lucky to have her in their corner. I cannot recommend her highly enough!

I wish I could have as many positive reviews as everybody else... But I've never been able to…read moreactually get in touch with anybody at this company. Feeling ignored, disappointed, and like I'll never be able to rent from these folks ...

John is a knowlegable agent and great partner to help you find an amazing home! He cares about his…read moreclients and spends time finding a home that matches what you are looking for. John made our buying process seamless and we now own our first beautiful home! Highly recommend John for anyone looking for a new home.

Honesty, Integrity, and Experience, with swift attention to detail from the smallest to the…read morelargest. John W. gets it all done correctly. Very impressed.

SLUMLORD. Would give zero stars if possible…read more From the moment I moved into that apartment I realized I was in a slumlord situation. When I arrived on January 19th there was no working heat and it was in the 40s at night. I was provided with a very small space heater by the "property manager" (that term feels like a big stretch) and I was absolutely freezing all night. The only reason I didn't go to a hotel was because I had just driven for 5 days straight and was literally too exhausted. Additionally, the apartment was ABSOLUTELY FILTHY (I have photos to back this up). The apartment was vacant for months so it is unclear how they did not have time to check the heat or do a basic cleaning. When I complained, Pedram gave me a credit of like $70 for both those issues which is wild as a cleaning service and a hotel stay would easily total $500. Pathetic. I knew I was in for some bullsh*t based on this. From this point on, every time something broke or needed to be fixed, and there were a lot of things that were broken UPON MOVE IN (again, this place was empty and could have been repaired beforehand), Pedram ignored my service requests in the app and my emails. I fixed things with my own time and energy and had to hound him to be reimbursed for the supplies. The whole point of renting is so that I don't have to fix things. I literally had to have a friend fix my leaking kitchen sink because the person who "fixed" it initially didn't actually fix it and Pedram would not respond to my emails at all. I begged him for help. In addition to my actual unit being terrible, the general condition of the property was abhorrent. Overgrown weeds and bushes, filthy walkways that haven't been power washed in years, garbage all over the alley where the bins are, etc. It looked totally ghetto and therefore, people treated it as such. Also, we were told with literally ZERO advanced warning that we would lose access to the washer/dryer for at least a month due to the construction project taking place in the back parking lot (earthquake retrofitting). So then I had to start taking my clothes to a laundromat which is hard to do as a professional working 50+ hr weeks. Additionally, Pedram told us we had to park our cars on the street for this project despite the workers only being there during business hours. There was no reason we had to park on the street at night, other than his negligence with regard to understanding the actual scope of the construction project. My car and several others suffered vandalism/damage due to being on the street. It was completely unnecessary, but he would have known that if he ever stepped foot onto that property or put even the smallest amount of effort into managing it. I finally had to threaten him with legal action to be allowed to break the lease, as I could not continue living in that hell hole. He will not return my security deposit and states he kept it as the lease break fee, which is of course illegal under California state law. So not only did I lose my 2k deposit, I have to pay 1k to fix my car and I paid another 1k for moving expenses. Still very seriously considering taking him to small claims court. I had a completely horrific experience at this place and I have no idea who would write a positive review. I spoke to numerous other residents who all had similar experiences and were completely frustrated and fed up. Pedram, you take advantage of people and you know it. Absolutely disgusting behavior. You ought to be ashamed of yourself. You can say I'm disgruntled about the deposit or whatever you need to, to make yourself feel better, but we both know the truth.

Terrible property managers. They rarely respond to service requests and if they do, it is after…read morerepeated calls and service requests. Their voicemail box is always full. If you are a landlord, do not use them because your tenants' maintenance needs will not be addressed, and then they will do their best to fix things on their own, which usually isn't a good idea.

Okay I never make time to do this but I thought writing review was worth sitting down to do!…read more Ukiyo was amazing to rent from--professional, responsive, and easy to work with. A plus was that Maintenance was quick, and communication was always clear. Highly recommend because nowadays it's hard to find folks with integrity and that actually care about you and your families living conditions! Too bad I had to move out of state but if I ever come back to Cali, I'll definitely call Erica and April first!!

My partner had to decide to rent or sell his house. We met with Nick from Ukiyo twice and we were…read moreso impressed with his knowledge, direct approach and patience. We were looking forward to having them manage our rental and felt very confident with the selection based on the support and communication provided. We have had to put renting on hold but Ukiyo will be our first call if we decide to move ahead.

I've known and worked with Steve Francois professionally for quite some time, and he has become one…read moreof the people I trust when I need a knowledgeable property management perspective. What I've always appreciated about Steve is that he's straightforward, experienced, and practical. When I've had questions involving rental property or needed a resource for an owner who could benefit from professional management, Steve has been generous with his knowledge and responsive when I've reached out. Being in real estate myself, I don't take professional referrals lightly because the people I recommend ultimately reflect on me as well. I've felt comfortable referring owners to Steve and SLPM Property Management, and I value having them as a professional resource. Definitely worth a conversation if you're a Bay Area property owner looking for experienced property management.

I rented with SLPM for 12 years. They are very responsive, even more so now with their new…read moreownership. Obviously we had issues come up in the unit over 12 years, but they were resolved quickly and staff are friendly and helpful. The maintenance vendors they used were also reliable and responsive. Finding a good property management company on the renter's side seems pretty rare and I'd be very happy to rent from SLPM again.