If I could give them a zero I would. My apartment is next to a halfway house and they NEVER told us‼ not to mention we have homeless roaming our trash cans day and night and hanging around our units! They over charge for their deposits and then claim a unit is remodeled. Almost everything in our apartment began to break not to mention our washer created a hole in the ceiling from a water leak that took them Almost a month to fix & then decide not to let us renew and when I asked I was told rudely "we can decide not to let you renew and we don't have to tell you why" & then go on to claim there is damage to the unit when there clearly is none. Stay away from hill Properties‼‼‼‼ read more

I cannot speak warmly enough about Jennifer B's great service and attention to detail. She was delightful to work with and has great knowledge about the places in her book of business...well recommended to work with!! read more

I lived at Sherman Village for 4 years and absolutely loved the apartment! Our on site manager was very quick at responding to issues and very helpful with any questions I had. I liked that we could pay rent online and submit maintenance requests there also. Highly recommend Hill Properties and Sherman Village! read more

If I could give them zero stars I would. This company is incredibly predatory on college students. If you rent from them, do not expect to get your deposit back even if you leave it in pristine condition. They scammed us out of almost all of our deposit. The people in the office never respond all they care about is collecting rent. We had maintenance show up unannounced at 8am. We had constant issues with mold and leaking that were never fixed. We reported issues with our apartment and then when we moved out we were charged to fix those issues that we reported! They charged us 300 dollars to repair a tub that we didn't break, 300 for tile that wasn't broken, 300+ for 12 hours of cleaning...I have no idea hour our apartment needed 12 hours of cleaning but we were charged for it. 45 dollars for a toilet seat that was perfectly functional when we left.. I could go on. They force you to resign your lease incredibly early and raised rent during the pandemic! When we were looking for another apartment they would never respond about properties, wouldn't do tours, wouldn't post photos or video tours or the apartments, all they wanted you to do was pay the application fee. After we got our deposit back...800/2500 dollars, even though we left the apartment in excellent condition with little to no damages for someplace that was rented for 5 years..I'm glad we didn't get another apartment with them. Now they're renting the same unit for 300 dollars less!!! ....If you have other options, avoid this company at all costs!!! read more

Hill Properties (aka Chico College Living) is the absolute worst! AVOID AT ALL COSTS! They will take your entire security deposit and ignore you when you challenge their reasoning.The women who work here know absolutely nothing about the law or real estate - which can work to the tenants advantage, but when you try to exercise your rights as a tenant they will ignore you completely. I was a tenant at 1006 Chestnut Street and the roof leaked the entire time we lived there. They wouldn't have cared if the whole roof collapsed in on us as long as we paid our rent. After we moved out they charged our security deposit hundreds of dollars to add locks to the bedroom doors. The house didn't come with locks on the bedroom doors so that is an improvement, not a cost incurred to fix something that the we broke. They REFUSE to refund us the money for that - essentially we paid for an improvement to the house, and in my opinion, they are basically stealing from us. They also charged us an exorbitant amount for carpet cleaning, which was damaged by their leaking roof they refused to fix the entire time I lived there! For the size of the town of Chico, there are tons of property management company options - choose any of the others. - They take advantage of students who don't know their rights. - They do not fix their properties. - They ignore tenants if they don't feel like dealing with the problem. - They will take every penny of your security deposit. - Their office is a revolving door of employees, so they know nothing about each individual property. - Overall completely unprofessional. Written by an ex tenant with a California Real Estate License who is currently working for a great property management company in Southern California (not in competition with Hill Properties). read more

0 Stars!!!! The people in the office are inefficient and have no idea about real estate. They are slow to respond and are extremely unprofessional. I would not recommend this company to any future renters and I feel sorry for all of their tenants. FIND HOUSING ELSEWHERE read more

