I'm a tenant in one of King's rental properties, and I've had nothing but good experiences with them so far. They have always been very friendly and helpful with everything. I really needed to move into my place earlier than their standard date of 9/5, and they worked hard to get the place ready for me a week early. They've also been a great liaison between me and the rental property's HOA - if I need anything, the ladies at King Properties will see that it gets taken care of. Granted, I have not had any end-of-lease experience with them yet (final inspections, returning security deposit, etc), but based on my experiences with them so far I anticipate it being a smooth, easy process. I'm surprised to see so many negative comments on DavisWiki, but in a college town I think that's to be expected to a certain extent. If you are an adult and act as such - ie, have reasonable expectations about maintenance schedules (with 60+ properties, they may not be able to get to you within 24 hrs if yours is not a true emergency), pay your rent on time, and keep accurate and thorough records, which includes properly filling out your move-in inspection checklist - you will have no problems. read more

The apartments are advertised as updated, which is a joke. Your AC and heat is in the living room and no where near the bedrooms. When there is a maintenance issues, they never return your call. It's not worth the month. Appliance in apartments are old. read more

Wow!!! What to say? Run for your life!!! I wish I could give a negative 5 review. Be sure to read the other yelp reviews because the worst of them were exactly our experience. Rude. Incredibly unprofessional. Absent. We tried to rent a property on their list. We had to fight every step of the way. Many many unreturned phone calls and emails. Then when we finally got Kimberlee on the phone she was rude and unprofessional and actively tried to not rent the property. Finally ( after some cajoling) we were allowed to fill out the app and she took our fee money immediately, then never did the check till we called and called and emailed her for three weeks. Then she LIED about having done the background check--a transparent obvious stupid lie like little children make, you know the kind where they have chocolate ice cream all over their faces and then claim that someone else ate the ice cream: Kimberlee. Our final phone call I put on speaker phone and she was clearly pissy and angry that we had the audacity to ask her to process the application. We weren't rude but were super nice and professional. As soon as the call ended my roommate said: why did she have to be so nasty? And she was That. We really wanted to rent the property, but if the rental process was so awful imagine how it would be going forward. NO THANKS. Run from King Properties as fast as you can. If you read the reviews, you'll see that many many folks report not getting their security deposits back with no good reason given. Clearly these folks are NOT in the property management business. Maybe they are running a scam like fleecing innocent college students. I don't know. Negative 5 stars. read more

We always had pleasant interactions with King Properties in person. However, they consistently failed to communicate with us and kept almost $1500 of our security deposit. A few months into our lease, our condo flooded and we had to move out for a couple months. King told us that we would be compensated for all food and housing charges spent while we lived in hotels waiting for our condo to be fixed. We repeatedly reminded King about our lack of food compensation and each time they told us we would be compensated by the end of the week. This went on for three months. Shortly after moving back in, there were plumbing problems in our condo community. We stepped outside our back porch one day to find human waste coming out of the sewer. It ran behind multiple condos. King Properties did not inform us that plumbing work was being done and that it would be unsafe to walk outside the back of our building for the next couple of days. After calling and informing them that our backyard had become an 18th century English gutter, we waited a day or two for the sewage to be cleaned up with no explanation. When we moved out, King charged us hundreds of dollars for general cleaning (which I have never been charged for in previous rentals) and miscellaneous fixes. We were also charged almost $800 to replace the upstairs carpet because of a 3in wide bleach stain. The stain was from roach killer. Fixing the stain with carpet dye would have cost about $3. Instead, they charged us for replacing the entire upstairs carpet. They never replaced the carpets after the water damage from our apartment flooding (there were still mold stains in my room), so we believe they used the stain as an excuse to have us pay for new carpet. Do not support King Properties unless you're desperate and ready to take them to small claims court. read more

They showed us a property that was definitely not ready to move in. It looked like it hadn't been occupied in years. Revisiting the promo pics you can see the thick layer of dust in the kitchen, especially where someone had swiped their fingers across the range hood, and in person you could see where more dust had settled in the meantime. Indoor plant with dead leaves on the ground. Stuck closet door in entry way. Garage was a real turn off with spider webs everywhere. Backyard was a real eyesore. Agent was stand-offish. Never heard back from them after applying. Found a wonderful place in another part of town with an amazing property manager. I would not recommend King Properties. read more

