I've been with On Q for several years now. As an organization and design, it offers a great value for good management. To realize my ideal for management requires more time, which costs more money. So, every time I think, "I'd do such and such," I remember I don't want to do that, I want someone else to. Hmm.. so on balance the value offered for the cost is excellent. However, sometimes Mammoth maintenance gets carried away, so any owner needs to review and remember you make the final decisions. For my money, it's best to be proactive, act asap on safety and long term maintenance, and resist the tendency to say yes to every recommendation. Balancing long term value, tenant needs, and investment return over time. I stated I would update after being with On Q, this is it. And I'm still here. Best of luck to all. read more

The absolute worst. They drove us out of our rental that we were in for 10 years. Lies. Lies and more lies. Too many names to mention as they are all puppets. Dawn and Mark Packer read more

Originally left a 5-star review because onboarding as an owner was so smooth--everyone I spoke with was incredibly response, forthcoming with information, and overall incredibly helpful. The SECOND we moved from onboarding to having an actual property manager, WE have been the ones seeking answers. Getting half-answers with no clear context. We've been charged with bills but were unable to view them on our portal, and On Q didn't tell us what the bills were for until AFTER they already deducted those bills from our tenant's rent. So they made sure they were paid out before we were paid out. Work orders keep coming in, and On Q is quick to ask us when we want to schedule service, but once it's their turn to coordinate and complete the work, we don't get any information. I have to come back and ask them how their work is going. Absolutely ridiculous. read more

I left a review 8 years ago and they just responded TODAY!!! Look out folks they are trying to bring up their review stars by adding failed reviews from friends and family... This place will steal your money and never fix your things!!! Hire a cleaning crew at exit so they can't say you left it dirty!!! Bewareeeee!!!!! read more

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Overall, I would give them a four out of five stars. We ended up renting our property while we were still living in another state. It was really nice to be able to use their website and go through property properties and then also use the 3-D option for viewing inside of the property. What was nice is they were really helpful about allowing us to have someone come view the home. Online application is seamless. We got an answer on our application within a day. During the whole process, we mostly dealt with Tara. Tara was amazing and always responded really quickly. All in all, no complaints about the application and getting out keys. We were able to easily pick up our keys and paperwork pertaining to the home when it was convenient for us. The reason for the 4 stars is I do feel like this property management company has a lot of fees. Like the ongoing $49 a month benefits package that no one probably wants. If I understand it correctly I won't be able to use the payment portal if so cancel this $49 per month fee. That seems ridiculous. On top of application fees, non refundable fees and the fee they likely get from the home owner, this seems to be a money grab. Will say for an out of state rental process this was very easy. I appreciated that they also gave us 5 days to do the walk through and documentation regarding rental condition. read more

On Q Property Management - Lockers - Property Management Near Me - Gilbert, Arizona

Just terrible. We were approved for a property and then spent weeks being led on, repeatedly being told that the property manager wasn't responding to our questions. When I finally called Tara directly, I was told that the property manager had actually responded and denied both of our requests, and that we should look elsewhere. What makes this even more frustrating is that we had already been sent two different leases during the process, which made it seem like everything was moving forward. Overall, this experience felt extremely unprofessional and misleading. We wasted weeks waiting for answers that apparently had already been given. I would recommend being very cautious and making sure you get clear, direct answers before committing your time to this company. read more

Disgusting property manager Nicole DO NOT TRUST HER!! We rented from divine promise/Victoria Po who is absolutely disgraceful. They left us with no ac for 4 weeks and kept saying they were waiting on parts. Meanwhile while Victoria and Nicole lied to us, without hesitation, replaced the ac at house next to us. Nicole lied about refunding us for acs we had to buy. The owner Victoria was a disgusting little woman who apparently holds all the power and wants to justify leaving 2 little girls in the heat during the dead of summer! DONT TRUST THEM FIND A BETTER COMPANY TO RENT FROM. This is my second review as they deleted my last one. read more

On Q Property Management - Thermometer - Property Management Near Me - Gilbert, Arizona

Have been on the hunt for a new place and looked at a an On Q managed property -- THEY CHARGE EXORBITANT FEES on top of rent. A unit I looked at under their management was over $3k in rent, plus a $49/month "resident benefits" package, in total a whopping $246.18/month "administrative charge" ($2954.16 over the duration of the one/year lease!) in addition to rent. I considered trying to find the owner and reaching out to them to make sure that they knew why their unit is just sitting on the market. I then inquired via text to ask if I could opt out of the resident benefits package because I didn't need any of those services and to ask about the fees and it's clear they're using an incapable AI system to communicate with potential tenants. See screenshots of the conversation. One of the responses said that the fees were for "maintenance support" which I'm pretty sure in 2026 maintenance is included in a rental by law. Red flags all over the place. Really loved the unit they had too, but read these other reviews and take note either as a renter or an owner looking for a rental company. read more

