They are the worst they don't maintain the apartment if you've lived there longer they want you to leave so they don't immediate ant investigations bugs, anything they ignore maintenance requests . Slum lords read more

LBPM - Ants I had to t ed mediate myself we still have them and now in bedroom - Property Management Near Me - Sherman Oaks, California

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1 Star -- Extremely Poor Communication and Management I am extremely frustrated with LBPM and the way my HOA's balcony inspection issue has been handled. The required balcony inspection has still not been completed, and this ongoing issue is now directly affecting my ability to sell my condo. I have had prospective buyers back out because the inspection has not been completed, which is causing me significant financial stress and loss. What makes this even worse is the complete lack of communication. I have repeatedly tried calling and contacting the people responsible for handling this matter. I leave messages, request callbacks, and no one responds. I cannot get a straight answer about what is happening, why this has taken so long, or when the inspection will actually be completed. As a homeowner, I should not have to repeatedly chase the management company just to get basic answers about an important safety and compliance issue affecting my property and its value. This has been an incredibly frustrating and disappointing experience. LBPM needs to take responsibility, communicate with homeowners, and actually resolve these issues instead of ignoring phone calls and messages. I would strongly recommend that homeowners carefully consider how responsive and accountable their management company is before choosing LBPM. read more

I don't like to leave negative reviews, but my experience with LBPM has been terrible. I wish I could give zero stars. Our HOA initially entered into a contract for property management services with King George Property Management ("KGPM"). However, LBPM acquired KGPM and the HOA's contract in April 2025. In October 2025, our representative disappeared and LBPM did not pay the HOA's bills, vendors, or utilities from 10/2025 to 2/2026. LBPM also did not communicate with the HOA and failed to provide time sensitive information, which resulted in the early termination of the HOA's insurance policy. LBPM lost the HOA's CC&Rs, Bylaws, and HOA Minutes before 9/2025. The list goes on and on. After continuous issues, the HOA sent LBPM a 45 day notice canceling their services. After issuing the notice, the HOA learned that LBPM has been pocketing late fees. The HOA reminded LBPM they are responsible for collecting late fees for the HOA, and the funds should have been deposited in our operating account. When the HOA asked LBPM to return these funds, LBPM responded, "This request is denied. Had you not made it clear you intended to cancel the contract, you would have some leverage and we would be inclined to consider the request as well as the others. As that is not the case, we are not inclined to negotiate." This is the customer service we received from LBPM. Instead of taking responsibility and trying to make amends, they doubled down and became hostile. We had no choice but to file complaints against them with the Department of Real Estate. During this experience, I discovered that LBPM has a history of misconduct and has been reported to the Department of Real Estate several times. The misconduct is described here: https://www2.dre.ca.gov/hearingfiles/H28101LA_990512_P.pdf https://www2.dre.ca.gov/hearingfiles/H42902LA_241001_P.pdf https://www2.dre.ca.gov/hearingfiles/H42902LA_250829_P.pdf I'm disappointed but not surprised. I wish we left sooner. For these reasons, I cannot in good conscience recommend LBPM for property management services. read more

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8/4/2026-- Brian T you should be ashamed at how this company operates. I have an outstanding invoice from 2/2026-- Today I was told you now longer represent the HOA- Your company authorized us to install a new washer and dryer when you represented them. You are the worse property management I have ever dealt with. I do not recommend ANYONE call you for service. I have call multiple times, trying to reach multiple people. NOBODY at your office returns calls. PAY YOUR BILLS! read more

I am writing to formally express my dissatisfaction with the management services provided LBPM Our experience has been highly unprofessional due to the following issues: - Incomplete Services: Management fees were charged for duties that were never properly completed or performed. - Poor Communication: Previous attempts to resolve these billing discrepancies were ignored. - Unprofessional Conduct: When I attempted to discuss this via telephone, the representative was dismissive and repeatedly spoke over me, preventing a constructive conversation. No taxes filed. No water and power bill paid for over a year or more. read more

