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

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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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

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'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

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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Completed our owner onboarding with Forester, and he was absolutely wonderful! He was very patient with us as we navigated lots of unforeseen changes. As we went through the process, he was incredibly transparent which was so appreciated. Looking forward to continuing to work with On Q! 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

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

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

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

We had a horrible experience with OnQ Property Management from the very beginning. Our rental property was not move in ready on the first of the month. We were displaced for 4 days until the property was cleaned and previous tenant belongings were removed. There was little to no compensation for the disruption and loss which included hundreds of dollars of food, a last minute expense to find a place to stay, & extended use of a moving truck as we were not allowed to leave any belongings at the property for liability reasons. We were then gaslit by a team member who said "well I'm not sure that I would have done a big grocery haul right before moving" & "I have moved into properties where I have to spend a lot of time cleaning." We were told someone from the OnQ team was on site prior to our move in and approved the rental to be move in ready. We were given blanket apology after blanket apology. Prior to moving in we had outlined a few issues we noticed while touring the property, all of which we were told would be fixed prior to our arrival. None were addressed or fixed, including MOLD in the bathroom & dishwasher. The condition of the home was the exact same as it was when we toured it. The mold in the bathroom did not get addressed until FOUR months later. Many of the amenities of the property were non-functional but never disclosed as being non-functional. There was minimal effort to repair amenities (some which included appliances and access to clean drinking water) & a lot of "waiting" for responses. We remained hopeful that things would change as we were falsely reassured but it became abundantly clear we were no longer a priority when the management company dissolved the partnership with the homeowner. It was evident that no two team members were ever on the same page or were updated as nearly every call would elicit an "oh I didn't know that." I can imagine there are many other property management companies that have rentals, I'd opt for that in the future. 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

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

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

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 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

My husband and I have had a great experience working with Jerry Reidhead and staff at OnQ. Jerry is knowledgeable, prompt in communication and patient when we have questions and concerns. I had helped us feel assured we have chosen the right person and company to manage our properties. read more

I've been working with Ireland from On Q in preparation to have them manage all the many updates needed to get my Scottsdale condo leased out and for On Q to take care of the property management while I move back east. She has been very friendly and responsive in answering all of my questions and sending me all the necessary documentation. 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

I'm not sure who's in charge of hiring for this office but it's a joke. The amount of un organization and poor communication of this place has costed me and probably others hundreds of dollars. Save yourself the stress and hassle and don't rent or buy a place managed by this "establishment". read more

Highly recommend On Q appreciate Ben M. He did our inspection he was very courteous, on time and efficient.

I cannot recommend On Q Property Management. I told them to advertise the property and was agreeable to any upgrades they suggested. As the home was in good condition there were only minor fixed required so they were completed as suggested and they had new carpet installed through their installer. The installer did not follow instructions the very specific and obvious instruction communicated to On Q multiple times as well as written on blue tape on the floor leaving these instructions undone. After more than four months of allowing On Q to advertise the property there was minimal activity and no applications submitted. I gave them permission to adjust pricing as they felt necessary but still no action. I then learned of additional fees they would pass on to a potential renter each month so I ended the relationship with On Q. After ending my engagement with On Q I was able to find a renter with little effort that had no previous knowledge of the property as well as a property manager that provided me with a wealth of knowledge. I cannot recommend On Q. Look elsewhere. 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

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

Ben M came to do an inspection and was quick, informative and helpful! we've loved living at our rental for the last 6 yrs and have zero issues read more

Horrible company. They overcharge you and make you do repairs on the house that typically is landlord responsibility. Do not lease from this company as it is a SCAM!! read more

SCAMMER !! I lived in the Apartment complex owned by them in Tempe off South Beck . The rent roughly $1900/$2000 my bedroom faced the trash can & there were homeless people going through it everyday, the apartment below me was empty & there was a pile of trash in front of the door. The elevator took FOREVER to go up, down and open every time you rode it there was a chance of you getting stuck . They never fixed the buzzers so idk lol , the maintenance would legit be resting in the front playing card and drinking . But the worse part of it all .... Last summer they came into my apartment while I was at work , removed my toilet and left a big whole opening to the sewer plugged by a towel , they put equipment that would make my room up to 113 IN MY ROOM IN THE MIDDLE OF SUMMER ... in ARIZONA , the plumbing started in may I literally had to break my lease in JULY because they did not come fix my toilet I KID YOU NOT , every time I would reach out to the office they would not care and or wouldn't give me an answer to when they planned on putting it back . Trust me this is by far the worse property management company in Arizona that's more than likely the reason their properties are always up for sale . read more

