LONG TIME HOME OWNER CUSTOMER OF COUNTY PROPERTY MANAGEMENT: I am an out of town landlord who relied on C-P-M to protect my property. LESSON LEARNED! I heard through friends and neighbors my once pristine home in Oxnard California was being trashed by the tenants C-P-M brought to me. I was faced with the sad fact I had to sell my home to financially survive this nightmare situation. Upon evicting the tenants and seeing my home, that LITERALLY LOOKED AND SMELLED LIKE A FARM YARD! I was disgusted hearing Richard Miller, owner County Property Management tell me this was "normal wear and tear". My family has rented homes since I was a teenager. I know the realities. County Property Management ignored my many requests to inspect the home every year. When they did inspect the home, a very few times over a decade, I became suspicious when they stopped providing photos, even one time providing a photo that was not my home!. Richard Miller told me for years these tenants were "living like slobs" so I expected the normal carpet and paint needed when a home is vacated. But I was told nothing about carpet saturated with feces and urine as if cows lived in the home!, stucco being chewed off the home, wood floors ruined, appliances damaged, the entire wood fence ruined, the entire irrigation system ruined, the gorgeous "oasis" landscaping DEAD! etc. C-P-M convinced me to allow 1 dog ONE DOG my mistake for listening. I had to find out through others that these tenants had 4 dogs and what I was told was a "200 pound pit bull". By the time I found out it was too late!. When I pleaded with Richard Miller to help me bring legal actions against these people BECAUSE WE HAD A SPECIFIC CONTRACT DRAWN AFTER I HEARD OF THE DOGS STATING THE TENANT WOULD PAY FOR DAMAGES he instead sent me a 780 word letter threatening ME if I asked for any reimbursement. He blamed California laws and called the state "NAZI". Huh?. That's just a cop out. I've been told by other property managers that now in 2025 there are amendments to leases that property managers should have added to protect them from outlandish Covid era tenant actions. In the very least a real PM would have drawn a complaint and filed it with the tenants insurance company (Providing the tenant actually upheld the insurance requirement in our contract, another thing C-P-M should have confirmed.) It was about this time Richard Miller told me something like this "you made a lot of money, you should be happy". OMG, really? So, first off I had a sizeable mortgage, ongoing standard maintenance I paid, normal repairs, upgrades, new appliances, etc. But, I guess County Property Management just thinks all it's home owners should pay for damages caused by tenants??? and smile??? From their point of view, why not? C-P-M aren't the ones who pay! QUOTES FROM COUNTY PROPERTY MANAGEMENT WEB ADS: "Your Trusted Partner", "top-notch property management services", "our exceptional services" and my favorite "Enhance your property's value with top-tier maintenance" After giving the tenants legal notice to vacate, I was given a date the tenants would be out of my home. I traveled to Oxnard, saw they were not gone. I got NO RESPONSES asking C-P-M why?, when?. I spent days in a hotel waiting for someone to be half-way honest about this mess. I did finally get a message the tenants were out YIPPIE! But, then C-P-M stopped responding to all of my messages BEGGING for them to step up and help me cover the more than $35,000 in damages I had to pay. (To date: I've got more than 30 texts to C-P-M asking for clarity and help IGNORED.) When I tell property managers about this they all say "sue your PM!". They say things like "A Monkey can collect rent... a professional property management firm is paid to inspect and protect your home". When I spoke to an attorney he asked one question... "How often was C-P-M late posting your draws?" I realized the "Blood from a Turnip" rule might apply. If anyone wants to see photos of my home after C-P-M's "top-notch property management services" let me know... also I kept some samples of the carpet for sniff-tests. PS: Go figure, these tenants offered to buy my home for about $230,000 less than it's value... great plan huh? Turn a beautiful home into a pig-sty then ask to buy it cheap. Just disgusting. read more

County Property Management - Property Management Near Me - Camarillo, California

I have had great service from CPM ! In a recent rental situation, I was impressed that the management and staff there were as helpful, personable, and responsive as they were. I appreciated the communication, problem solving efforts and technology of the group. The online portals were very accessible and provided 24/7 management of my payments and insurance needs. Excellent doing business with CPM! read more