If I could give them zero, I absolutely would. Terrible management. They have poor communication and are unwilling to address serious issues, despite multiple attempts to reach them by several unit owners. They have made our lives as homeowners harder, not easier and I would not recommend them to anyone. Save yourself the grief and find another company. Enrique Olvera in particular is extremely unresponsive and unhelpful so if you see that name on any correspondence or management pitches, steer clear. Seeing the other negative reviews on this site explains a lot; they are very accurate. It is shocking that the company has been able to operate in this manner with no oversight or penalty for so long. read more

My experience with LBPM Management has been extremely disappointing. For months, I experienced repeated delays, poor communication, and a complete lack of responsiveness. Despite numerous emails, phone calls, and follow-up requests, my inquiries often went unanswered or required repeated attempts before I received any response at all. A property management company should communicate effectively, follow through on commitments, and treat homeowners with professionalism and respect. Unfortunately, that was not my experience with LBPM. I sincerely hope they improve their communication, accountability, and project management so that other homeowners do not have to go through a similar experience. read more

LBPM has been our condo association's property manager for a while. When they were hired, one of their key pitches was that they would be a central repository for all information, which would make things easier for homeowners, especially when we sell. And for the first several years, they were okay. But the longer they were our property managers the worse their service got. When our condo went up for sale, we had to pay LBPM more than $700 for CC&R's, minutes, and reports. LBPM attached a PDF of the CC&Rs, but never provided minutes or requested reports. Stephanie Oblitas from LBPM did not respond to repeated phone calls and emails from me and my wife, from escrow, and finally from our realtor (who called and emailed out of frustration). She literally never responded at all, despite the urgency and time-sensitive nature of our requests, which could easily have derailed or destroyed the sale. We finally left voicemails for LBPM President Brandon Stein and COO Brad Theobald, which resulted in Nick Hoffman calling us. Nick admitted that he was only calling us because we left a voicemail for the President and after talking over me and not letting me finish he promised to get back to us the next day, but did not call and waited until after the close of business to email us. Nick's email was a master class in gaslighting. In response to a request for information about a state-mandated earthquake retrofit project (which our HOA arranged in conjunction with LBPM and which LBPM collected a substantial special assessment from all homeowners), Nick said there is no way for LBPM to have any records of any such work even though there was a specific point person from LBPM who was designated as the person to contact with any concerns about the project. Additionally, Nick baselessly and casually suggested in his email that the retrofit work had not been done at all (even though we were present when the work was done) and went on to suggest that perhaps the HOA board had embezzled the money raised for this project (well over $100,000) rather than complete the work required by California law. It's clear from reading other Yelp reviews that our experience with LBPM is not unusual, but the way they mistreat their customers goes beyond bad. Avoid them like the plague. read more

Former office space tenant of the LBPM main building on various floors, got to know a lot of the other offices, managers and even share a birthday with the facilities manager Casey!! Now that the company I've worked for since 2017 has been fully remote since 2020 and expanding we don't have much need for office space. The rent was a little steep considering the leaks and water damage from all the rain over the years... I can't tell you how many times my desk or a colleagues was damp during rainy months. Issues with plumbing and elevator repairs resulting in stair use which is terrible if a person with a disability works in or is stopping in. They did what they could when they could and I will say it gradually got better, but issues still occurred. There are restrooms on each main floor, not including the main lobby/ground level. You need a key to access them as well as most parts of the building - fairly secure. Parking if you're a part of the office space fam is typically assign though some suites have more spots than others. You can enter the front lot on Woodman Avenue heading Northbound. There's a hug divider and restrictions for a light or so. If exiting the 101 for Woodman it is easier to get into a lane to turn in. Additionally there is a back parking lot that requires gate access that is down an Alley by the 76 station on Riverside Drive. I believe Donna Jean (restaurant next door) has parking available (valet) possibly for the other businesses as well. Street parking during the day is limited, but less restrictions by Notre Dame High School and in some of the residential area along Woodman Avenue (before and after the freeway). As far as renting goes I've only been an LBPM renter for one portion of life a few years back and had little issues other than pricing for a two bedroom in Reseda being a little steep. I had a short term lease and found a better deal and place to call home for several years after. I will say that their website is modern as well as easy to navigate. read more

