DO NOT RENT A PROPERTY MANAGED BY HILL PROPERTIES!!! They are scammed & cheats. Its a business and they fully run it as a shady business and all they appear to care about is money. Im sure the owners of these apartments know about Hill Properties very low ratings across multiple platforms and all of these reviews cannot be wrong. Our apartment had mold from day 1. The rooms were dusty, cracks in the tiles, and the back porch space was full of leaves, debris and garbage. There's more mold in the bathrooms and my son was constantly sick in that apartment. If you could avoid signing a lease for a place managed by Hill Properties I'd highly recommend it. read more

I would give a zero if I could! This place is a SCAM so BEWARE if you are renting from them. It does not matter how you leave your apartment, they will not give you your deposit back. They make up lies to keep your deposit (which can be anywhere from 2,500 or more). My son lived off of Orange Street and took care of his place beautifully. Guests even had to take their shoes off 100% of the time to enter. We lost our entire deposit. No real receipts were revealed. They even said it took 16 hours to clean the place (another lie since we cleaned when we left and it and it was so small). Just know if you sign a contract with them you will not get your deposit back. They are thieves! read more

I was driving today and was nearly rear-ended by a Hill-Properties maintenance van. It was driving way too fast. I used my blinker to signal and gave myself plenty of room and time to merge from one lane to the other. Then after almost rear-ending me as it rushed to a red-light, the driver parked the van directly off my rear bumper and laid on their horn for 30-seconds or more. It was very aggressive and disrespectful. If maintenance drives recklessly and keeps their vans in the condition shown in the picture, imagine how low-quality their maintenance is on the apartment you live in. read more

Hill Properties - Maintenance drivers are reckless and disrespectful. - Property Management Near Me - Chico, California

The communal dryer was broken for the full year I lived there. They also tried to steal the entirety of my security deposit to fix issues that were present before I moved in, and I had to take them to court to get it back. Avoid these crooks at all costs. read more

Renters beware of Hells Properties management company, when we left the apartment was 100% clean. They decided to charge $425 for cleaning and paint charges for an apartment that was newly painted- they pocketed all our security deposits. They left our garbage disposal broken for nearly 2 weeks before anyone showed up. When we went to change the filter on the AC they never even put one in initially. Just gratuitous unprofessional behavior. They no showed for the exit inspection to fit our schedule. They didn't handle notifying us properly on tenant rights to fix repairs. read more

I would give you stars if that was possible. Do not live at any of Hill Properties buildings. There maintenance crew is horrible. They will leave your house a mess and then come back and do it again. No one there takes responsibility. They took a semi functioning washing machine and then took it completely out of use then proceeded to say there is nothing they can do about it so not only will they leave a mess you won't even have a washer to clean the mess. The property manager Cory is extremely rude and disrespectful and doesn't seem to care about her residents only her paycheck. Please do not live in any of there units endless you want to be screwed. read more

Hill Properties - The mess left after a Maintnece request. - Property Management Near Me - Chico, California

I wish I got give a one star rating. We just moved in to the new home in La Vista on 3rd of July. The property didn't have the burners running. We are unable to make food as the burners are not working. The property manager isn't kind enough to help us cover the cost of food that we are incurring due to their issues. Just a pathetic property management. Unable to provide basic human things like means to make food! Won't recommend this to anyone read more

Hill Properties - Property Management Near Me - Chico, California

If this could rate in the negatives pretty sure that would be an accurate representation of this nightmare property management company. CSU students and parents find yourself something better. ALL the reviews are definitely legit and accurate. Worst customer service I have ever experienced, and there is absolutely no professionalism. NOT STUDENT FRIENDLY! Student viewed an apartment with roommate, was in a close location to campus, seemed like your typical college apartment nothing super fancy, and it worked for what the roommate needed so I agreed to guarantor ONLY my student . Once the ink hit the paper their ability to communicate and act as professionals has gone straight into the toilet, it's seems as if the management company can only communicate with the roommate and treated as if we don't have our own lease we agreed upon. Erin the leasing agent as well as the manager refuse to return emails and phone calls regarding ADA questions, instead Erin called the other student to question why I am asking particular questions causing unnecessary drama and still leaving me with zero answers to any of my questions via multiple emails and multiple phone calls left. Roommate moved in today, my student will move in within the next couple weeks, however the leasing agent gave my students key to the roommate, apparently a shared pool key and shared laundry room key that my student has to ask the roommate to use. Each tenant should have their own set of keys to facilities and the apartment key should have been given directly to my student who is her OWN tenant. On day one there are already maintenance requests in the portal made by roommate, the apartment apparently has damages things were not taken care of prior to move in, and as the other guarantor on this nightmare lease this feels as if everything must flow and through the other student which isn't OK. The fact there are already these many issues and the lack of professionalism from staff leads me to believe their standards are low, they are taking advantage of being in a college town everything seemed up to par and super friendly until you sign and or have questions that required attention and support. Now I am questioning the actual cleanliness and standards of this apartment. Absolutely my biggest mistake was not checking yelp reviews. The icing on the cake is the skid row that's formed directly in front of the apartment with drugs, crime and questionable behavior, although out of the hands of the apartment itself, the apartment complex refuses to provide added security with property security or cameras. Find yourselves a property management team for your students that are communicative, professional and do better for their tenants from start to finish. read more