King Properties was always nice to our face while we live in the property they managed. We lived at 2043 Alta Loma for less than 1 year but when moving out though they kept over $1500 of our security deposit. They charged us for painting walls that they said were a different color even though we didn't paint any walls. The charged us for cleaning even though we thoroughly cleaned the house. They even charged us for things we had previously put work orders in for and they had not fixed. We did a pre-inspection and none of these things were mentioned. We were told to our face that we should receive ALL of our deposit back except the carpet cleaning fee. When we contacted them about this they added small arbitrary amounts ($5 for maintenance, $15 for vacuuming, etc.). I am a graduate student and have lived in many rental apartments and houses. I have never had ANY of my security deposit deducted. Please do not support this business. read more

So happy to find these ladies!! Can't say enough good things! From the first phone call with Kim I knew I was in good hands! Scheduled a walkthrough of a potential home rental the next morning. Met the loveliest lady named Hilary she was really upfront about the home and there policy's as property management. The application was really easy and convenient to do online. We were approved for the home and will move In Shortly. read more

Have tried to come in contact with them on a number of different properties and they simply do not respond.

AVOID AVOID AVOID. Incompetent, inconsiderate. My emails went for 2 months without responses. When I moved in, the floors weren't done, crown molding was missing, and the blinds were broken. When I moved out, a huge amount of money was taken out of my deposit for unreal things, like cleaning a dirty microwave even though the apartment DOESN'T HAVE ONE. I cannot explain the amount of frustration that this poorly-run "business" has caused me. read more

I have had some interactions with this agency while looking for a rental, and it was so bad I was unsure whether it was a scam or not? Email responses were very slow, did not answer the (pretty basic) questions about properties, and had a lot of very weird spelling and grammar mistakes. We were told we couldn't view properties until paying a $35 application fee, so I went ahead and did that, but as soon as I'd paid I heard back that properties I'd been asking about (questions like: is it available, for what move-in date etc) are not available, or for much later dates. Considering I'd emailed asking these questions at least four times (receiving evasive or no responses), it makes me wonder if this is a scam to collect application fees? I'm not sure, but overall it was really shockingly unprofessional, and felt very shady. I'd look elsewhere if you're able. read more

You guys are just scammers. We paid your application fee and you did not notify us about the property we tried to rent at all. There was no call or follow up email. I recommend that you avoid this company at all costs. They are full of scammers that just try to take your money. read more

Worst rental company in the city of Davis, worst rental experience I've ever had with any company or landlord. 1. Renting from them is full of hidden fees that only come to light when you sit down to sign the lease. They essentially pull a bait-and-switch. 2. They constantly insisted on entering our house for ridiculous points of routine maintenance. 3. They claim they will help you sublet if you need too but when it comes down to it they make the process so difficult that it is impossible to find anyone. 4. It is absolutely impossible to get your full deposit back from them. I scrubbed and cleaned the place for days and still didn't get all my money back. I've talked to several other people who have had similar experiences with King Properties. Don't rent from them! Even if you like the place, it's not worth it. Their only accountability is to the landlords, not the tenants. Once you sign that lease you're trapped, and frankly you're fucked. read more

We have depended on King Properties to manage our Davis condo on Woods Circle for over 10 years. They have continued to handle every need with efficiency and kindness. The entire staff is responsive and they enable us to live far away and not worry about the property. Many thanks to King Properties for the outstanding service. read more

Renter Beware. They are decent to deal with during your tenancy and are pretty good at responding relatively quickly to repair needs. But on exit you may encounter problems with security deposit return. If you have to rent from them - take DETAILED photos of EVERYTHING when you first take possession of the apartment, request the pre-inspection and final walk-throughs you are entitled to under the law before you leave, and before you exit take DETAILED photos again. KNOW THE LAW - California Civil Code Section 1950.5. They have been known to take advantage of a college student population by charging for things they know they are not entitled to charge for under the law. Know your rights as a tenant and be prepared to stand up for them if the need arises. read more

Absolutely awful. We had a pre-inspection, wherein all we had to do was basic cleaning. We asked (multiple times/called the leasing office) if we needed carpets cleaned and if we needed to haul possessions previous tenants had left in yard. All answers were no, everything is fine. Just got the deposit back and what did they charge for...carpet cleaning and fucking hauling. These people are AWFUL they rip off college students, are extremely rude and overall are the worst property owners in Davis. If you can sign up with Tandem properties. They are awesome! read more