I just moved out to California from the Chicago area last summer (yes, it was a long trek!) and was very fortunate to stumble upon Hill Properties. Before I get into the details of the apartment along with its convenient location, I want to mention a few things in regard to my interactions with our Resident Manager. I have not had a lot of experience with a multitude of resident managers, but I do have a lot of experience working with a multitude of people seeing as I am a collegiate coach who works with everyone within the department, all the athletes, alumni, fans, and many of the athletes parents. Our Resident Manager, Lynsey, as well as our Agent/Landlord, Tanya have done such an excellent job of making us feel welcomed. I feel as though some of the biggest problems that can arise when renting and managing properties are due to a lack of communication. In light of this, I am so grateful for the manor in which Lynsey and Tanya respond; both quickly and professionally. I cannot tell you the number of times I have walked over to Lynsey's apartment to drop of rent or ask a simple question related to Hill Properties and end up talking with her and/or her Fiancé about who knows what. Everyone that I have interacted with from Hill Properties has been easy to get along with and seems to have a genuinely warm personality. Okay, now that most of the subjective matters are reviewed from my perspective let's take a look at the objective side of these properties. I will touch on 5 different things I have found pretty awesome. 1. Lawn Maintenance - Once a week they have a whole crew of landscapers come to the properties and clean up all the leaves, dirt, and various debris. They also do all the hedging, lawn mowing, mulching, and plant maintenance. I know I essentially just described what a Lawn Maintenance worker does, but some landscaping companies do a terrible job and neglect many of the aspects I listed above. 2. Home Maintenance - Hill Properties uses a website and home improvement service that we (each resident, I'm pretty sure) get an online account with (landport.net). I was a little worried at first when they told us about this online service because, in my experience, many online resources take forever and are unreliable. However, we have used them 3 times (loose wall sockets, loose towel rack, burnt out in-ceiling light bulb) and I get a call back within a day of placing my order online to set up a time to come fix the problem. More often then not, they fix the problem within the next 2 days and if it takes longer it is only because our schedules are busy for more than that and we like to be around when they are here to show them exactly what we are talking about. The home improvement folks are even pleasant to be around! 3. Convenient Location - We are located 1.5 miles from downtown (For any students reading this, Chico State's campus is just beyond downtown) as well as 1/2 a mile from the highway. Many people in Chico think that if you are over a quarter mile from downtown/campus you are out in the boonies, but I come from Chicago where everything is a 20 minute drive or further so the proximity of our apartment to the highway and downtown is a dream come true. I have lived in Chico for about 10 months now and some of the areas which are 1/4-1/2 a mile from downtown can actually get a little "sketchy" so to speak. I really enjoy being far enough from the bad parts of Chico yet close enough to conveniently be at a restaurant/bar within 5 minutes or a couple dollar cab ride (for those drinking ha). The quick access to the highway makes it really easy to get traveling far distances under way quickly. Lastly, I absolutely love exercising and having Bidwell National park within 3/4 of a mile is incredibly convenient! Soft dirt trails for running, walking, hiking, and biking and a large community pool to hop in during those hot summer days. 4. Gorgeous Interior - I can spend an hour trying to paint a picture for you but you just have to trust me on this one. My favorite thing may be the very nice carpet which has a thick earthy tone. Okay, that's the only painting I will do. Come check them out to see for yourself! 5. "As Good As It Gets" - In life, nothing is ever perfect so I am not going to tell you that Hill Properties' apartments are absolutely perfect in every way but I gave them 5 stars and it reads "Woohoo! As good as it gets!" next to the rating so I will say this is as good as it gets and tack on "for this price" to the end. There are bigger apartments and probably nicer apartments out there with a much larger price tag attached. I have seen a variety of apartments and the ones that are as nice and big as ours are typically much more expensive. 2 things that you might find with a more expensive apartment are 1. A better stove/oven and 2. A complex community pool. These are not a huge deal to me because the stove/oven work fine and there are tons of pools in Chico! read more

As a small business owner, I'm very hesitant to write a negative review on any business. In doing so, I'm hoping to save another family from going through what we've experienced with Hill Properties. My son moved into one of their properties in August to start the school year. All the families had been paying rent for two months prior as well. The house was absolutely inhabitable, not only because of the black mold everywhere, but there were holes in the floors, spider/roaches, and it was filthy!!! If the dirt was the only issue, that would have been a fixable problem, but the house was just unsafe. Within two days the boys had to find a new place to live and move all their stuff. It was extreme difficult to get the deposits back, and as of today we have not been reimbursed for the lost rent and the moving expenses. What's so disturbing is that they expected our kids to live in these conditions and we have to go to these measures to get money back. None of the parents are in a position to throw money away like this, nor should we have too!!! The 1 Star is not deserving at al!!! read more

One of the best management companies in town! They do everything they can to put their tenants first. When we had problems with our A/C in the heat of summer they sent someone out immediately. Their maintenance team will not rest until your home is working and comfortable. I never dread going into the office to pay rent, or to speak to them. They're so outgoing and friendly it truly is like coming home. read more

Living at Nord Gardens is such a great experience and always a good atmosphere to be in. The neighbors are really nice and its a good vibe all around. They have monthly BBQ's and activities to get the complex connected and getting to know each other. The management is beyond sweet and nice and Im very lucky I found this place!! read more