On Q Property Management - Texts with the AI system which were zero help. - Property Management Near Me - Gilbert, Arizona

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Luis was by far the best person ever . He did my walk through today . very friendly guy even went out his way to change my filters in my house thanks:) read more

I was approved quickly, they made the process easy. They're very nice and friendly. I just love them

Every house I have gone to look at being offered through On Q Property Management has been in a state of disrepair and DEFINITELY not move-in ready! After the first couple of houses, and attempts made to communicate with the management team, I have COMPLETELY given up on this company. I am talking to the point of avoiding ANY and ALL houses being offered through On Q. If they can't even make a veiled attempt to care or do any sort of follow-up with potential renters, except for their AI automated texts, then what do you think that says about people already renting a house from them who might be in need of service for an A/C unit that is down, or some other repair? I suggest you do the same as I did, and avoid any house you see being offered by On Q. Unfortunately this response by Taylor T. is false and misrepresenting the truth. I have uploaded pictures to support my claim and show that all they do is automated responses and care very little about people. read more

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I wouldn't recommend On Q to my worst enemy! They said we ok'd many items to fix which they charged thousands of dollars which we never approved and then they took thousands of dollars from our renters payments. talking to taylor is worthless. we approved for them to rekey the locks 1 week before the tenant moved in. Two days later the door was left wide open in the morning so my wife locked it. when i went by at night the door was left wide open again and someone from onQ had stolen our pool equipment because no one else had the key. I called on Q but the next 2 days the same thing happened and they stole our painting equipment from the garage. I calkled 4 times, 3 days in a row and On Q never called me back. They don't care when it is their fault. Now finally after 6 weeks they tell me too bad, tough luck they never pay anything for that. At least finally they are telling me something that is the truth. Don't trust them. read more

They were hired to over see my rental property. After the renters moved out it cost me $25,000 to repair the damage they did to my house. Even after their periodic house inspection. If your looking for a property management company I would not recommend this company! read more

We were extremely interested in a property here in Gilbert, it's been on the market 4 days now. So, prior to doing an application that's $65 (you'll just throw away, if someone has already submitted). I decided to call and get a breakdown of ALL their fees and costs involved when it comes to their rental properties. We had viewed/toured this particularly address a few times. It had a pending application that fell through, so we revisited the opportunity. We had been contemplating the process due to COUNTLESS $COSTS$ involved, so this was our best option to call and speak to someone to discuss the total amount down prior to moving forward. I had spoken to a staff member named Rylie and since the On Q rental agreement stated "across the board on ALL rental platforms" an APPLICATION fee of $65 (which is nonrefundable) in addition, in writing it was to offer a credit of these funds towards the move-in costs! I ask how much of this went towards the move in expenses in which Rylie responded that wasn't available and that they had, had a previous special of a discounted rate of $49 for an application that ended October 1st. Yet, again I explained it clearly stated on EVERY rental website this $65 charge would go towards the move in cost, which I then said they should honor and Rylie told me they would NOT & that they would be removing that detail immediately! Administrations Fee- Rylie mentioned that in the state of Arizona it's an automatic 3.3% MONTHLY administrative fee, even though it's documented through their own portal when applying @ screen.boompay.app it's reflecting a rate of a 1.9% for administration fee?! He wasn't aware of this and asked "where" I had seen it?! It's literally right on their own links application page! Rylie said, that they own other properties throughout the country (such as Texas & California for example) and that those rates tend to vary by individual States, but that Arizona is a steady 3.3% for this BS admins fee charge. It's literally a ridiculous add on through their portal that is done by a computer process, not an actual person that's paid hourly to do their job! Plus, this doesn't included the renters "benefit package" that's another $39-$49 dollars MORE a month & the additional one time admin fee of $250 upon acceptance, that is also non refundable! The application fee towards the move in cost & a 24 month reduction cost inquiry that I bought to his attention ( see below) is called failing to uphold the terms of an offer PERIOD! I was asked to provide these conditions which I then texted this information to their office after I got off the phone with Rylie. Also, mentioned within that message we wouldn't be moving forward. (see my screen shots). 12 Month + Lease- I was curious as to the more than 12 months lease agreement proposal with the homeowner. Again, it was within the details that specifically states: 12 months lease agreement.*Longer lease terms may be negotiable.* Put forward a 24 month term with a reduce price of $99 a month (from the original monthly rental rate) which would have been a flat $2,500 for 24 months & that was refused by the homeowner and Riley said, this would be removed from the listing details too! Why put these provisions in place, if you refuse to consider them? Absolutely misleading & gaslighting! Not implementing what they specifically have provided within the descriptions is not only manipulating its disingenuous. Due to all of this, I came to Yelp for help! Thank you for confirming my suspicions. We will not be doing business with this property management company and or ANY properties or homeowners they represent. Homeowners need to be aware of what they are dealing with. It's a shady situation, one that represents them financially & their homes. They also need to be concerned with the fact that they can loose potential clients over these types of problematic issues as well. For example; just like valued tenants such as us! *Important Note- Standard Deposit ( if you get any money back at the end of your lease, this can be used toward the purchase of a home specifically the closing costs. Just not the one you're leaving or any of their other rental properties! They have an enrollment choice (do not do this) which is cheaper. However, it's prorated with an additional percentage that is added and divided by your 12 month lease. It's almost $900 more annually! You do not get these funds back at all-ZERO. I suggest you stay far away from dealing with this incompetent liaison agency and best of luck in your rental house hunting. read more

