The office help has went out of there way to be help, professional and most of all patient. This is Aug 11th apt, we Thank you very much. read more

1 star because 0 is not an option. Im baffled that Jacob gage has not already "managed" to ruin his parents company. As it is clear he would never have a job working with people if it weren't for the nepotism. Extremely MISmanaged. Jacob Gages lack of professionalism and constant argumentative behavior almost makes the fact that the whole staff is inept less aggravating. Almost but not quite as on every level they do not care. If this company has screwed you over take action! There is power in numbers. File complaints with the bbb against gage management and if you had issues with Jacob gage you can file a formal complaint against him with the kansas department of labor. They take advantage, rip off and neglect their tenants and units. And that's not even going into the details of the many many many things that were issues in my actual unit. read more

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Living in one of their properties has been HELL. First off, everything has been sloppily repaired from previous tenants in my unit. The paint, the plumbing, etc. Everything just seems half assed. And the out of control roach infestation that they refuse to deal with. I've found 5+ different species of cockroaches, all in different stages of life. Big, little, they are EVERYWHERE. You can't walk through the main hallway without seeing a couple run up the wall. And on top of that, bedbugs have also been reported in the building, as well as gnats getting out of control. There seems to be a never ending population that just keeps getting bigger and bigger, and what does gage management do? Hardly anything. I have a 2 month old son and I'm forced to stay in the hell hole, scared of him getting bitten by one of the many species of cockroaches. I have been getting bites every night in my sleep here. Cockroaches carry diseases, making their building at 2400 Alabama street uninhabitable. Hopefully me and some of the other tenants can get through to the health department and bring this company down because the do not care about you, or your living situation. Just your money. DO NOT RENT FROM GAGE MANAGEMENT! read more

Gage Management - Sticky trap underneath my sink, you can see every stage of life on here from eggs, to full grown cockroaches. Multiple species on this trap - Apartments Near Me - Lawrence, Kansas

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Roof just caved in, like, you can see the sky. They said they would fix it 3 days from now, lol. Management was told multiple times over the past few weeks that the ceiling was leaking a significant amount of rain water. There's a special place in hell for scumbag landlords. read more

About as pathetic as you can be for a rental company. No response from the office, months long wait for any maintenance, and bandaid jobs by all. The units are run down, with horribly unclean and unsanitary conditions upon move in, even the newly renovated units. The people in the office are nice, but won't respond to your emails for help. We moved in as we had nowhere else to go, and we cannot wait to find a nicer location asap. Only live with their units if you don't want to be homeless. read more

Spent a year 'working' with them, dare I say living. Let me begin by saying that you'd be mistaken to live in a Gage Management property. Took over 7 months for a roofer to come out to 'inspect' water damage and 'fix' it with rubber cement because they weren't payed to do fix anything. Kept the place spotless through our year for a city inspector to come over to make sure things were in working order constantly, just in case. Found the city inspector the day of inspections around April and found pre-written off addresses to mark off as okay before he visited them. Suspicious. Now we receive the 'Reconciliation Report' from our moveout and find that they nickel and dimed us for all the 'extra' cleaning that had to be done. We carpet cleaned, deep cleaned, moved appliances to clean under and around them, everything. Over 120$ for them to 'clean' what we already cleaned three times during our moveout. I contacted the new tenants and found the place was NOT TOUCHED AT ALL. We strategically left amounts of dirt and other debris in places that were obvious and the new tenants included those in their portfolio for their insurance. Smart. One added bit of information with our 'Reconciliation Report' that I thought I needed to add. While they are cheap enough, drip pans that are cleaned thoroughly enough to shine better than the mirrors in the bathroom shouldn't have to be replaced. And to 'replace and install mini-blinds' that were NEVER TOUCHED at all is preposterous. After visiting our old residence, none of these things were 'replaced' or 'replaced and installed' in the slightest. 50$ was taken out of our held deposit for that. I could be using that 50$ on groceries. In all, Gage Management is archaic, and while it is the cheapest to live with them, you are better off finding a townhouse or live in an apartment building for about 150$ more a month with better maintenance and a care for safety. read more

I hated this company. They didn't clean our house when we first moved in. They never listen or try to work with you. I still am renting from the and I was going to stay in the same house next year. All my roommates graduate this year so I needed time to find new roommates. They gave me two weeks. I kept telling them I needed time but I'm forsure renting the house and they basically said "f**k you" and started showing the house to others. Also, the house gets showed so often it's like it's no longer our house anymore because multiple people are walking through it... not to mention covid btw... it's only been 3-4 months and they're already showing our house EVERYDAY! Like can I get some privacy?? Thanks.. read more

