I'm President of the Cobblestones At Chestnut Hill Homeowner Association and contacted Onyx when…read moreThe Board decided to end the management contract we inherited. I was comfortable negotiating terms with Vicky and Zach and I knew they understood every concern and past mistakes the new Board didn't want to repeat. Our Onyx contract is still only 4 months old but after our community town-hall tonight, The Board and and community have expressed nothing but praise for our new management company. Our files, documents, investments, and our money is respected. The quality of work contractors they have recommended and brought to us have exceeded expectations. Onyx is who you MUST use for management If you are a mindful, honest, and caring HOA Board that wants to move your neighbors to be excited, activated, and hopeful.

Update 2026/03/05:…read more The maintenance issue was resolved on March 2, 2026. After I posted the February 26, 2026 review (see below) and emailed multiple people at Onyx Capital Management on February 26, 2026, Mr. Zachary G., the maintenance manager, personally intervened, reviewed my video evidence accurately, apologized and took full accountability for an initial vendor error. He ensured the repair was completed promptly and followed up with professionalism. I am updating this review to reflect that the operational failure was eventually corrected. However, I am raising this review from a 1-star to only a 3-star rating because the administrative process remains a concern. The general manager, Ms. Victoria L., prematurely dismissed my concern and deleted my community post shortly after it was uploaded. She also posted a public comment stating that the lamppost had been fixed, based on an inaccurate assessment of my video evidence. Furthermore, she did not reach out directly to clarify or correct that public statement once the error was identified. While the maintenance leadership is professional and capable, the administrative side of the business still has significant room for growth regarding transparency, due diligence, and resident communication. ------------------------------------------ Feb 26, 2026 My HOA has Onyx Capital Management as our management company. On 11/28/2025 I submitted a maintenance request for the replacement of a lightbulb of the lamp post facing my rear door. As for 2/26/2026, almost 3 months later, the lightbulb is still not replaced. I sent video evidence that it is not fixed. They replied with a photo of a working lamp post, not the one that is broken. Thus far, this company has FAILED miserably at keeping the promise stated on their company website: "At Onyx Capital Management, we set the utmost standards to provide care, support, and quality to our homeowners and Board Members." I have sent multiple emails and called a couple of times. I have been patient. But this latest replay is the last straw. Onyx Capital Management's failure in this case is completely unacceptable. ------------------------

I contacted C Alteri, with a deadline issue and I had a definitive positive response within 30…read moreminutes. I also received a reminder and a thankyou for me completing my request as specified. It is my opinion people are always happier to complain than to praise and I truly appreciate C Alteri for her prompt efficient and professional handling of my issue.

I've been coordinating with Leigha Stigman about my concerns. I'm in Hunting Meadows, Lincoln Park,…read moreand moved here about two months ago. So far, I've reached out to Leigha 10-15 times via calls and emails. She's been responsive, and if she's in the office, I usually get a quick reply. I've had some work done through her (of course, that's what my HOA fees are for, :D) -- things like removing bushes, gutter work, seeding grass, and mowing. She's opened work orders in a reasonable time, and my concerns have been addressed. A couple of times when she was out of the office, she still made sure to respond once she was back and not missing those emails, which I appreciate. The HOA fee is set to increase in 2026 -- I believe that's the board's decision. As for a couple of "special assessment fees," I personally think the previous owner should be responsible, but I ended up paying. I didn't agree with management on that one, but there's not much I can do. That said, the community is in great condition overall. Things are well-maintained -- yes, there are a few minor issues here and there, but I'm sure they're on the HOA's radar. Overall, I'm satisfied. I'll keep updating this space based on my future interactions with the HOA management and Leigha.

This company is crooked and not legit! Check Better Business Bureau D rating, etc. Jobs sold and…read morenot completed. Prey on the elderly. Read online for yourself. They also send sales people to your door with a pushy sales pitch and NO BUSINESS CARDS or ID. AND THEY HAVE NO PERMITS! They ride around in vans and drop weirdos off in your neighborhood. Very sketchy and when I contacted them to complain, the manager was a jerk and hung up on me. Hope they fail! Nothing bothers me more than dishonest pushy sales people!

If you want to spend every day wondering where your landscaper is, this is the outfit for you. If…read moreyou like brown lawns, damaged irrigation, dead shrubs and to be ignored when you complain, pick these guys. If you want to have to pay another company to correct the work after your contracted landscaper abandons your community, these are the guys you have to hire. If you want to spend money on attorney fees, you must choose this company. If you want a beautifully maintained community, good communication, quality work and honesty then this is not a good fit for you. RUN NOW AND DON'T LOOK BACK!