Been with them for 3 years and it sucks. My girlfriend lives in woodshire village and the road sucks(they filled it with pebbles one time and never did anything after the rain washed them away), Rent goes up each year, Money hungry, selfish company that doesn't care about tenants. They blame everything on the tenants and have a ridiculous lease agreement. They take advantage of you and you'll have to deal with the annoying sound of leaf blowers ALL THE TIME. STAY AWAY! read more

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AVOID THIS PLACE! I rented out 2 separate homes from them. I didn't like the first place I lived in awhile back. Second place was okay, but they have serious issues here where I wouldn't rent from them ever again. They seem to keep people's security deposits like as if it's gold. They probably use it as bonus for their employees whenever people move out without getting it back. Their apartments are usually in bad shape, and they'll try to use that against you even though it's beyond the new tenant's control. They claim they clean the carpets, but they are full of s*it. First place I moved in had stains in my room, and not to mention that their floors would make creaking sounds whenever you walk. So don't expect to walk around your townhouse without making noises due to poor construction from this property management. They have many party animals living on their properties as well, yet they claim that their apartments are alcohol free. I have not received my deposit since the move out date back in the summer time. They also told us to not call our on site manager about the estimates, which this whole situation is clearly annoying me at this point. I tried to call them about this, yet they also kept insisting that we have to email their email address in order for them to contact us, and they never respond back either. I'm really annoyed at this point because they will turn a blind eye against you when you ask them about important lawful issues with renting properties, but when you ask them about simple things that doesn't cost them money, then they will show good quality customer service to tenants. If Hill Properties cannot give us back our security deposits, then they are really ghetto, and should be investigated so they can shut them down for breaking the law in keeping deposits. If you think that Hill Properties is the last chance to find a place to live, then I advise you to look elsewhere. read more

Definitely don't rent from Hill properties!! Like many of the other people that wrote reviews we also didn't get our rent back. We were told the house would be clean and ready for new tenants. They lied and were deceptive about the fact that the house we rented for students was uninhabitable since there is black mold in the walls. They told us they wouldn't let us out of our lease until we insisted on having the house inspected for mold. If we hadn't insisted the boys would be living in that filthy environment. Of course then they had to fix the problem and the boys couldn't be in the house any longer. Even so, they wouldn't give us back our rent when the house was uninhabitable. Everyone we've deal with has been unprofessional and uncooperative. They obviously don't care about the tenants or customer service. There are plenty of reputable places to rent in Chico, avoid Hill Properties. read more

If you want to move in read the lease very carefully. They are money hungry! I was charged 55 dollars for a regular wear and tear 10 minute maintenance call. Would not recommend. read more

2 stars make sense... 1 star review makes even more sense. Awful receptionists, awful approach. Do better.

As the previous reviewer stated, Hill Properties is slow to respond to complaints. I have had trouble with the responsiveness of the onsite manager for our apartment complex. She has never once answered the phone or returned a phone call, and did not update our records when we updated our phone number with her, so that there was a major communication breakdown when we had a legitimate complaint about contractors entering our apartment to upgrade fixtures (the original fixtures were still in working order) two days before we had given permission for them to enter and subsequently leaving out unit unlocked. I called Hill Properties to complain about the lack of responsiveness from our onsite manager, and the invasion of our privacy. I also sent two e-mails, the first before the call from their website, which the woman I spoke to said she did not receive, and one directly to that woman's e-mail address. I did not receive a response, even after sending a follow up letter a few days later. I was told that the office's higher manager would contact me, and no contact was made. My experience has been that the property has been poorly and unprofessionally managed by the onsite manager, and that the property management company as a whole is unresponsive to tenant needs. If you have a choice, look elsewhere. None of the property management companies in Chico are not great, but there are definitely better options out there. Try Sheraton if you are looking for a home in Chico, and just leave Hill Properties alone. read more

Just read the reviews below. Not much to add, but no one there knows a thing about the law. Their attitude is if they put it in writing then it must be so. Not! They would get beaten to a pulp in court. You can so way better than this outfit. read more

Hill Properties, also known as Chico College Living is by far the worst company I have ever rented from. The people who work here are the rudest people I have ever had to deal with and don't care about anything besides your money. I would give them 0 stars if I could. There is not a single person in our complex who thinks highly of them. Everyone was cruisin' on cloud 9 and loved our complex before HP took over and now it has turned to unjust chaos. They did not give us the option to renew even though we are one of the few units without a pet and are super clean and quiet; guaranteed because they want to raise the rent for new tenants even though they told us "we wouldn't push you guys out of your home." Not only that, they found new tenants for our unit behind our back, leaving all 4 of us to pay $700 for an empty unit for 2 months. I will keep everyone up to date on how our deposit goes... read more

These people are the worst. My fiance and I had a terrible experience with them, they never responded when we tried to contact them about questions or repairs and we kept the place in great condition (even left it cleaner than when we moved in) and only got 200 bucks back on our 1000 dollar deposit. They had all these excuses for things that needed to be replaced but they were just stealing our money. read more

Very helpful and great service! Affordable and accommodating. BEST property management in chico, hands down.