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An On Q employee tried to enter my home on a Saturday morning without knocking or announcing himself--twisted my doorknob and pushed against my door multiple times. I've owned and lived here for 10 years! As a single mom this was absolutely terrifying and completely unacceptable. read more

On Q Property Management - Property Management Near Me - Gilbert, Arizona

I just don't recommend from my experience, the fees are ridiculous, fees on top of fees, get your own renters insurance people, use your own hands to turn on your utilities and report your on time rent payments, because regardless, you'll be reported when late. Never was contacted back, but got my info. SS froze! PW on DL. Stay safe everyone! Rejection Is, Was, & Will Always be my Protection. Especially after reading these very well written reviews! read more

I've been working with Bella T. on numerous accounts and orders. She has been thorough and On Q has been wonderful to work with. Look no further than On Q - They will get you taken care of! read more

This has to be one of the worst leasing agencies to work with. I'm not sure how they are as overseers, but as renters, they make your experience miserable. They have the worst customer service I've ever experienced from a leasing company. I have sent countless emails to our property manager (whom I will name upon vacating) for home repair issues that have gone unanswered for weeks. As soon as we have an issue that affects the landlords initial care of the home, just a couple days later we're hit with a 'routine assessment' of the property to review 'damages'. We were never provided a copy of the report after multiple requests. Anytime there is a response from the property manager, it's accusatory and rude. On top of that, the fees are ridiculous. You'll sign a lease for $1,000 less than you actually pay due to the hidden fees in the lease. On top of that, they will do ANYTHING to prevent you from moving out of your lease early. I cannot wait to provide them with my Notice to Vacate and NEVER rent from them again. read more

Great service from OnQ - Jordan B was outstanding with quick onboarding and time to market!

Onboarding experience to rent a property with them was pretty smooth. Jay was very responsive and helpful and kind

This was our first time renting our property. We had Forester helping us. I can say he was absolutely amazing. Very transparent, commutation was amazing and just overall really helpful. The entire process was so much easier than expected. read more

Was great to work with Heather. She made everything clear and understandable in the rental of our house.

We signed a contract with On Q a few weeks ago for our rental property, and they have been so great! Jordan B did a fantastic job onboarding us with clear instructions and kept us informed on all next steps. We're hoping we get a tenant in as soon as possible! read more

The absolute WORST property management company there's out there. I have had enough, no you won't find me in your system because I don't want you to try and retaliate against me. Any good review is a lie or either paid for. RUN!!! you will never make any money as a property owner they will find any and every way to keep your tenants money... Ridiculous repairs to generate more revenue off of you... no one will call you or email you back when you reach out. You are DOOMED if you agree to let this company take over your property. You have been WARNED!!! Don't let them try to sweet talk you into a free waive of a property management fee, not worth it. Better to pay a fee to a well organized and competent company... What a disgrace. read more

I've been working with Jordan B and Kyson at OnQ, they've both been so helpful, we found amazing tenants so fast! The process has been so easy thanks to them! read more

I can't say enough great things about Forester. He is incredibly professional, responsive, and kind. Anytime I have a question he takes the time to explain everything clearly without ever making me feel rushed or like a bother. Highly recommend! read more

On Q Property Management - Property Management Near Me - Gilbert, Arizona

Jerry was always quick to answer questions, kept me informed every step of the way, and went above and beyond to make sure everything was handled efficiently. It's rare to find someone who combines strong communication with such attention to detail. If you're looking for a property management team you can trust, I highly recommend On and especially Jerry. He truly made the experience easy and enjoyable. read more