Do you love run down, dirty properties, refusal to do repairs, entry without notice, and being lied to in every interaction with the company managing your property? If so, Gage might be right for you! If not, look elsewhere. You won't find anything good here. I've never dealt with a more dishonest cabal of people and I'd sooner trust a crack addict off the street with my bank information than trust a single word anyone here says. It's a top to bottom clown show and will no doubt be the worst company you ever have the displeasure of dealing with. They cannot be aptly described as anything other than slumlords. It's really too bad since a few of the properties they manage could be really nice if they wanted them to be. I recommend anyone still on the fence abour renting here to go ahead and read the other reviews as well. I'm sure you'll come to the right conclusion. read more

Renting from Gage is the perfect argument AGAINST using a management company. Disorganized and dishonest. Everything is contracted out, so if the company they use to shovel snow says you haven't shoveled? You WILL be billed... whether you woke up early to shovel the walk or not. When you move out, you might as well leave it how you found it, because you will be paying to clean it either way. The front office is confusing and unhelpful. The repair crew (once you got them over) was always friendly, and good at their job, but that is about the only praise I have. Are you an inconsiderate, dirty, part animal? This might be your match made in heaven! If you're not? Rent from anyone but these people. Preferably from some one with some amount of accountability and communication skills... or buy a tent: It would be less of a hassle than renting with Gage. read more

I have lived in Lawrence for 5 years, and in a different apartment complex with different management each year and this company is the worst by far. They are negligent, they nickel and dime you, and don't care about your safety at all. One example that stands out is when I was living in one of their buildings and was concerned about our furnace, it looked disgusting and had clearly not been maintained properly. I therefore decided to buy a carbon monoxide detector since one had not provided in the apartment. Turns out this is the smartest decision I ever made. This part of the story is not important, so long story short the detecter that I BOUGHT with my own money ended up saving my and my roommates life. (the words of the firefighters not mine) This displays first their blatant negligence they have for their properties, as long as they get a check they don't have any interest in maintaining the building. Though their negligence was endangering our lives, they had the audacity to charge us with the cleaning of the furnace!!! Like our living there for 3 months of not using it caused it to build up massive amounts of carbon! Moral is NEVER I mean NEVER rent from these people. You may get lucky and have no problems, but that's a risk I'm not willing to take again myself! read more

The year that I spent living in a Gage Management house was one of the most frustrating and uncomfortable experiences I have ever had. When we moved in our house was filthy, had broken blinds, broken closet doors and the bathroom was a mess. They would not send a cleaning crew out to clean and we were told they would not charge the past residents unless the damage was extensive and that is what we could expect when we moved out. We cleaned that house top to bottom because we felt bad for the poor people moving into it. They still charged us an arm and a leg for the supposed cleaning crew they had to send out for the next tenants. Our house had a rodent problem. All year long we had racoons in our basement and possoms in my bedroom walls. So many nights I laid awake listening to my dog bark and growl at the walls while a possom or some other creature hissed back. It was terrifying and disturbing. The basement was unfinished but had a finished bathroom and the washer/dryer. It was unusable all year because every time it rained the basement would be flooded for a week. Then when it dried out it would be full of creepy crawlies. Gage did not care about any of it and just told us it was an old house. The rent we were being charged was the same as a friend of ours who lived down the street in a brand new house. Crown molding...giant pantry...perfectly clean....same rent. We battled ants in our bathroom all year long which they claimed was our fault due to brush on the outside of the house. We had the brush removed several times even though the state of the landscaping when we moved in that should have been their problem. Still ants all year long no matter what we did. This company does not care about their residents at all. They are only concerned about the money and getting your rent on time. They can't keep track of any paperwork that helps you out, but if you have a late fee they've sure got it tracked to the last penny. I would not suggest anyone live in a Gage Management house unless you are beyond desperate. read more

One the worst landlords/Management group you can deal with. My daughter and 3 other friends leased a house for a year and we have had nothing but trouble from the David gage and his team. They will not fix anything on a timely fashion and in fact they lost the A/C unit last summer in 90+ degree heat and it took a week and a half to get corrected, and no communication as to when it would be fixed. Once I made a call to David directly, things got rolling, but my daughter had to sleep in a house with temps in the 90's for a week. Last winter the heater went out and same issues, took a week to get someone to come over and see it was a 1 hour fix. I was actually in town and called David again and its funny how he had someone there in 15 minutes after I chewed his ear about the condition of the girls living in a house with the temps outside in the 30's. There are several issues that came up and again the management team just made un-kept promises, gave excuses and never delivered on what they said they would do. Stay Away from Gage Management properties. read more