Awesome neighborhood with lots of friendly people. Walking distance to Princeton Junction (also a…read morefarmer's market on weekends)

I am a resident of this community and want to raise a serious concern regarding the handling of…read morehandicapped parking. A designated handicapped parking space was issued, only to be taken away just three days later without any reasonable accommodation. This kind of inconsistency creates unnecessary stress and hardship, especially for someone in a wheelchair and needs accessible parking for daily living. Accessibility is not optional--it is essential. Removing a handicapped space after approving it raises concerns about whether the HOA is properly considering the needs of residents with disabilities or complying with applicable accessibility guidelines. I had strongly urged the HOA to address this issue immediately. Unfortunately they are not willing to ensure that reasonable accommodations like handicapped parking are handled with the seriousness and stability they require. This experience has been frustrating and disappointing, and it significantly impacts the quality of life within the community. If I knew this would be an issue I would have NOT purchased a home in Poets Corner.

The association dues are low compared to other nearby HOA communities. The HOA maintains the common…read moreareas of the large property beautifully, including the pool, tennis/pickleball courts, pond, and exercise path that winds around and through the community. You must remove snow from your own driveway and mow your own grass in the fenced-in areas of your property. The exteriors and interiors belong to the homeowners. I enjoy a little physical work outside, so it works well for me. The HOA maintains the private streets (not Freneau Blvd, which is a public Freehold Township street). The Central New Jersey location is great. There is a clubhouse available to owners for rentals to host events and a pool that is open in the summer.

We recently changed management and what a difference! My calls are returned - with answers. And…read morethis company regularly sends out messages to let us know what is happening in the community. Thank you Access!

Seriously avoid at all costs or you will definitely regret it…read more The many other reviews across multiple platforms are 100% accurate and rightly so. They don't want to pay contractors when the they have a signed contract with a payment schedule and the work is completed. Their answer when you look for your money is SUE ME We dealt with Sandy Dickinson and he was an absolute nightmare No contractors got paid on a job a 64 unit co- op in Edgewater New Jersey. They should not be allowed to trade are they will take your money and not perform any services Again look at their reviews and run run away.

I lived in Whispering Woods for 24 years before finally admitting I could no longer afford it, or…read morethe headache of homeownership in that association. I bought my beautiful condo on Elm Ct. with cash in '97, when the monthly association fee was $145. Although it was move-in ready, a house fire in 2012 flipped building 71 on its head after the rebuild. The association hired the lowest bidder and from then on, it was all downhill. The electric was wonky, my kitchen cabinets were held together with spit & bubble gum, and the office staff was indifferent to many, more serious concerns. Meantime, the monthly ass'n fee was over $300 when I sold in Oct. 2021. I was ECSTATIC to leave that complex! Bought a house in Ocean County for 1/2 what I sold for. Life is good again, and Whispering Woods is just a bad memory. Nobody cares anymore, including their useless board of trustees.

A nice little community with great scenery and landscaping. Pretty even mix of young and old, nice…read morepool and gym too.

ok so I don't really write reviews but felt like i should for these guys. I have 2 properties in NJ…read more(one in kearny area, one further out) and was having a really hard time keeping up with everything especially the compliance stuff which honestly goes over my head half the time. Someone referred me to RPPM and I called them kind of skeptical bc I've had bad experiences before with management companies that just take your money and don't really do much. But these guys are different. John was straight with me from the jump, explained everything they do, didn't oversell it. They handled some violation issues I had pending and I didn't have to stress about it. Communications with my tenants have been way more professional than when I was doing it myself lol. I used to just text my tenants which I know is not the right way to do it. Only thing I'd say is sometimes I wish they responded a little faster but honestly when they do get back to me everything is thorough and correct so I think its just they are busy and doing things right rather then rushing. Not really a complaint just something I noticed. Overall very happy. Would def recommend to other landlords in NJ especially if your portfolio is growing and you cant manage everything yourself anymore. 5 stars from me

One of RPPM strongest qualities is their communication. They are clear, timely, and consistent,…read morewhich builds trust and makes working with them easy. Questions are answered directly, updates are provided without having to chase them, and expectations are set clearly from the start. Their professional skill shows in how smoothly issues are handled and how well they navigate complex situations. It is clear they know what they are doing and take their responsibilities seriously. Based on my experience, RPPM stands out for strong communication and competence, and I would recommend them without hesitation.