I really have had absolutely no problem renting from this company. In the beginning it was a little…read moredifficult to get ahold of people, but since I've signed with them I haven't had trouble contacting anyone. The receptionists are SO sweet & always really helpful. Any time I have had a maintenance request it either gets taken care of that day or the next. I have a feeling all of the negative reviews are strictly college students who have never rented an apartment before.

The consumers (3 VT students) are disputing an improper security deposit withholding by…read moreTownside Property Management Inc., following the conclusion of a residential tenancy, on July 11, 2026. The management company initially levied an unsubstantiated lump-sum charge of $1242 (Repairs-TPM) + the customary cleaning fees ($505), totaling $1747, against the security deposit. (See photo of INDECIPHERABLE, Handwritten invoice with unverifiable lump-sum) Following the consumers questioning the validity of these charges, especially the replacement of 15 perfectly good blinds, and several emails and a certified letter, the management company conceded in writing that the vast majority of these charges, including fees for window blinds, labor, a CAP charge, smoke detectors, commode seats, a switch plate, and a shower head, totaling $1195, were NOT BEING CHARGED TO THE TENANTS! However, despite acknowledging these errors and issuing a credit for the blinds + labor ($893), the business STILL applied the baseless, unverified, and MATHEMATICALLY IMPOSSIBLE, "negative balance" of -247 ($1747 - $1500) to the final calculation. This unsubstantiated negative balance was then deducted from the consumers' refund credit, ($893-$247= $646) resulting in an underpayment of $294. The consumers have explicitly accepted valid move-out deductions for cleaning fees ($325 +$180) and 5 stovetop pans ($55) for a total of $560, which should have been deducted from the $1500 security deposit and not a negative balance of -247. However, the management company continues to improperly withhold the remaining balance of the deposit.($294). The consumers have made multiple formal, written attempts to resolve this dispute in good faith, including sending a first notice, 3 subsequent formal demand letters, as well as subsequent BBB and DPOR official complaints, requesting the itemized ledger detailing the calculations behind the initial charges. Despite these repeated inquiries and explicit requests for clarification, the business has entirely ignored (AND CONTINUES TO IGNORE), our requests, refusing to provide statutory accounting or remit the outstanding funds. To this day we continue to request VERIFIABLE DOCUMENTATION explaining WHAT the $1,242 "Repairs-TPM" charges are for, given that a total of $1,195 was not charged to the tenants. What's else is left in that unidentifiable and unsupported lump sum Townside is charging us for? Contrary to Townside's previous statements, we HAVE NOT received any VALID responses or ANY EVIDENCE regarding these charges, our ALLEGED negative account balance (-$247) or why it was deducted from the security deposit. To date, we have ONLY received ONE-SIDED statements that cannot be objectively verified. We maintain that Townside is improperly withholding $294 of our security deposit, without PROPER CAUSE! We CONTINUE to request a VALID, DETAILED explanation, and SUPPORTING EVIDENCE for these specific charges, as well as THE REFUND OF OUR SECURITY DEPOSIT BALANCE ($294), since these charges cannot seem to be proved as valid by Townside through proper, detailed invoices, and not just words! Hard to decipher, handwritten invoice with unverified lump sum. ($1242 Repair-TPM)

Aaron Harris Kirby, take note of this name. I can only say good things about her and their company…read more There's only one regret we've had - and that is, not hiring them earlier on!!! We were referred to them by another friend who's been using this company for their rentals. Our friend spoke very highly of them. And for good reasons!!! Everything was so easy. We got our home rented quick and we've had great renters through them so far. Now our house just sold and it was a very easy turnover. They also referred us to our realtor (and a really good one too! It's called Nest Realty and I'm going to leave a separate stellar review on them as soon as everything is finalized). It's been an absolute pleasure hiring them. I highly recommend as well!!

Unethical and deceptive listing practices. Very shady…read more My spouse and I applied for a short-term rental here, only to be hit with massive hidden costs at the very last second. To start, the actual short-term rate was $350 more per month than what they advertised online--a markup that is completely omitted from their public website. We adjusted our budget and explicitly asked for all terms upfront via text to ensure there were no more surprises. They told us to apply, taking $98 total in application fees ($49 per adult). They didn't even bother to check our references before sending over a lease loaded with predatory, unmentioned fees: a $199 per person "account setup fee" and a ridiculous $600 non-refundable cleaning fee for a tiny 600 sq. ft. apartment. When we called them out on these hidden charges, the manager didn't say, "You can find our fee schedule online." Instead, he casually told us, "They're on the first page of the lease." They pocket your application money first, and only disclose the real numbers once you're locked in. Expect to pay at least $1,000 more than advertised. Save your money!

My experience with this rental company has been wonderful! All the ladies that run the office are…read moreamazing! I call pretty often being a newer home renter with loads of questions and they are always so patient and give me great advice/options of how to handle any and everything. When we were going through the renewal process and going back and forth whether we were or weren't they never lost their patience or kindness. They have even gone so far as to book the new possible renters of our location 15 mins apart so they don't take up too much of our time. I will never rent from another company in this area and suggest you give them a try, you won't regret it!