LBPM is easily the most useless and frustrating property management company I've ever encountered. The very nature of property management is supposed to be about support -- making life easier for the residents and communities they're hired to serve. Instead, LBPM seems to take the opposite approach. They don't reply to emails, they're not helpful when they finally do, and the tone of their communication is shockingly rude. Even their online web form, which should be the most basic way of getting support, resulted in a snarky, dismissive response from a staff member named Rachel. That isn't just bad service -- it's a reflection of a company culture that doesn't value professionalism or common decency. It's unbelievable to me that in today's world, a business built around helping people can operate this way -- showing no urgency, no empathy, and absolutely no interest in solving problems. Companies like this exist to provide support, to manage issues responsibly, and to make communities function smoothly. LBPM does the opposite: they ignore, they obstruct, and when they finally acknowledge you, they make you feel like you're the problem. If you want a property management company that treats its own role with contempt, this is it. But if you want actual help, accountability, or basic respect, look elsewhere. The fact that LBPM can get away with this level of apathy and rudeness is a disgrace. read more

Wow. The reviews really speak for themselves here! I don't know why anyone would hire a property management company with this horrifying level of terrible reviews. A few can be an anomaly.. but THIS -- MAJOR RED FLAG! I came to leave yet one more scathing review of how this company is truly incompetent. Lying, deceitfulness, complete and utter incompetence. They are very behind on their paperwork and correspondence, causing a litany of issues, among other major problems. Our HOA president was able to uncover the absolute mess this property management company caused. I have back up data evidence I can share, feel free to message me and I will send. read more

I have been in real estate for 25 years and I found LBPM to be the worst management company. But they topped all in the past month. I have a listing in a building that they manage and for the past 3 weeks, we could not get the information we need from them to close the deal!!!! Still waiting for their respond!!! read more

Unfortunately this is a big property management company that has a bad track record. My HOA got away from them years ago due to their bad service, unanswered emails, just poor customer service and failure to return calls. 10+ years later our property management company was bought by LBPM. Now we are back full circle with LBPM. Nothing has changed response to emails and calls still very poor. I don't know how a company this bad continues to thrive. read more

LBPM Kester Ave property manager Denisa is absolutely amazing! Always professional, responsive, and kind. From day one, she has gone above and beyond to make our rental experience smooth, stress-free, and even enjoyable. Communication is always prompt and clear whether it's a quick question, a maintenance request, or just checking in. I always receive a professional and friendly response. She handles every situation with patience, kindness, and true care, making us feel valued as tenants rather than just another names on a lease. Any maintenance requests are handled quickly and with care, and communication is top-notch. Couldn't ask for a better property manager -- highly recommend! Thank you Denisa for your ongoing work. From: Lusi & Garo read more

Avoid renting from LBPM-managed buildings unless you want to deal with animal feces every single day. I moved into one of their buildings in March 2025. For over 3 months, our assigned parking spot -- and at least two others -- have been constantly contaminated with cat feces. It's a serious health hazard and we can't even park our car without stepping into animal waste. We've submitted multiple maintenance requests. We've emailed. We've pleaded. Nothing is done! They have never once professionally cleaned the area. Even worse -- they didn't give us a spare key for over 3 months. Requests are ignored. The building is filthy, and there's no system in place to deal with the feral cats that continue to use the garage as a litter box. If you're thinking of renting from this company, think twice. We deeply regret signing this lease. read more

LBPM - Property Management Near Me - Sherman Oaks, California

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My buildings HOA uses LBPM, they completely ignore 95% of requests. I have no idea what we are paying for as they refuse to respond to almost everything. read more

Horrible management!! Took them over a year to fix my complaint about the mold in my kitchen. They hire shady vendors to come in and do half ass work. They are overpriced for the quality of living. So far just an overall bad experience read more