DO NOT LIVE IN ANY PROPERTIES THIS COMPANY MANAGES!!! If I could give no stars I would. These absolute SLUMLORDS of Chico broke MULTIPLE California tenant laws by creating fake charges as soon as we moved out and took our entire deposit ($1,500), THEN BILLED US FOR ANOTHER $1,300K. They charged us as well for maintenance they were already supposed to do while we lived there like repairing the wear and tear of the apartment's kitchen seals and flooring. When I spoke to a higher up to complain about this egregious bill and to inform them exactly which tenant laws they were breaking, (as my family works in property management so I'm well aware of the California code of conduct between property management and tenant) they stonewalled me, bullied me harder than a nursing major, sorority, mean girl, and HUNG UP on me. These people are nothing but major SCAMMERS who most likely have a pact with the local repair teams to upcharge the tenants for damages and then split the revenue. I've heard similar horror stories, and I wish there was a class action lawsuit against these people already, but they bully every tenant they have with legal fees, and creditors who are known for malpractice techniques. read more

First of all very dishonest I send them all the photos of the property before I move in. I don't know if they even see those photos or not but they charged me a lot . 2nd I call them for the out window cover that it fall down and I have no access or key to get it back it's right there in the property area they charged me for that and probably take it and put it back,but I have to pay 110$ for that. Please stay ways from this property or go through everything with them if not all your deposit money is gone. read more

Rude customer service. The girl who answered the phone has no business what so ever explaining any leases or questions you have. She gave me misinformation and told me I was confused when in fact it was she who had no idea what she was referencing. Nonexistent customer relations and obviously not trained, nor does she have any basic skills when it comes to respecting the customer. Didn't get her name and when I called back to complain the other employees obviously were covering for her. Got prompt and professional attention from Sarah. After having read these reviews we would not have done business with this company. She knows who she is, learn some basic human relations. read more

Working with Hill properties and Jessica I must say has been extremely amazing and hands down an absolute great experience. Jessica is a great property manager and attention to details far exceeded my expectations. I highly recommend Hill properties and The property manager Jessica . Thanks for taking care of me I appreciate your help always . read more

These people deserve negative stars. I dealt with black mold all year in my apartment that they just paint over after every tenant moves out. I had cleaned the apartment better than how it was when I first moved in. These people are notorious for taking deposits and Charging people after they take the deposit. 500$ to clean a 2 bedroom apartment and 500$ in repainting an apartment with no damage, and 400$ more in random charges? Replace the moldy cabinets out of your pocket not mine! You are the ones repainting over them for years. DO NOT rent from hill properties. read more

Hill Properties will rip you off. Avoid at all costs! "Coincidentally" the company they use to do repairs has the same address as them, so they can jack up the prices of any minor repair, when you move out. They lied and broke the law in several ways. I'm considering criminal proceedings against them. Yes, it's that bad. You don't have to look far to find scathing reviews by poor college kids who have been ripped off by Hill Properties. I was no exception. They claimed to have moved furniture that was never moved by them. They inflated repair costs through their shell construction company. They lied about the cleaning crew that never came. They misquoted the owner of the property as requiring a deposit he never required. HORRIBLE COMPANY. The fake company they use to inflate repair costs is called BENCHMARK. read more

Worst customer service ever! Don't rent with them!!! They are non responsive and outright rude! You can get better customer service from a fast food restaurant with the same Yelp rating! It's disgusting run the other direction!!! read more

Stay away. Worst property management company in existence. They stole our $2000 deposit and charged another $2000 due to normal wear and tear upon moving out. They also exploited tenants after the Paradise fire, charging us thousands of dollars to let victims who lost their homes stay with us temporarily. Predatory, immoral company. You will not get your deposit back and will be financially exploited at every opportunity. read more

I lived at Whispering Trees for my first semester at CSU Chico. Lovely area, pool usually clean, quiet. Nice. However, they kept my $850 deposit and charged myself and my roommate an extra $550 for damages that they claimed were there but we knew were obviously not. They claimed the doors were broken, outlet covers were missing and charged us for carpet cleaning and painting, which needs to be done after each tenant anyway. They also tried charging us for the carpet being ripped up, after we had them send somebody to fix it who did not do a thorough job. My boyfriends emotional support dog would be present when he would pick me up, the manager saw this and said she would charge me $50. In the end, they charged us $500 claiming there was urine found seeped through the carpet padding. This was not the case. His dog was very well trained and was supervised constantly. They set the payment deadline so close to us receiving the charges that there was no time to dispute this. Save your deposit money and look elsewhere. read more