CPM has managed our rental home for over a decade. They have been very diligent about getting rents paid on time, helped us out with large repair bills by breaking them into monthly payments and helped us spruce up the place when needed. As a Landlord I have to say I like seeing complaints from Tenants about a PM. It says they are standing up to people. Let me be specific. Back when we managed our own home we would constantly have Tenants DESTROY our homes (I.E. having a waterbed when forbidden in the contract resulting in structural damage) and late rents then seeing brand new cars in the driveways!. We had one Tenant who would come over to our house ONLY when my Mother was gone, dressed in a short skirt, just to convince my Dad to "give her a couple weeks to pay". Of course, when my Mom found out she would run right over and set the Tenant straight. Having a good PM was especially important during COVID. I have friends who manage their properties and ended up in default because tenants weren't paying rents. I feel for people who were hurt by the economy during these times but most of the Tenants were still gainfully employed. One even boasted to me about going "months with free rent". CPM handled this very difficult period well for us. Thankfully, our Tenants had secure jobs. (Note: I still can't believe how many high priced offers to buy our home we were receiving in the worst of times??? Sorry, kind of makes me think someone out there was making a lot of money while others suffered... "great again" my A**) I am so thankful to have an honest, strong minded property manager and CPM is the best I've found in the 805. read more

Dishonest, deceitful and illegal! I had rats/mold and asbestos in my place for a YEAR! Never remedied the situation, no compensation and Richard Miller kept my security deposit upon returning the keys to him and doing a deep clean to the place - even the damn mold. Incredibly sad after being a good paying tenant - always on time; and paying rent in the time of COVID! For them to withhold my security deposit and never caring about my well being - keeping RAT FECES INSIDE and never cleaning it, and MOLD inside cabinets and NEVER cleaning anything is repulsive and immoral. Keeping my security deposit after doing additional cleaning after inpection is ILLEGAL and very shady. Evil doings all around. The local news is interested in this story. Karma. (*NO stars. Yelp makes you.) Pictures of the RAT FECES, MOLD and how it was "sealed" - not cleaned. Dispicable. read more

County Property Management - Property Management Near Me - Camarillo, California

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Our second tenants moved in our home in October of 2019 with a one year lease. This April Richard phoned my husband and I that our tenants were not able to keep their lease due to Covid. We let them out of their obligation because Richard said it was best to. Upon arrival to our 2year old home in Camarillo, we found our tenants gone with our homes personal property such as garage remotes, parking passes, keys to mail box, ceiling fan remote, and TV mounts. Richard was told to stand down from moving forward with new tenants until he had these items back. We were told this couple was moving back home to Utah by Richard, when in fact their social media said they had purchased a brand new home in San Diego County. None the less after letting Richard go we found out that he had been misrepresenting my husband and I trying to get our tenants to find a friend to rent our home to and carry out the lease. He went so far as to make this couple pay the fee's for running credit checks. The tenants stopped answering Richards phone calls. They asked Richard for our number and to no avail never received it. After letting Richard go due to job performance he would NOT release the deposit that was ours/tenants/properties. Instead my husband and I had to come up with extra funds during Covid and pay the houses house payment, pay the tenants back and our home we live in's house payment. Instead Richard sent a letter from an Attorney to say we had no right to make his company look bad. Sorry to say he did that himself! We still have not received this deposit of $4700. however we DID TAKE RICHARD MILLER TO SMALL CLAIMS AND WON. HE WAS A NO SHOW. read more

I don't leave a lot of reviews usually but I have to give credit where credit is due. As a property owner my husband and I tried our hand at managing our rental. The stress and annoyance of the month to month dealings was too much. We decided to hire a property manager and had heard great things about Richard Miller and his company. It was the best decision we could have made. Nothing but professionalism! We get monthly organized statements, up to date notifications and the stress relief is priceless! I could not recommend this company more! read more

My wife & I were stunned to see all these negative reviews. But then we realized they were all written by disgruntled TENANTS, not owners. From a property-OWNER'S perspective, let us relate our experience with Richard Miller and County Property Management. And, if you're shopping for a property manager, you should read this. We retained Richard/CPM for our home in Los Robles Townhomes when we relocated 100 miles away to southern Orange County. This was in 2009, at the height of the recession, when there were tons of bad credit-renters in the market. Richard carefully evaluated several prospectives, and made a recommendation that proved to be golden: We had those same tenants, for over five years, until we sold out in 2015. Never having been landlords before, Richard also gave us tons of useful advice and guidelines. The few times the property had maintenance issues, his service provider recommendations were reliable, competent and competitively-priced. Throughout our relationship, Richard exhibited a calm, patient professionalism and was always responsive. My wife & I know exactly what bad property management looks like, because the unit next door to ours at Los Robles was a rental, and we had several horrible tenant experiences in the nine years we lived there. One was a wife-beating, violent convicted felon on parole that we had to call the cops on 30+ times in three years, and who did $27,000 of damage to that unit, which the owner ended up footing. The very next tenant was a recovering-alcoholic father who let his underage teenage son smoke, drink and do drugs, and who drunkenly (and without a driver's license) smashed his father's car at the top of Moorpark Road & Green Meadow late at night, while his father hid him from the cops. We finally discovered the woman who placed these tenants (for a foreign owner who could barely speak English) was a local real estate agent, not a professional property manager. Her priority was making 5-figured commissions from home sales, not managing properties; she didn't care about anything except getting her tenant-finder's fee from the owner. We later learned she had never bothered herself to due-diligence either of those nightmarish tenants (not even credit reports!). But, while she collected thousands of dollars in tenant-placement fees, we had to live with the consequences of her incompetence and carelessness. If Richard had managed that unit next door to us, we are 99% certain that those horrid, literally dangerous tenants would never have been approved to live there. Are we telling you that if you hire Richard, you'll never have a bad tenant? Of course not, because anybody smart enough can fool anybody, even a pro. We are saying, however, that you probably have the best chance of avoiding a bad tenant by utilizing Richard's 30+ years of experience in dedicated property management. And if you're a property owner considering renting out your investment for the first time, like we were, you need to know that, legally, California is one of the worst states to be a landlord in. But Richard knows the law inside and out: He's seen it all, done it all, and he knows how to navigate it all, especially if you do get an adversarial tenant. We actually never want to be landlords again. Why? If you think our next-door-tenant-horror stories above were bad, we've spoken to half-a-dozen other owners whose experiences were far worse. However, if we did, and the property were within his area, there would be no question who we would re-hire. We would also highly recommend Richard Miller and County Property Management to anyone who is seeking the best to professionally, and protectively, manage their investment. read more