LBPM JUST TO GET THIS STRAIGHT FOR 12012 VALLEYHEART DR. Do you guys do the cleaning and power was in the garage only when you're anticipating the owner to visit the building? This building looks so old, and you call it luxury when it's far from it. The garage is so dusty and dirty. Should we the tenants start sending photos of what it's like when he doesn't do visits because you guys are meant to take care of the property? It's so worn out!!!! The paint to the entrance of the garage is so filthy already. We will make sure to take photos as tenants here and show the owner how you guys handle things. TO ANYONE LOOKING INTO 12012 valleyheart Dr. do not move here. Worst property management and lots of problems! Don't go with any place handled by LBPM. Save yourself and don't break your wallet to live in a shit hole like this. read more

This company operates with gross negligence and utter disregard for the properties entrusted to them, regardless of price point. Over the course of my dealings with them, I have suffered hundreds of thousands of dollars in losses, irreparable property damage, and severe emotional distress due to their incompetence. The tenants they placed in my high-end properties were frequently fraudulent, unvetted, and outright scammers, resulting in illegal subleasing, unauthorized Airbnb listings, and reckless destruction of my investments. My properties were trashed, vandalized, partied in, and even used for illicit activities, all under this company's so-called "management." The leadership of this company is profit-driven to the point of reckless endangerment, cutting every possible corner and relying on underpaid, unqualified workers to handle the fallout. Their business model prioritizes quantity over quality, leading to devastating consequences for property owners who trust them. My experience with this company has been nothing short of a nightmare, and I will be pursuing legal action for the damages they have caused. I strongly advise anyone considering their services to run in the opposite direction. DO NOT use this company. Read the other reviews--mine is just one of many horror stories. read more

LB Property Management (LBPM) is horrible in all aspects of their business. If I could give then a negative 1 star I would. I will start that i was around over a decade ago when our HOA decided to switch HOA property managers for our condo's HOA. They were "Johnny on the spot" during their courting, but everything went downhill soon after signing the contract. Recently (Dec 2024) I had a 94 year old seller that put his condo on the market. Prior to listing the property I called our HOA "handler" Marinelle (x271) to get advance estimate of fees, and have since called 5 times. She hides behind her v/m - like they all do at this company. She has never returned my call. Since then, the property has gone under contract, and we needed to get HOA docs out to buyer. The escrow officer called me in shock! They wanted me to know that LBPM was charging a total of $1053.95 for an email of the docs. This escrow (largest in volume in California) does a lot of escrow, and had never seen a fee exorbitant and abusive! They didn't even print it on their toner/paper- just an email (see attached pics). Their regular turn-around time was 14 days, and no escrow allows for disclosures abd documents to be delivered that late, so it included a $195 rush fee. Mind you that the week prior, another condo had closed and they had these documents fresh in their outbox! Caught in a pickle we had to pay it. The escrow said the average costs of HOA docs is $350!!! Now...we are closing escrow tomorrow and have called Marinelle today, and asked the front desk for Broker or Manager to complain. They said I could talk to a Nick Hoffman, and so they forwarded me to him. Well...guess what? The call went to v/m, so I left him a firm message. Called back again and asked not to be sent to v/m, but to no avail. The bottom line is...do not use LBPM for any property management needs. I wish I would have read the reviews prior to agreeing to do business with them. They have no respect for their current clients, new clients, or the public. I have contacted the BOD of the HOA to start the task of finding a new HOA property management company, and finally be able to fire LBPM!!! read more

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The worst trash HOA company I ever deal with. They lie and treat home owners as nothing with no respect and honesty. if you are buying a condo and the HOA company is this one, I suggest you quit. read more

Terrible service. Enrique manages one of the properties where I'm an owner and he has been ignoring my emails and calls for 13 years. I called to complain multiple times but the behavior persists. There's a not functioning call box that is the issue for as long as I have a tenant and there's no progress. Just more ignored calls and emails. DO NOT USE THEIR SERVICES. read more

Avoid this company at all cost. They never respond to messages so property gets run down quick.