I had the pleasure of working with Nicole (property manager) and Shawn (maintenance manager). Everyone I've dealt with at Hill has been professional yet warm and friendly. Extremely easy going and easy to work with. I highly recommend them. Thanks guys! read more

Notorious among college students for being the property management that overcharges students. Finding charges at the end of my tenure that were not discussed on the final walkthrough and after notifying them of these charges the email response times began to become more infrequent. A shameful company and as a Chico local I am disgusted a business as shady as this one is in this town. read more

The worst rental company to rent from as a student in Chico. The old property manager Raul was amazing as well as the maintenance staff, however since Raul has left every situation has been made difficult. The office staff and property managers are unprofessional and extremely rude. After being good tenants for 3 years who pay rent on time every month, and then receiving $50 back each on our $1600 security deposit, I will never recommend them to anyone or be renting from them again. read more

Worst property management I have ever rented from. Our house was not ready to move in at all it was filthy as well missing essential items to appliances. I have also been taking cold showers since we moved in June 2021. The water heater and power box is inadequate and the landlord as well as property manager does not seem to care at all. The most I have gotten out of this property management was an apology no solutions or permanent fixes. read more

DO NOT let your college kid rent with these guys. It's a scam operation. They will find every which way to screw you at the end of your lease and cheat you out of your security deposit while charging you for other made-up expenses. The most unethical business out there, and it's a shame they prey on students and their parents. read more

Take as many photos as possible. They will gouge you for every dollar they can in the end.

If there negative stars these people deserve it. We had signed a lease and payed to have a apartment reserved and they sent an email saying the current tenant renewed. When we saw it the house was Vacant..... same exact thing happened to my girlfriend but she didn't get the change to renew her lease. No Stuck with no living for next year. Absolutely the worst property management read more

This company is DISGUSTING. They will steal your security deposit!! I had a pre-move out inspection with the manager to make sure that I cleaned everything that they would check for after I moved out. She mentioned a few things that needed to be done so I took care of them. She said that "it's really hard to get it to move in ready condition, most people can't do it." That was a red flag. My roommate and I made sure to clean everything that she told us to clean during the pre-move out inspection AND the general tenant move out instructions that they sent us. We left the place very clean but that did not stop them from making false claims saying that the place was dirty. They lied and made things up to steal our money. read more

Worst place to live in Chico the managers are idiots and have no idea what they are doing the guy who I signed with got fired only to be replaced by more incompetence. Tanya is the office manager who won't help at all, the front desk will hang up on you when have a problem if you want to live in hell sign a lease with them! Also they found a roommate to replace my personal roommate who never paid his rent what a horrible place read more

I recently moved into a new apartment with hill properties. I was honestly expecting a headache because we all know what moving is like, but the staff has made this by far the best moving experience I've had so far! I've been in Chico for 7 years now and I've lived all over. I love the apartment I moved into and the process was very quick and simple. So thank you Hill properties for my next adventure! read more

Hill properties still refuses to give us back our two months rent we paid. These people do not care about your children. They rented our children a house that was infested with black mold! We now will have to take them to small claims court! read more

Is it possible to give zero stars? Because I would. Reading the other reviews, I noticed a very obvious trend. Hill Properties (Chico College Living): -Only cares about money (Check. They basically stole our money) -Has a history of water damage with their properties (Check) -Has a history of foundation issues with their properties (Check -Has a history of not fixing said issues (Check) It took 4 months from my initial request for them to complete it. I've lived in two of their complexes now (I thought maybe I just got a bad luck of the draw with the first) and in both I've had water damage caused by elements out of my control,upstairs bathtub, dishwasher leaking, etc... They have handled it very poorly and I even had to call City of Chico Code Enforcement to come into my apartment and test the floors because HP refused to do it. The Code Enforcement rep tested them and there was a severe issue with the foundation due to the subfloors having wayyyy to much moisture. I tried to explain this to the maintenance tech (the floors had buckled/crowned and all he did was "relieve the pressure and drill them back down) and he told me there wasn't any moisture.... .... that's why wood floors crown. Moisture. The worst one was from my ceiling. It was literally caving inwards (I even used a level to see how much) and water was dripping from it constantly. It became worse and worse and when maintenance did their initial inspection they told me "the water is from condensation from showering". Uhhhmmm.... no. That's not how condensation works. Anyway, the ceiling grew mold and they didn't remove the moldy part until two months later, even then I had to pull teeth to get this done. Another month and it finally got patched (caused by leaking pipes from upstairs), the ceiling paint was mismatched and they dripped paint all across our floors. That's all I'll go into, but trust me it was so much worse and there was so much more. Avoid like the plague. read more