All praises to Richard at CPM for helping take the stress out of finding and finalizing my family's next home. Looking forward to a long rental relationship! read more

We've been renting from County Property Management for about 5 years now and we couldn't be happier! Richard does a great job and is always on the ball whenever help is needed. I feel extremely pleased with CPM and would highly recommend! read more

NEVER DO BUSINESS WITH COUNTY PROPERTY MANAGEMENT!!! We rented a condo for 2 months then they said the landlord wanted to sell the place. Professional and considerate right? We cooperated and negotiated terms then moved out 2 months later. We figured since we had been there for a very short period (4 months) that we would get most of our security deposit returned but they took literally almost all of it due to normal wear and tear, that's about $2000 down the drain! My wife and I feel violated, it's like they robbed us in plain sight. PLEASE STAY AWAY FROM THESE CROOKS, YOU'VE BEEN WARNED. read more

I would highly recommend Eric and the team at CPM for your real estate needs . We found our beach house and was able to move in right away with zero problems . He and Laura are there every step of the way. Thank you for taking care of the family so diligently. read more

Great property management firm. We rented our apt through Richards firm and they do a great job screening, giving advice, updates on the laws and offer great advice and service. I have also used them as a renter when I selected a place for my mum. Very professional with outstanding service! read more

Working with Richard and his team has been nothing but a pleasure! Honest, trustworthy and reliable is just the beginning of how to describe them! Highly recommend them ! If you are looking for some help finding a home to own, call them! read more

I give one star to this company because of their receptionist, Sarah. She is the only good part about this company. We rented a condo from them in Agoura at a reasonable price for the area, but the place was straight out of the 70s and had no upgrades whatsoever. I wish I would have paid more attention to the condition of the place because I didn't realize what a thief Richard was until we moved out 2 years later. We cleaned our condo upon move out and even had a cleaning lady who came regularly every two weeks...and yet he charged us $425 for the place to be cleaned (not including carpet cleaning which we were fine with). The condo is 1,083 square feet...$425 is insanity. There were a bunch of other bogus charges he attempted to charge us upon move out which he ended up crediting back to us. For example, he tried to charge us 4 days loss of rent, but I had e-mails corresponding with Sarah in an attempt to meet with Richard to give him the keys as once again he was impossible to get in touch with. I would have fought to get the remainder of our $2200 deposit back but we had purchased and moved into a home across the way and I just wanted to be done with them! Be prepared to fix things yourselves (and everything is ancient so it will need fixing) because it is easier than dealing with their lack of response. Oh and to whoever lives there now, I bet you had a little critter in your wall when it rained recently. Multiple times I told them that there was an access outside that was allowing an animal (rat probably) into the wall and do you think they cared? Nope, because no one ever addressed the issue! The condo we rented was cheaper than those in our area, but it's a dump, so you will end up paying the difference with your security deposit! On a side note, thanks for not doing your job and renewing our lease when you were supposed to, because it allowed us to buy a home and give a month's notice! Although, I think your astronomical deductions from our security were to cover yourselves for losing a good renter during the holidays and having to explain that to the owner. All the reviews are completely accurate of what kind of management you are dealing with. If you choose to live in one of their properties, take pictures and make sure you have a paper trail! read more