I looked at a gazillion places when I first came to Chico and it was all very daunting! Many of the people I talked with were not very nice and that means a lot to me. After a long day of apartment hunting I finally spoke with the people at Hill Properties and they were sooooo nice. Not only were they nice, but informative which was important to me as I was from out of town. The rest of my experience with the company personnel has been just as good. I can't speak highly enough of them. read more

I've dealt with different property management companies and I must say that this company was by far the best. The office staff is incredibly courteous and professional, and the managers go above and beyond to address their tenants' needs in a timely manner. I have had nothing but great experiences with this company and I'd strongly recommend them read more

0 STARS!! You can forget about your deposit, they are very inefficient with the way they distribute your deposit back. They said that a 4 pound chihuahua caused over $200 of damage to a completely tiled apartment, because it is completely possible for a chihuahua to completely derail a sliding door. I had a horrible experience with Ruba P. and Angela L. Ruba was the manager for our unit and she would discuss issues with one (not all the tenants) and create huge miscommunication that ended up costing time, money, and misunderstandings amongst the people in the unit. I made the mistake of wanting to resign the lease and I was pressured into signing by myself (long story). She gave away information about my new roommates to the current tenants and completely sabotaged the new lease, leaving me stuck with the lease by myself. Then when I found people to take over the lease they acted as if it were a favor to ME that they let me off the lease. PFFF! These people do not know how to run a legitimate business, and have no idea what confidentiality means. If possible to avoid these people, DO IT! read more

Hill Properties is by far the worst company I have ever rented from! the on site management is unreliable and irresponsible. During most of their office hours, they are not even there! The apartment I was renting was on the first floor and the bamboo floors were not installed correctly, making them swell and stink of mold when it rained. Our oven door was broken and would continuously fall off when we opened it. When we contacted management, they were no where to be found! it took 3 days to finally get a hold of them only for maintenance to come in and NOT fix it. Upon move out, I spent a week cleaning the apartment from top to bottom. I bleached walls, respackled pin holes in the walls and cleaned inside, outside and around everything. When I received a letter with my deposit back, I was expecting at least $400 of the $800 i gave as a deposit. When I opened the letter, they had spent $550 cleaning an already clean apartment!! Looking for answers, I went to see Hill Properties in Chico only to find that they had moved and not updated their website. Needless to say, they were absolutely no help and just overall awful. read more

I requested maintenance on a upstairs clogged sink on 11/02 or so, and got that fixed when I was away. I got a charge on my bill 11/27 for $55 maintenance fee. Not once was I notified or told about a charge for the sink blockage. 3 years in this apartment and we have had 0 paid maintenance fees for the same services in the past, and the fact that it was posted to our rental payment at end of month was also a problem. See, when you go to pay for rent, it will instead put it towards "outstanding charges" and pay your 55 fee you were unaware of so far out, and then get a late fee. I called in the office to just inquire about why it was sneakily put in after the fact and why I was not notified, only to receive unprofessional texts from their maintenance after I specifically requested calls. Those replies I sent of course went unanswered, and now forced to pay the fee to avoid a late charge. Find yourself a better company who cares in Chico. No doubt about it. You cannot go by thinking you will not be once affected. Oh best part, they now charge for these services while providing less. No longer replace light bulbs, my last "fixed oven" was the same as they left it. Quite the poor experience. Bye hills! read more

If I could give them zero stars, I totally would. If you're a college kid, you will get ripped off with Hill Properties. The apartment facilities are filled with cockroaches that never go away no matter what you do. They promised us that they would fumigate the facilities each month but obviously that never happened. Me and my roommates were left frustrated throughout our whole academic year trying to fight off these cockroaches. The property managers are not credible and do not abide by what is stated in the lease. When me and my roommates first moved into these apartments, we had a crooked manager who charged us more rent than what was stated on the lease. Then, his cowardly self resigned from his job and left us with a new property manager who doesn't have much knowledge of how to run the apartment facilities as well. This new property manager was absolutely awful in informing us of any new charges and also very vague when it comes to explaining things. When we moved out of the apartments, they charged us for a whole bunch of senseless shit. They love to find the smallest things to charge you for and then end up ripping you off. As a college kid, I lost a lot of money with this management company. Like what everyone said, Hill Properties is money hungry and need to be investigated for how many laws they have broken. I really hope they go under and do not even think about living in these apartments. read more