I originally would have recommended this company to any dog owner, for I have a larger dog and it was no problem for me to live in one of their apartments with only an extra deposit. Since I am writing this review, I want to include that they did not keep up with the yard maintenance as much as I would have liked. For example, in the fall sometimes the leaves in the parking lot would be left for weeks, making it difficult to even see the parking lines. Yard maintenance was never my main concern though.... My frustration comes from their lack of responsibility in management. Upon move in, all paperwork and communication was handled through an on-site manager. Halfway through the year, we received notice that he would no longer be with the company and we now would handle any concerns with their office. This was handled properly, we were notified and everything seemed to go smoothly. Only later, after move out and receiving what seemed to be an unfair amount of our deposit back, did we realize the transition did not go so smoothly. Apparently they lost our pre-move-in walk through inspection. After contacting them, they would only partially recognize my frustration since, in my opinion, they took out an unfair amount from our deposit including cleaning fees, listing items they cleaned that I know for certain I left spotless. Their response after I expressed my concerns about their fees was too reimburse $20 to each of us. Honestly, that felt like a slap in the face considering the few hundred we were charged. They wrote me encouraging me to make copies of all pre-move in paperwork in the future. Thanks for the advice, but we did in fact ask the manager we turned in our paperwork to for copies. We not only asked him once, we asked him three times and never received copies. Now we know that this was probably because he had lost them. Honestly, I have never disputed deposit refunds before, it is not something I was fond of doing but I know my roommates and I spent a lot of time making sure our apartment was left in better condition than when we moved in. read more

Avoid them like the plague. There are many companies in Chico and surrounding areas (such as MWS) that are awesome and care about their tenants. These people are useless and money hungry. Also their apartments suck. read more

Please, whatever you do, do not rent with these scumbags. I stayed at 647 W. 2nd Avenue for 3 years due to lack of housing availability from the Paradise fire. Since I've lived here, we've had the A/C break (during 105 degree weather..took over 4 days to fix), ceiling leaks (which I assume mold has started to grow and they never bothered to fix even after multiple service requests), 3 leaking windows, broken dryer, and mold growing in the upstairs bathroom due to lack of proper ventilation. Management doesn't seem to care one bit about tenant laws and I'm expecting a fight when it comes time to get our security deposit back. Save yourself the agony and rent with someone else. 0 stars. Terrible. read more

Out of all people I've heard from that rented from hill properties, including myself, never get their deposits back. In fact, they charged me. I only lived in an apartment of theirs for 5 months and they kept $1,000 of my deposit plus charged me $400 on top of that. There was NO visible damage besides a few blinds that fell off because they were horrible and jammed always to begin with and i thoroughly cleaned before moving out. Ridiculous read more

My son rented a studio apartment from Hill Properties while attending Chico State and the property manager Raul Villalobos was exceptional in his professionalism and service. He went above and beyond his job duties such as meeting my son on a weekend to hand over the keys and then when we needed to vacate the apartment before the lease was up he helped us navigate the re-leasing of the property to new tenants. He always answered our calls and emails timely and even texted us with updates during the re-lease process. If not for Raul I would not be recommending such a high rating for Hill Properties...he is a wonderful person and an asset to the property company!!! read more

hill properties is fucking horrible. they get mad about doing there jobs. do not live at any of there properties. constant problems and they do nothing. if you have Nick you are fucked. fuck them read more

If I could give zero stars I would!!! Do not touch ANY of the properties under hill properties with a ten foot pole!!! Run Away!!! Seriously, this is a company who takes advantage of college students who don't know much about their renter rights. Believe me they will set you up! I am a responsible, clean, friendly apartment renter who got slammed by them! I was manipulated, taken advantage of, talked down to, disrespected, ignored, ect by this company. I did nothing wrong and tried to be as respectful and clean as possible and I tried to cover all of my bases. Signing with this company was the WORST decision I ever made in my life. TONS of stress and sleepless nights because of them. read more

They are really awesome people and great people to be living for! They are there for your every need and always have great service ! They look to put smiles on your face and that's hard to come by!! read more

Crooked, discriminatory and fraudulent charges everywhere. They charge you for simple maintenance. Put your kids here if you hate them

Good company to rent from! Company provides great communication through text, email, and the portal. As long as you pay rent on time, routinely clean the apartment and don't cause major damage, you'll have a great experience like I did! Work orders can be placed online and workers are quick to fix whatever's wrong. read more

I rented a Nice apartment from Chico college living/health propertiesAnd the experience was awesome. Great service, nice office downtown, super clean apartment. My washer went out and they sent someone out to take care of it that night. I seriously would rent from hill properties again. 6/5 star review. read more