Horrible service and even worse communication. Was told our app was accepted so we contacted our current landlords and had our insurance papers changed as requested. Then received an email saying they offered it to the next app in line. I went into their offices and was told by Richard that indeed the place was ours. I then set up an appointment in 1 hour to sign papers. 20 mins later Richard calls me and says they offered it to the second app in line again!. I go back into their offices and Richard blames it all on context being lost in emails. I dont know how they stay in business like this. It was so frustrating to have to tell my wife that we got it....we dont have it.....we actually do have it......no wait......we dont have it. Find another property manager! read more

Update is we were forced to file a small claims case against them. The only time i ever had to file a case against anyone. Then they gave us our full deposit back 6 months later - a few weeks before the court date. N we are out a lot of time n $50 for filing fees. It guess it was a learning experience. Crooked creepers run this establishment. The girl who answers phone seems nice tho to end this on a positive note. read more

If there was no stars I would rate as that. I found a house listed for rent. I made a few calls to see it, made an appointment and the cancelled. Made another and they cancelled that one. Made another and I waited at the home and after an hour no show. I called office and was told they would need to reschedule. After reading everyone else's reviews along with my own experience, I would stay the hell away from this unprofessional want to be company. I wouldn't rent from them if they begged me too, first impressions mean everything..! read more

Do not rent from CPM. Every single review on here is accurate. Here's my experience... Prior to me moving in, I did a final walk through of the house, the place was not move in ready, I can go on and on about this but the worst thing was there was mold growing in one of the closets, not just a little bit. I was scheduled to move in on a certain date and the "Clean Up" of the place after my walk through took an additional 9 days more than it was supposed to. This really screwed up my schedule I had given to my previous Landlord and I was shit out of luck for a week. After move in, I dealt with most of the stuff I didn't like on my own to make the place comfortable for us, fixed up numerous appliances, fences, garage doors and a lot of landscaping / irrigation. It was just easier if I did it myself. Let's just say I went above and beyond an average renter's willingness to make the place nice. After a few weeks to a month of complaining that the Heater was not working, Richard finally scheduled for it to be replaced. We used the Heater daily for a week or so after it was put in. We were not aware when the HVAC contractor replaced the Heater they ran the new Flue Vent up against some electrical wiring which caught the place on fire. My Wife and I were out walking the dogs at the time, when we came back walking down the street we thought the neighbors BBQ was a bit out of control. Nope, our house was on fire. Thanks to the quick response from the local fire department most of our belongings were saved. I am not experienced in what a good property management company does when this type of thing happens but I can tell you that we got absolutely NO help or communication from Richard. We could not live in the house at all after the fire. We finally got Richard to the property after several attempts, Richard noticed we had a small travel trailer and suggested to my Wife that "we should find a campground". At this point I just wanted my deposit and some pro rated rent so we could move on. This did not happen. After several phone calls trying to resolve this, I had to make a visit to Richard's office in person, the girl up front tried to tell me he was not there at first but I had done some recon work and knew he was in the office. We got our deposit back with some refunded rent money. Without incriminating myself on how I did that, I will say it was not a desirable way to do things. I hope this review hits home for anyone thinking about renting from CPM. read more

My husband and I were trying to rent a home from Richard. He told us that there were 2 couples the rental owners were interested in (us and another family) and in order to decide, he wanted us to get into a bidding war to see who would pay the most. It seemed completely shady to me. We told Richard we were only willing to pay the asking price. Apparently the other couple backed out, so we got the house by default. The day we were supposed to sign the lease, I told my husband I just didn't feel right about renting from Richard and we backed out too. Richard seems incredibly dishonest and, quite frankly, is creepy as can be. Do yourself a favor and stay away from this company. read more

1 star is too many! We rented from them and now have new managers. Richard is shady, dishonest, not trustworthy, doesn't follow through. Stay away!!! Do not do business with them. read more

Yep- terrible company. Richard is a thief, I took him to small claims. Got some of my deposit back not all of it. Don't rent from the company! You'll regret it! read more

Luckily we never actually rented with Richard but we were very close to. His overall demeanor is odd, insincere, and nonchalant. To be quite honest he made me feel uncomfortable. We applied for a home and have yet to hear back. Luckily we ended finding another home to rent but I wish I would have looked at these reviews sooner and saved the application fee. Regardless of the property or price it is not worth the headache to have an unstable and disingenuous property management company. read more

1 star is too much for Richard Miller and his 'management' company! We were the home owner. Richard LIES. We were out of state owners and foolishly took his word that something needed repair. Afterwards, he would not produce receipts for 'work/repairs' done. A final 'walk through' was just a couple minutes. He headed to his car and drove off without answering questions related to obvious damages, sloppy painting, items never installed, yet billed for, etc. He didn't even finish the paperwork and MULTIPLE attempts to reach him by phone were ignored. read more