Tim's professional communication and timely follow up were super helpful. He explained things well and made me feel very confident in the services provided. read more

Jay has been very helpful in onboarding process. Guided me well through the process and was responsive

Don't trust the management team unless you get everything in writing. Managers like Sydney promised to add tenants to the lease but never followed through, leaving me responsible for unpaid rent and eviction. Then sent me to Alyssa their lead manager who was rude but did state there was no addendum for additional ppl. I also want to note that I had a break in where my kids and I were held hostage in the apartment because the previous tenants boyfriend thought she still lived there. When I asked to break the lease because I felt unsafe for me and my kids they said no. These people truly don't care about anything except their money. UPDATE: Yelp removed my screenshots for "privacy" even though all personal info was blurred. I will keep reuploading bc they cannot keep me and my experience quiet . read more

On Q Property Management - Alyssa confirming it wasn't done. - Property Management Near Me - Gilbert, Arizona

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I just want to say thank you to Adam for taking care of my issues pertaining to the trees and also to Benjamin for reaching out and acknowledging my concerns. Great communication once again thank you very much. Adam keep up the good work read more

I came in contact with Megan on 12/30/2025. She told me that she was processing my application and asked if I would be applying by myself or with someone else? I informed her it would only be myself. Megan did not let me know that I was denied until 01/07/2026. Megan misled me by stating that I would be able to move in on 01/08/2026. I had asked earlier in the conversation if I was approved or not because if I wasn't I needed to find another home. I currently do not have a home and Megan knew this and still decided to play with my time and not be honest from the very beginning. This treatment is not acceptable, and I will be filing a complaint with the BBB and the attorney general's offices! Please see my messages below. read more

I had some new tenants moving into the property in just a few days and needed help getting my rental property squared away. The initial property manager they assigned me told me they would help me get the house cleaned and everything with their contractors Mammoth services. So I paid for these services. But they never showed up. So my property wasn't ready for my new tenants.... I called and my property manager was on vacation..... Janelle stepped up even though she wasn't my property manager and helped me get everything done very quickly and efficiently. She made me feel a lot more in tune with everything so I asked her to be my personal property manager from that point on. Shortly after Jenelle quit and I was assigned a new property manager.... This new property manager was like a ghost. She never told me when inspections were completed and never gave me any updates on anything like Janelle did. I feel like I had to constantly call up to see what is going on. My property ended up getting damaged and she made no effort to stay on top of it. She told me mammoth would get in there and check it out. Weeks went by and I didn't hear anything so I had to constantly email/call to see what's going on. They had no sense of urgency to go and check out the damage in my property.... They didn't care. So I ended up flying out there myself to check everything and had to use my own contractor to assess the damage. When i got my quote from my contractor it was pretty hefty and OnQ didn't want to make my tenants pay for it. So they finally sent in their mammoth services a week later after I got my quote and gave a way cheaper quote to fix only a part of the damage. I didn't agree with this because I wanted my property fixed correctly. But they refused to charge my tenants the quote my contractor gave me. And would only charge them the quote that was done by their mammoth services a week later... So I had to pay out of pocket to have my property fixed. In my opinion this place is bad for both Tenants and Property owners. If you see OnQ property management on anything I suggest you run away. They will take you and your property for a ride. They also have tons of hidden fees and service charges. They're just here to take everyone's money they don't care if your property gets destroyed. read more

We would like to say thank you to Jay at On Q Property Management. This is our first time renting from On Q & we weren't sure what to expect. I will tell you these guys follow through and helping the renter work with the homeowners and making any repairs and fixes they truly go out of their way to make sure not only their investors are cared for but that their renters are cared for as well. As renters we often get looked down on because so many people think renters don't take care of Investments. We are not your typical renters having owned homes ourselves we really care for the home like it's our own. Jay was so helpful and made the process easier for us. What a great representation for this company to have somebody like Jay on board! read more

Unbelievably inefficient, don't reply to any sort of communications in a timely manner, I doubt the owners of the homes they rent recognize how terrible they treat potential renters who have the means to rent but find this management company frustrating and non-reassuring. Also: note the 'owner' is saying thanks on the worst reviews which is unprofessional. Really? read more

Honestly, this is the worst property management company. Started from before move in, they did not account properly and applied my last month's rent to the security deposit. Did not bill or collect the security deposit. Then years of unanswered repair requests, and then improper repairs. over a year of green pool, 2 weeks with a 3-foot hold in the roof, over 4 months no refrigerator. Terrible to deal with, forced hidden fees. STAY AWAY, its just not worth it. read more