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I never leave reviews for company (good or bad), but this company is awful! We rented a house in Phoenix, they never gave us the community gate code, the code to our garage or front door, never gave us the code to our back gate, or which mailbox was ours. We had to contact them to get all of this information. They never gave us information on how to retrieve our access to the community center/pool. The house that was a new build had a leaky roof and took several weeks for them to send someone out to fix it. Once it was fixed they still never patched/painted the roof where it was falling through. The late fees are understandable but then they add on additional fees such as a "5 day notice $100 fee" even though they add it on the 4th day and not to mention if you are late you have to drive it out to Gilbert, which is an hour one way from the house I was renting. They never respond in a timely manner and the communication is awful. One representative would tell me one thing and then another would tell my husband the opposite. I would not recommend working with this company. They also sent us a "past due notice" 2 months after we moved out even though we never received a notice about any amount being due. We paid our last month of rent, and they said we have 10 days to pay $4,700 for the "disbursement of our security deposit and any additional costs incurred to restore the property to the condition expected." Mind you our house was left very clean (I am OCD) and had normal wear and tear. read more

Working with Mehran during the onboarding process for my property was an exceptional experience! He made everything easy from start to finish with his clear communication, timely updates, and a friendly, professional attitude every step of the way. Mehran was always kind, patient, and happy to answer any questions I had. His attention to detail and dedication really made the process smooth and stress-free. I truly appreciated his help and highly recommend working with him! read more

OnQ was part of the worst living experience of my life. Extremely poor communication, non-responsive, and zero tenant advocacy.

Yes great services very helpful and jay handles maintenance request quick and very good with communication

Hey everyone! Just wanted to shout out Jay at the office! She help us while we were having trouble with the microwave in the house we are leasing. She was very helpful, nice and patient. We went back and forth about the microwave and she didn't hesitate to continue helping. The owners of the home were willing to do whatever to assist with our comfortable living. I do plan on buying a home soon and when I do, I'll be reaching out to the good people at OnQ property management for guidance. All of whom I came in contact with have been on my side and assisted in every way. Thank you all and make sure if you read this and need a place, holler at Jay and the good folks at OnQ for your housing needs. read more

Jayyyyy!!!! Thank you for helping me with everything regarding my work order and all that this team is amazing!!!

Set up an appointment to see a house on the same day. Went to the house, got the access code for the key box, and got the key. House was occupied! People said they moved in yesterday! It is completely irresponsible of this company to not know if a home has been rented. I don't know if it's the fault of the owner or this company, but someone should surely be keeping tabs on properties they are managing. read more

I have been renting from a wonderful owner who hired OnQ Property Management to help manage their properties. I was just provided the fastest maintenance service I have ever had! My AC started blowing hot air and it was 94 degrees in my home before I knew it while being 105 outside earlier. I placed a work order through the OnQ portal and within mins I received confirmation that the order was received. I emailed Alyssa A. to make sure that someone would be able to service my family and I today. Within 1 hour of me contacting her, a serviceman was here and the air was fixed. That was incredible to me and I was truly grateful that Alyssa was able to get them over so quickly! I was also glad that she commutated with me and even provided me the AC company's phone number! read more

**Do you homework before signing (Spoke to agent to ask questions)** Spoke to a leasing agent named Tara to clarify some doubts we had about reviews we read from others that have worked with On Q property management but Tara was very dismissive and rude. Tara confirmed and is living proof of all the negative reviews, interaction and experiences people claim to have online. The home we toured was beautiful and had a lot of potential considering it is a new build but has been previously occupied through On Q tenants and has some severe wall damage such as holes, wall panels coming off, peeled paint and significant amount of stains too high to reach even on your own. When we asked Tara if these damages would be repaired she stated they would not, that all the damage "repairs" done to the home are the home owners responsibility and all the repairs done have been completed and the rest was our responsibility. This said "responsibility" includes anything that breaks down while you live in the home, yes, you are responsible for those damages. Tara stated they will send someone to assess the situation or whatever broke down to use their personal opinion to decide if you broke it or not. We did ask for a breakdown of where all additional monthly cost go, if they are not going towards repairs and she stated they are just "administrative fees", I'm not sure why On Q feels the need to keep 25% of your deposit if they don't plan to help fix the home. Before I get a generic response, I suggest you consider creating actual responses to concerns from your tenants or just not respond to this at all. read more