I am writing to share a deeply disappointing experience regarding the handling of my security deposit. For the entirety of our two-year tenancy, we were exemplary tenants. We maintained the property in immaculate condition and took great care to prevent any issues beyond normal wear and tear. In fact, we went above and beyond, leaving the residence in a better state than when we arrived by making several minor improvements at our own expense. Despite our meticulous care and the property's excellent condition upon our departure, the landlord, Marlyn, withheld nearly our entire security deposit. No valid or itemized justification was provided for these deductions. This action feels particularly predatory, as it seems to be a practice aimed at college students who may be less aware of their tenant rights. Based on this experience, I cannot recommend this company. I would strongly advise prospective renters, especially students, to be extremely cautious and consider renting elsewhere to avoid a similar, unjust situation. Yeah.. I'll NEVER let this one down Marlyn. Keep scamming people out of their deposit you corrupt old bag... read more

Do not rent from these people. They will find any excuse to not fulfill maintenance requests and will scam you out of your security deposit.

Precept Properties is a highly unprofessional organization that fails to meet the qualifications necessary to be deemed a property management company. As someone with both property management experience and company management experience, I have been shocked at the many aspects of Precept that fall short of requirement and expectation. Tenants in my building often came to me with complaints and inquiries that I would assist them with, acting as a property manager myself because Precept failed to do their job. Precept Properties fails to comply with proper protocol in property managing. They have forgone due legal eviction procedures on two separate occasions. They have failed to return security deposit amounts to several tenants within the 30-day allotment of time, breaking Utah Code Ann 57-17-3(2). The failure to comply with both legal eviction laws and legal codes was blamed on the tenants. The breaking of Utah Code Ann was blamed on tenants not letting management know the date of their departure. Time-stamped email correspondence exists to prove this unjustified. They fail to respond to emails within the professional window of one business day and have on several occasions failed to ever respond. Precept Properties fails to keep record of tenants residing in their properties. In the two years of my occupancy, they contacted me twice to ask who was living in the building. They even believed that individuals I'd never met nor heard of were still residing in my apartment. Precept Properties fails to maintain their facilities properly. Two notable maintenance failures include laundry rooms and radiant heaters. They have lectured tenants in the building for leaving laundry in the dryer for too long, when the dryer does not function properly. Because the dryer performs its duty poorly, the tenants are required to pay excessive amounts of money to run the cycle multiple times, requiring more time in the dryer, for which these paying customers have been reprimanded. One incident involved the improper maintenance of one of their home radiators in our apartment. When the heaters were turned on for the winter, one began to discreetly leak in one of the rooms in our home. The leak saturated the floorboards as gravity pulled the water downward to the basement apartment. The basement tenants noticed water and contacted management and my apartment to let us know of an issue. A few days later, the contacted maintenance came to our apartment to repair the leak, by which time the water had completely saturated the baseboards and had now saturated the carpets as well. This required both the room to be dried out and the carpets cleaned from the water damage. Management then told us that this leak was our fault and we would be responsible for paying the damages. Further complaints from tenants about Precept's absurdity include their company's unlawfully imposed and unprecedented charges when no prohibitions or further outline of regulations exist within the contract to support these fines. The saving grace of management is their spectacular maintenance man, Eric. He is the kindest, most responsive and efficient part of their program. It is my understanding however, that Eric is independently contracted, and thus cannot be chalked up to an employee of Precept, which is best for him as I wouldn't want his reputation tarnished by their company. Do not use Precept Properties as your property management company. Do not move into any of their properties. The other tenants and I have attempted to contact the property owners to let them know of the failures of Precept. If you currently contract your property's management through Precept Properties, I would highly recommend switching to a more reliable and functioning management company. read more

I purchased two condos in 2017 that were managed by Precept Properties. I live in another state so having a reliable property management company was crucial. The communication and coordination with them has been nothing but top-notch since the very beginning. Marlyn, Corby and the entire team were stellar about keeping me updated on any issues, making reasonable recommendations, implementing needed services and/or repairs, as well as timely account statements. When I decided to sell my properties they again stepped up and assisted me in doing so. It was the smoothest business transaction I've ever been involved in. I highly recommend this business. read more

As an advocate for the renter of one of the properties that Precept manages, I need to let folks know what happened to this renter. The renter lived in the house for a little over three years. During that time the renter replaced an old wooden door at the back of the house that was letting cold air in. The door was replaced, with permission of Marlyn the property manager, with a quality metal security door purchased at Sutherlands. Drip irrigation was installed with permission by the renter to try and keep up with watering the 24 or so rose bushed in the back yard, and a new faucet was installed by the renter in the bathroom because the old one was leaking so badly. Marlyn was also informed about the faucet and seemed pleased that it was replaced by the renter. The carpets were cleaned twice during occupancy. On leaving the property, the interior of the house was thoroughly cleaned and vacuumed, and the carpets were thoroughly cleaned throughout a third time. The small lawn in the front was edged and cleaned up. The property manager emailed an acknowledgment that the interior of the property was kept "really nice", but that the yards were dead, and claimed that it would "take a lot of time and effort to get that to return." The tenant moved into the property 3 years earlier during the month of July, and the yards at that time were yellowing throughout. The small front yard was green. The tenant, on leaving the property, minimally watered the roses, and they were still blooming on the last day of occupancy. The front yard was dead because it had not been watered regularly, a very small front yard. The deposit was $1000, and the manager, Marlyn refused to refund any of the deposit because of the condition of the yard. As an owner of a rental property, and the owner of several homes over the years, in know that a bag of grass seed costs a few dollars, and has to be sprinkled on and watered in to take hold, with very little effort. In this case, the grass will come back to at least the condition that the tenant found it in when occupied three years earlier. The property manager said that the tenant had been a good one, and that she would give a positive review in the future. I cannot say the same for the property manager. I understand that some tenants need a lot of encouragement to maintain the properties to a reasonable degree. That was not the case here. Rent was paid in a timely manner and throughout the Covid months. The house was left in move-in condition, and improvements were made with permission while the tenant lived there. This was a cold move made by the property manager. No way does it cost $1000 to bring life back to a 120 square foot (approximately) patch of grass. The water bill rand about $85 a month. Maintaining the roses through hot summer months was always a challenge, and they were left in better condition than when the tenant moved in 3 years previously. read more

Don't rent from these people.. Shitty property management. They get nothing done even after multiple requests.. Show you one apt then rent you a different one that's not clean' painted, etc. And ... you'll never get your deposit back.. Lame. read more