Shady and underhanded are the two qualities that come to mind when I think of Gage Management. Rent from an independent landlord if you can, as you'll find the personal attention and accountability worth far more than any of the "services" Gage claims to provide. Our unit was a 3 bedroom located in the student ghetto, and was exactly what you would expect for $775 a month. During our stay, Gage fined us $25 for a violation that they clearly didn't investigate, as nobody living in our apartment threw a beer bottle at the neighbor's baby, nor was there a baby living in our neighborhood. But whatever, it was only $25 and you can only argue with stupid and selfish for so long. After our move out, nearly 2 weeks after our move out, Gage informed us that we received $0 out of our $600 deposit due to cleaning and repair services. It was pretty amazing that their detailed list of costs added up neatly to exactly $600. Gage claimed they had before and after photos to prove that the repairs (a smudge on the wall cost $240 in painting costs) were warranted. The bottom line, if you want to throw your deposit money away, go with Gage. If you would rather have your money returned and be able to put down a rental reference after your lease, find an independent. read more

DO NOT RENT FROM GAGE (unless you like throwing your money in the trash)! Awful, horrible, terrible, no good, despicable. They are the worst!!! They charged me because they decided to replace the flooring by the front door that had water damage because the door did not seal out rain (how is that my fault?)!!! They charged me $1250 for "repairs". After I paid the ridiculous charges, their lawyer sent me a letter threatening me to pay up 2 months later!!!! Intimidation, deceit, and dishonest. read more

DO NOT rent from Gage Management in Lawrence, Kansas. They do not care about you. They do not maintain the properties they manage. I have put in multiple work orders for vinyl flooring that is in the entry. It is only attached by the metal strip at the door and a thin metal strip where the carpet meets the vinyl. I had rain coming in under the door two weeks ago. The water went under the vinyl straight to the carpet and pad. The carpet is still damp. I have black mold in the master bathroom. The maintenance guy said it wasn't mold. It's just black paint on the kick plate. The vinl yin this bathroom is black in places. I told him I know what black mold looks like because we had it in our garage when our roof leaked. I have a serious problem with bugs and brown recluse spiders. I was told it's because it's spring and there are a lot of bugs this year and it's also due to the amount of rain we've had this year. Any and every excuse they can make they do. I had to ask them to install downspouts on the gutters to direct water away from the front door and the foundation. I don't smoke but the apartment smells like cigarette smoke. When I open the cupboard in the kitchen the smell is strongest there. The top rack of the dishwasher comes off when try to pull it out to load/unload dishes. The sad thing is the next tenants have rented it sight unseen and have no clue what they are getting into. I will be mailing them a letter with pictures of what it looked like when I moved out. That way they will know if the 'routine maintenance' and turnover has been done or not. read more

Words cannot begin to describe my dealings with this management company. My daughter was told the house she was renting was all set for her to move in except for a little paint touch ups and a minor floor repair in the bathroom. Imagine my shock and disbelief walking into this home.....front screen half ripped off, not cleaned from previous renter, rotted mildew front steps, trash throughout front and back yard, mold and mildew throughout the house including under the floor tiles which they were covering up, urine smell coming from the wood floors, a steel grate warped and broken in the middle of the floor, water leaking down the ceiling from the upstairs bathroom, duct taped repairs......the list goes on. The condition of the house had safety and health risks which Gage refuse to acknowledge and said the property had been cleaned and was habitable and there was no way she could get off the lease. It took getting a lawyer involved to get off the lease and be reimbursed what was owed. Be weary of any lease/rent agreement that you sign with this company there seems to be universally among past customers dissatisfaction with the professionalism of the management team, services provided and the quality of the premises. I am grateful my daughter got back her money, but it did not come without a price! read more