I just wanted to say that we have had an extremely positive experience with King Properties. When we were looking at rentals they went above and beyond helping us to work around our schedule to view properties and I found the office staff to be helpful and friendly. I thought it was important to say because of negative reviews. read more

Becky King of King Properties is a Saint! My son just graduated from UC Davis in June and has lived at the "B" Street apartments (managed by King Properties) for the past three years. This past March, a water main ruptured in my son's apartment bathroom, which flooded his bedroom and rended the apartment uninhabitable. Under Becky's supervision and due diligence, all steps were taken in a timely manner to make sure testing was done and repairs made. There were health concerns with rapid mold growth and lead poisoning from the asbestos dry wall, so the EPA was called in immediately. While the testing, destruction and then construction was happening, King Properties bent over backwards to find suitable/comfortable/convenient hotel rooms for the young men witout their "home", for the three week period. A weekly food budget was set up, as well to ensure nobody starved to death without their kitchen. Looking back now, I can say I am extremely grateful to Becky King and King Properties for their quick action. Becky's calm demeanor, ethical approach and persistence in "doing the right thing" in the face of disaster was commendable. Her consistent follow up via e-mail and phone with me personally, was much appreciated. Thank you so much for allowing my son clean, safe and comfortable living quarters, with new carpet throughout, painted walls and all new bathroom! Kelly Kunde Danville, CA read more

We have lived on Alvarado Ave for over 4 yrs. They always took care of any needs we had. Those inspections are for your benefit. They check your A/C and heating yearly to make sure they are running and in good condition. Also they inspect the place to make sure there aren't any repairs needed. I can't comment on our deposit yet because we just recently moved out. I will let you know in about a month. I would most definately recommend this Property Management in the city of Davis to any friend, relative or Co-worker. Keep up the good work Staff. David and Mel read more

I am on the HOA board of a property they manage. Since the new owner took over it has been smooth sailing. They are now very responsive when we need anything. The new owner is making changes for the positive, DM read more

I have been renting from King Properties for about 7 years. They were very helpful with the original move in and have always responded promptyly when repairs of maintenance is needed. Their office staff are very friendly and accommodating and the maintenance staff are very personable, skilled and efficient. The staff have performed routine reviews of the property as required by law and policy with the least amount of intrusion possible and have always accommodated our schedule to whenever a house visit is needed. I have been very satisfied wtih the services that they have provided over the years. kathleen G read more

Chateau apartments managed by King properties. Truly awful place for $1400 bucks a month. May through October you have to sleep in your living room because it's too hot to go into the bedrooms since the wall air conditioner is from the 80s and can't cool the place. They said they won't replace it. If you open your windows to let in air the train noise is deafening. The outside of the apartments are ugly and embarrassing, roof shingles unpainted or missing, rusted stairs and balcony railing, holes in the laundry room walls, odd unfinished paint jobs everywhere. Then add to that the constant weekend parties from tenants, drunken people shouting in the parking lot and the co-op houses next door... I'm counting the days until my lease ends. The location wasn't worth it. read more

Really as brutal as it gets. They overcharge for EVERYTHING. My family owns a few properties so I am very familiar with renting and dealing with tenants...and these hags take the pie of crap. read more

Lame. My wife and I were looking for a bigger place since we have a child on the way. We found the perfect home and applied. Since we have great credit, education, jobs, and enough money to write a check for a full year, we thought it would be a green light. They said "Great". So we gave notice at our current residence. Two weeks of stalling went by until they left a voice mail indicating that they gave it to somebody else..... You know where that leaves my expectant wife and I. read more

I lived at a property managed by King Properties for 3 years. I had a good experience working with them and they were really responsive to concerns and maintenance issues. I really liked that they have an online rent payment (goodbye late fees!) and maintenance request service. They are always professional and respectful of tenant rights--all of my negative experiences were in dealing with the owner, but King Properties always responded quickly and appropriately when I reported an issue. They also responded quickly to and reimbursed me for unfair deductions made to my security deposit when I moved out. We ended up getting back 80% of our deposit, and the deductions that were made were either already agreed to in the lease (carpet cleaning required for pets, for example), or were otherwise reasonable. Advice for future tenants: 1. Know and understand the details of your lease and keep a full copy on record. 2. Report problems right away, and do so in writing so you have a record. 3. Don't hesitate to ask King Properties about any problems; they're really nice people to work with. 4. On moving out, consider hiring your own cleaning service and carpet cleaner if you can afford it and provide the landlord with copies of the invoices. It's a lot less work for you, and you won't have to pay for it later anyway when they do the deductions, plus you might be able to find a cheaper service. Some friends did this recently and I'm definitely doing it next time too. Some things really are better left to professionals! 5. If you do need to contest a deduction from your security deposit, make sure you have written documentation (emails, maintenance requests, photos, etc) to back up your claim. It's a lot easier to ask for your money back when there's a big paper trail to support you. read more