This useless company is not deserved even 1 star! Don't waste your time to email or call them since they don't answer because they' don't care about their responsibilities they're getting paid for. ( Bryana, Vanessa , Enrique ) these people are the ones we have been dealing with so far to make them understand about their duties as a management company members but didn't work!!! read more

Our community used LBPM about 3 years and went through 4 different managers. Each one was progressively better but still needed a lot of improvement. Communication was slow or non existent for some issues. One manager would say an issue was resolved when it wasn't, or it would take them a month to call a vendor to get a bid. We had to constantly check in for follow ups for pressing issues. After months of expressing our frustrations, they would offer solutions that would be short lived and then we would end up with a lot of the same unresolved issues. I do not recommend LBPM, their managers seem overworked and while they mean well, they just can't handle the work load of proper property management. read more

Our HOA's experience with LBPM was good for a few weeks then devolved into abysmal. Here are some highlights of how poorly they operated during the final month of our contract with them: 1) Despite our association having six figures in reserves, we received shut-off warnings from both the gas and phone companies--simply because LBPM failed to pay the bills on time. 2) When we were dealing with an active plumbing leak, they refused to send a plumber, even as water was causing damage. 3) They sat on important legal documents for weeks without relaying them to the board which derailed an important project. These weren't isolated mistakes--they were just some of the worst examples in a single month. Both Bryana and Enrique, our assigned managers, were consistently unprofessional and unreliable. The pattern was the same for both - they did their job for a few weeks, then couldn't be bothered to any longer. We ended up with such a backlog of work, some of it pretty basic. In Nov our Board requested a letter be sent to homeowners about cleaning up the garage. This basic task did not get done in FIVE months. When we escalated issues to their supervisor, nothing changed. Since we tried multiple managers we know it wasn't a bad apple, it is how they do business LBPM steers associations toward their own maintenance company (CPS), a glaring conflict of interest that raises serious ethical concerns. This kind of self-dealing was a recurring theme throughout our relationship with them. To top it off, their entire operation is shockingly primitive. They showed up to board meetings with nothing more than a 3x5 notepad, and their so-called association management software lacked even the most basic features, like project tracking or task assignment. It was clear they were not equipped to manage a modern HOA. Definitely look elsewhere. These clowns are more trouble than they're worth. read more

LBPM regularly ignores building maintenance issues, denies or simply won't respond to crucial requests, and, most troubling, only seems to respond or communicate with those residents that are a certain race. I won't specific which one, but anyone who lives in our building knows that there are to channels of communication. One where those of the same race of the LBPM leadership get responses and have their issues addressed. And one for everyone else, where you just get ignored. read more

No response at all from property staff on important building matters. Literally just ghost.

never use this property management company. they ignore all of the homeowners. never return a call or an email nor do they take care of the building. larry responds when approached in person why he does not respond he says too busy. tell larry to get a different job but stay away from anything service . he is aweful and there is no one else to speak with. even the owners of the company read more

I represent a 32-unit industrial complex, it has been a nightmare trying to get a hold of our assigned property manager. We have left various messages and calls, and we get no response. read more

receptionist is rude AF I had trouble adding LBPM to my bank so I called them asking for guidance. The chick on the phone said, "uhh I don't know, you gotta call your bank to do that." I told her, I received a letter and the letter said, if we need help, please contact us to help you. At the end I figured on my own. Her tone was unnecessary. I hope your bosses are reading this... PLEASE TRAIN YOUR STAFF BETTER! if she doesn't know then transfer to someone that know! read more

My Husband has lived here for over 20yrs and for the last 7 months, we have had no tree trimming, yard work and it looks like a bomb hit it. I went to my Doctor because my head kept itching and they found a nasty worm in my hair, due to all the trees and bushes are flowing everwhere. I have to constantly bend down to get pass tree .I have called Lbpm several times and I'm sure all the owners of their properties have done the same thing, and no one calls back since they stopped with Maintenace and trees and bushes and ground crap. They are getting our damn near 400 dollars a month and no assistance. Can someone in your department please help us. address: 9540 Sepulveda Blvd North Hill, Ca 91343. read more