Where do I even start with On Q Property Management? This was hands-down one of the most frustrating and unprofessional experiences I've ever had trying to rent a home for my family. First off, I scheduled a tour of a property in a gated community well in advance. Show up on time, and guess what? No gate code provided. I had to tailgate another car just to get in. Then, I get to the house, and there's a pile of Styrofoam and trash blocking the walkway to the front door. Not a great first impression, but I figured I'd give it a chance. Inside? Total disaster. The house was filthy--dust everywhere, big and small stains all over, and to top it off, the electricity wasn't even properly turned on, so we couldn't see what half the place looked like. I've toured other homes with the same floorplan, so I know what to expect, and this was nowhere close to acceptable. Still, I really wanted the layout, so I was willing to overlook the cleaning issue and move forward. Then came the application process. I submitted everything that same night--applications for my family, which cost a ridiculous $50 per person. That's $150 just to apply! Three days later, they hit me with a denial, saying my pay stubs didn't meet their "net income" requirement of 2.5 times the rent. Here's the kicker: most companies use gross income, which I easily meet and then some. But On Q? They insist on net income, which, with my profession's deductions, is impossible to hit their arbitrary standard. Oh, and despite my solid credit score, they said it "wasn't enough" and cited "inadequate income assets." Are you kidding me? I'm more than qualified to rent this place, but their outdated criteria screwed me over. This whole ordeal was a waste of half a week and $150, not to mention the stress of dealing with their unprofessional setup. From the trashy property to the absurd application process, On Q Property Management made this a complete disaster. I've seen other reviews mention maintenance issues for current tenants, but if you're trying to rent from them? Good luck--you'll need it. Save your time, money, and sanity, and go somewhere else. read more

Horrible coordination and quality of work from both on q vendors and the home owners I've been late to work 3 times in a month because of water heater issues, I have mold growth I've sent pictures and have gotten my own testing from Arizona water and fire which on q has not done anything about it's been months now also have unsafe subfloor in my kids room they still havnt fixed from me moving in more than a year ago just sad will definitely not be renting with on q after this lease read more

On Q Property Management: Pay Thousands Upfront, BEFORE you get to see the lease! If you enjoy forking over thousands of dollars upfront before reading a lease--strictly for the privilege of maybe renting a home--then On Q Property Management is your dream come true. 1. The 'Holding Fee' = First Month's Rent Ever heard of a "holding deposit" that's basically your entire first month's rent? Yeah, these folks want your money now, no questions asked. And if something goes sideways (like you discover more ridiculous charges after finally seeing the lease which you get three days to sign), too bad--it's all non-refundable. 2. 25% of Your Security Deposit? Gone. On Q keeps a guaranteed 25% of your deposit--even though you're already coughing up thousands in a holding fee. What's that 25% for, exactly? Mystery remains unsolved, but rest assured, it's also not coming back. Cleaning and repairs will come out of the remaining 75% of your security deposit (EDIT: they got back to us and said the 25% "doesn't cover anything specifically" then said "it's an admin fee for on Q properties" yet there is another 3.3% admin fee a month). 3. A Mountain of Other Non-Refundable Charges * Admin Fee: 3.3% monthly admin fee. Because clearly, your monthly rent isn't enough to keep the lights on. * Resident Benefits Package: You'd think "benefits" might include actually getting something in return. Spoiler alert: they don't. * Pet Nonrefundable Fees + Pet Rent: Love your furry friend? On Q sure does--especially charging you extra for every wag and purr. 4. Read the Lease? Not Until You Pay That's right--you fork over an amount equal to your first month's rent before you even see the fine print. Which means if you find a deal-breaker later on, you're stuck paying for the privilege of discovering it. If you don't sign the lease you get to see after you paid within 3 days... well wave goodbye to your money! 5. Check Yelp and the "not recommended reviews" (scroll down) for the Ugly Truth Don't take my word for it. Pop over to Yelp and see how many people have been burned by unexpected fees, slow or nonexistent communication, and endless frustrations. Why Should You Care? Because paying thousands of dollars upfront--non-refundable--just to hold a place before reading the terms is the definition of a cash grab. If you like the idea of your money evaporating the second you say "I'm interested," On Q is definitely for you. Bottom Line * If "non-refundable" is your favorite phrase and you love gambling with thousands of dollars, On Q's got you covered. * If you think it's reasonable to review a lease before paying an entire month's rent, maybe look elsewhere. Consider yourself warned: On Q is where your entire wallet waves goodbye long before the lease is even on your screen. Good luck! read more

Joey and Jesus were exceptional. Friendly, courteous and professional. Service from Property mgr Chad has been quick. Also special thanks to Joleen who has always responded and taken care of questions and concerns read more