King has done everything I've asked of them regards management of my rental unit and have been able to satisfactorily explain the maintenance expenses. The staff have been helpful and friendly and readily available. I have never needed to interact with the tenants and the unit is being kept in good condition inside and out. King provides an annual summary of expenses making it very easy for me to process my tax returns. Customer satisfaction depends on good communication; the staff at King Properties have had no problem understanding what I expect and fulfilling those expectations. read more

If you have to use their services make sure you document everything on move in and on move out and ready to go to a small claim court. You will not see most of your deposit, and I am sure it will not be spend to fix the place for next renter. When I moved in, the place was a mess and it took several weeks to install a missing door in a closet. When I was moving out the office did not have any check in paperwork from my moving in. I provided them with copy I had. I cleaned the place and had move out inspection with one of the King's Properties owner with no issues. A month later I got a check with a note that most of my deposit was spent to replace cracked plastic in the shower with cultured marble. The plastic was cracked when I moved in. Even if it was not, they can not possibly use renters deposit to upgrade it to marble. The fact that they get away with such ridiculous excuses says that no one takes them to small claim court over it - I did not have time neither and it is too late now. I did notify the owner of the property and I hope he will check on marble. They prey on students and visitors who do not have time to deal with rip offs on moving out. read more

My family recently relocated to Davis, CA from southern California, and we are now happily settled into a unit managed by King Properties. From the beginning to the end, King Properties made the apartment search and move-in process very easy. Their online search tools made it easy to search from out of town, and when we arrived to town, King helped us make the most of our search by pointing out the properties that were the best fit for us. They were not only very professional during the move-in process, but also went the extra mile to make sure we felt comfortable in our new home (e.g. making prompt repairs and answering questions) and welcome to Davis. They're kind people, and I know they have our best interests in mind. I highly recommend living in a King Properties unit! read more

My husband and I have been looking for a rental in Davis and King Properties has been the BEST to work with so far. They are responsive and attentive to our needs. I have called SO MANY other companies who are rude or otherwise short with me. Look I understand the rental market in Davis is HOT and these places will rent even if you treat everyone poorly but that doesn't mean you can't be nice. Everyone at King Properties has been so nice, though! It's been a breath of fresh air. Thank you! read more

DO NOT trust this property management. We have had nothing but a horrible experience so far. They've lied about when they were supposed to do things, can't get their stories straight, never replied back to our questions, sent us emails about things we have already talked to them about, and are RUDE beyond belief. I think the only nice ones are Kelly and the maintenance guy. Long story short, King Properties are awful with managing properties/tenants and are great at inducing migraines, along with mini strokes. STAY AWAY! SAVE YOURSELVES!! read more

As a property owner, I am completely dissatisfied with the services King Properties offers. In my own experience they are extremely unprofessional, hard to get a hold of, and most of the time unresponsive. We have had a home for rent and on the market since September of 2011 in a safe neighborhood in Mace Ranch. I understand the economy is not in the greatest condition but considering the fact that Davis is a college town and a nicer suburb of Sacramento, we would have more than one potential renter. As things weren't working out the way we had hoped, either the renter or this little real estate business wasn't meeting our needs. Extremely EXTREMELY unprofessionally, they failed to call/email us of the bad news that the renter was unable to rent our property. Instead of doing any of the above they MAILED in REGULAR USPS mail a "letter of regret" with our properties full address and the key enclosed within the letter. WHO THE HELL in their right mind does that?! Any postal man that may have had their hands on this piece of mail could have misplaced this piece of mail or in worse circumstances stolen the key and EASILY been able to access the home. It would have been like giving candy to a baby! SERIOUSLY, if they didn't want to do business with us all it would have taken was a phone call and we would have picked up out key end of story. I feel as if this was a violation of my privacy the way they very immaturely ended the owner/Realtor relationship. Please don't trust these people with your property. they already have a pretty bad name in the Davis area and i'm sorry to say I gave them a chance. read more