HORRIBLE MANAGEMENT COMPANY! Read some of the reviews before renting a property managed by LBPM. A 2 star rating from 360 Yelpers should tell you something. Crisann Morgan was the on-site manager for the property in which I resided. She was intrusive, inappropriate and gossiped about all the residents. I was told by more then one resident that she was discussing me and my personal information. Every time I ran into her she would gossip about my neighbors making me extremely uncomfortable. Myself and several of the other residents emailed the office with a formal complaint and nothing was done, she should have been fired, instead she retaliated and started accusing me of random things happening around the property. I decided I would leave when my lease was up and then Covid hit and I was stuck there for another year! Her supervisor Jason the son of LBPMs management company is one of the most dishonest and shady people I have ever met. Not only did they keep my $3,500 deposit he billed me an additional $4,500 for fabricated damages. read more

LBPM - Moth holes - Property Management Near Me - Sherman Oaks, California

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The poor reviews are sadly true as it's happened to my unit since it transitioned the HOA to LBPM. I've been through a few different HOA's and dealt with several property managers prior to this and had zero communication issue until this one. read more

I'm the owner of one condo in Tarzana on Hatteras St. This HOA is the worst in the business. we pay a monthly fee. And they have. slammed the owners with an emergency fee of $7,000 and most owners haven't payed that fee. So they have put liens on those units. we have been sent to a collection agency. They are not accepting the monthly fee as well. They also don't want any owner on the HOA board. Putting obstacles for owners. NO TRANSPARENCY!!!!! Our building is so run down. It's almost not livable. We need some help to deal with this HOA. Biggest thief in the Business!! read more

CHRYSTAL NACHBAR My HOA switched to this property management company some time ago. The other reviews mentioning the lack of communication is COMPLETELY TRUE. Whether or not the issue is addressed there is no communication from this company. Nothing. My first phone conversation with our assigned property manager CHRYSTAL NACHBAR was shockingly unprofessional. She questioned me about an abandoned vehicle which she claimed was in a parking stall assigned to my unit (our community doesn't even have assigned parking stalls, it's first come first serve). She refused to answer any questions I had instead rudely stating "that's not what I am asking you." She speaks to you in a condescending tone like a school principal speaking to a child. Again this was our very first conversation and she reached out to me. I can't believe this company is having someone like this be the face of their company for entire group of homeowners. She has inspired me to become more involved in my HOA in order to push to stop doing business with this company. Funny fact... if you go on their website it's nothing but 5 star "reviews." But here on Yelp this company has almost entirely 1 star reviews. This company clearly has no shame. read more

I am less than a year in my new townhome and LBPM is our management company. I'm new to the entire HOA setup but dealing with this company has been a nightmare. Our current issue is that our recycling and garbage have not been collected for the past 4 weeks. Me and the other tenants reported this 2 weeks ago and were told the issue was resolved...and then of course this week, no collection yet again. Our building manager JUST discovered that we were in the negative and owed the garbage company over $600. I feel like this is why you would hire a management company...to manage. We were told the problem but there has been no resolutions discussed. I've called and can't get through to anyone with the company. All cards on the table I'm writing this to see if anyone from the company reaches out to me. I feel this is my last resort. I'll make sure to update this post if we get some resolution but all I can currently advise is steer clear of this company. read more

LBPM - 4 Weeks - No Garbage Pick-up - Property Management Near Me - Sherman Oaks, California

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Be warned- stay away from this company. As a landlord, this is the by far the worst property management company I have ever worked with. LBPM purchased Demiranda property management, whom previously managed our properties. Once LBPM took over the management, things went downhill fast. LBPM failed on all front of their job to include: collections, evictions, reporting, and unwarranted billings from their in-house construction team NUWAY. There is absolutely no structure, leadership or accountability between any members of the LBPM team. To be honest, managing the properties myself would have been easier and less time-consuming than working with LBPM. With all that being said, firing LBPM was one of the best decisions we made. Upon hiring a new PM company we immediately saw improvements across our portfolio. read more

Ive learned to avoid this management Company and or moving next to a LBPM building. Lack of care for buildings, Communication as a whole is unsatisfactorily. read more

If I could give them a zero I most certainly would. Please take my advice and ignore this company completely. You WILL REGRET hiring them. HUGE MISTAKE hiring them! We should have done more research and dig deeper into their past. I would have found out their true business practices. read more