Do not, I repeat, do NOT rent from this management company. Most of the management companies in Lawrence are pretty bad... but Gage is TERRIBLE. They don't care about anything. They know that the people they rent to are probably college students who don't know the law or don't have enough money to fight a legal battle. A lot of their properties are not up-to-code, have leaky ceilings, mold problems, bug problems, etc. GUESS WHAT GAGE? It is the LAW... you have to provide a safe, habitable place for people to live. Our apartment is located in the 2100 Haskell Ave. complex and it is just awful. It would be kinda cool, if we weren't sharing it with brown recluse spiders, beetles, crickets, mold, and water damage. The skylight in the study leaks profusely when it rains and there is visible mold growing on the carpet. I have been PHYSICALLY ILL from this amount of mold. I have spider bites all over me. They came to spray once but refuse to spray again unless it is at our expense. The door has such large gaps (between the door and the jam) that large beetles and large crickets are able to crawl through and get inside. I put down sticky traps and caught so many just in one night. DISGUSTING. I bet our cold air is leaking through their too, making our energy bill higher. Most of the sinks either leak or don't drain. The kitchen sink will not work at all half the time. Maintenance has been here to fix it 3 times but can't get the job done. They come over unannounced and start banging around. I was in the shower once and they really startled me! Ugh. We have all of these problems and have only lived here for 20 days. 20 DAYS! We have contacted a lawyer and are trying to get our lease terminated. Do NOT rent from this company. The rent is cheap but the price you pay is unbearable... read more

Do not rent from Gage. I have been living in the same house for about 2 years and have read through the lease. Unfortunately all of the comments are very true. Seriously go buy a tent or find somewhere else to rent. The front office is a joke and unhelpful. The wording on the lease is very vague, seriously "rubbish"? Drop your pants and bend over before letting these scum bags steal your money. read more

Gage Management handle a unit on behalf of a Landlord that I never met. The Place had horrible problems with insulation, so much that I had to pay over 400 a month for electricity just to keep the place heated. No apologies for gage, or the landlord. In fact they tried to make it seem like it was my fault. gage was the worst management company I have ever dealt with. It is an absolute shame that gage even manages 1 property, I feel sorry for anyone paying them money, they are as shady as it gets. When I signed the lease I asked what the average electricity bill is and they said 150$ a month, well, they lied. read more

Gage treated my son's family deplorably. The apartment they were to move into was so bad that I took pictures and channel 6 news was all over it the same day. I also called the health department and explained to them what I was seeing. They usually have a waiting list, but came the same day. There was at least 6 severe violations, and that department will not give out violations unless things are pretty bad. Gage even threatened to not give back all the deposit and rent even though the apartment was uninhabitable, and of course they didn't even offer to provide a temporary solution while they fixed up the place. They blamed everyone but themselves for the problems, even repair people who didn't even have work orders on the apartment. I have never talked to such greedy and unethical people in all my life. They did of course give back all the money because of all the evidence compiled against them. However, they are probably still doing what they do best, cheating and taking advantage of people. Stay away from this company, and warn anyone you care about to stay away from them!!!!! read more

Where to start, where to start... Signing a lease with Gage Management is one of the worst decisions I think I have ever made. Ever. It all started with the day we moved in. We signed a lease and were supposed to move in August 1st. When August 1st came around, they demanded that they needed a couple of more days to get stuff done around the house before we could move in (mind you this is a college town, and most people had to move out of their previous house or apartment around July 25th and are therefore homeless for about a week). Anyways, we waited a few very inconvenient days, until my storage rental lease went up on the 3rd, and then I really needed to move my stuff in. They complained about this, and still had loud kids painting our house blasting a radio and asking us if we could vacate the house while they worked for another 3 days (they did not even complete their job properly.. just partially sprayed some of the walls white). Nothing else was clean or fixed when we moved in, and we had to pour tons of money into making the house live-able, because they refused to do any of it for us. That was in August, it is now February. Since then, we have had nothing but problems, and fees up the ass from them for no reason. One example is this last month, they sent us a letter saying there would be people coming to work on our house for a few hours to do regular maintenance or whatever, which would be fine, except they failed to tell us they were going to mail us a mean letter accompanied by a $355 dollar fee. When we complained about this and demanded more reason as to why we should have to pay this BS bill, they were EXTREMELY rude and asked us to "go ask our parent for money." Who says that? Also, when we turned in the bill, they said, "we really don't appreciate you calling and trying to get out of this, next time just send the bill right away." Now, a few days later, my toilet is over flowing, even though we just fished out money to supposedly have all of our pipes cleared out. When I called them, they said it was going to be $40 for them to come LOOK at it. Even before all of these problems, only the woman at the front desk was nice, but when she turned any problem over to anyone more authoritative, not one person was anything above an asshole. Oh, and our locks never work, even after they claim to have fixed them.. Also not very safe for three 20 year old females. Anyways, moral of the story is, DO NOT sign with Gage management.. unless you want to add a great deal of stress into your life. read more