Is a half a star available? No action unless you send threatening letters. Something is broke,…read morethey make it hard to report then they wait a looooooooooooong time to make the repair. How about 20 days without a dryer? TNT Flinchum, aka slumlords of Blacksburg, is clearly praying on college students. You will have to fight them on any charge and they will charge for all sorts of things even if it is not your doing. Only thing good I can say is after a year or so of dealing with them you will be very familiar with VA rental laws!

I am currently a resident at Tech Terrace, which is why I am giving them two stars instead of one…read more I have been disappointed since the day I moved in. There have been so many things broken/wrong with our apartment that the rent ($605 + utilities) is not worth it. The location is great, don't get me wrong, but I would much rather spend an extra $100-$200 to live right across the street at the Edge. I'm also not sure if this has happened to other residents at Tech Terrace or if my roommates and I just got unlucky with this specific apartment, but I hope you take everything that I say with a grain of salt. When my roommates and I first moved in, our kitchen floors and cabinets were very sticky. The office told us that it was due to the "cleaners" but it stayed like that for weeks and it was GROSS. Our feet would get so dirty and no matter how many times we mopped the floors, it would still be so sticky. Our microwave also has broken several times. Pieces of the microwave would just randomly fall off while I was using it. I even have a bruise from it on my arm... Our stovetop handles came off twice when we tried to cook. Our washer was made in 1991, and if it wasn't for my roommate, who had her clothes stuck in the washer overnight, we would not have received a new washer. That's not all... We've had our garbage disposal not work several times, as well as our toilet handle. Our mailbox key wouldn't work and we made 2 work orders, as well as called the office for a week and a half, and they did not fix it until a week later. Parking is also HORRIBLE. They do not have enough spots for every resident, so if you do not get a spot, then you either have to find street parking (which is impossible) or park at the Edge and walk 10 minutes to get home. Lastly, my roommates and I had an issue with the office where they made a "mistake" with our online portal (aka finances). There was a huge miscommunication. My roommates and I spoke with different people and they all said different things to us. Finally, they realized that they were wrong on their part and misinformed us entirely. This was not okay. Money is a huge factor and misinforming your residents on how much they owe should not be communicated like that. I do not want to go into this situation further, but just know that if you do live here, make sure to write down everything that you paid them for, in case this happens to you. Overall, the office and maintenance people are very friendly, however, my experiences thus far have not been so great. Like I said before, the location is perfect for undergraduate students but that is honestly the only great thing about Tech Terrace.

I hated the receptionist at this location!!! she was being extremely rude to me and showing that…read moreshe dosent care that she is using profanites when I had brought my son who is young and cannot be alone because hes young. I really hope that this company fires her because the amount of disrespect I faced was insane. I will be speaking to corporat. If they actually read these reviews, they need to tell the receptionist to not be rude to customers.

I am not sure why people are leaving bad reviews, so I thought I would leave a great one!! I have…read morebeen living in an apartment leased by Raines for about 2 years now and I have nothing but good things to say. When I need maintenance I am able to contact them easily to set up an appointment, they are here within the next day or two. Everyone working at Raines is very professional and friendly. There was one time I was locked out of my apartment by accident and I went to the leasing office, they gave me a spare key for free. There are lots of guest spaces in the parking lot of the place I live so my guests cars don't get towed! Although the places Raines leases might not be the newest and cleanest, they have the BEST prices in Blacksburg. In addition, the kindness and hospitality of the business makes up for it. If anyone is on the fence about renting with Raines, I say go for it!

Terrible condition of properties, along with ignoring maintenance requests after new ones keep…read morecoming up every week. Do NOT rent from these people

I wish I could give less stars. I lived in BCR apartments twice- both times I have been treated…read morepoorly by the company. The folks in the office act polite, but terse most of the time. No matter when you call they will put you on hold for a guy named Chas who will answer after a few minutes, then ask to call you back once you have explained the issue. Oh, and it will cost you an extra $25/ month to pay rent online. For real. Here's the kicker- they once charged me $25 to remove a standing lamp from an apartment after I'd moved out. I hired professional cleaners, and the lamp was left by accident. $25 to walk it to the trash, that was 5 yards away. ALSO if you move and they lose your contact info, if you have a debt like that $25- they will GARNISH your wages before sending to collections- which means an added $250 to pay for their legal fees.

Great agency with professional and friendly staff. Property managers are really passionate about…read moretheir clients.

I called to have them look at my washer, and they came the same day. Very professional, and…read moreordered part immediately, so I could would have my washer. I have called before for them to look at my hot water heater, and they were there the same day. Excellent response when you call.

They do absolutely next nothing to inspect and ensure a property is ready as agreed. Every problem…read morewe had existed when we moved in. Be prepared to be treated poorly and to never know who you are dealing with. Faceless organization and extremely incompetent. I feel badly for the students as they took advantage of us and I can only imagine what they do to them. We didn't have a functioning back door(would not lock) so we couldn't use our driveway for 6 months. It's still nearly impossible to lock so we just rarely bother. We had raw sewage backed up in the basement for 2 months, moldy bathrooms we paid to fix as they simply ignore our request, insects, broken fridge and dishwasher. Each of these issues requires the tenant to stay home for 4 hours and occasionally repair person doesn't show and often they need to return multiple times. The tenant is actually doing the property managers job. Avoid them and at all cost and please research anyone you are going to sign with. I noticed their ratings have gone up recently with a slew of 5 star. Only a guess, but are they offering something to new tenants for a favorable review?

James River built a 16 foot by 4 foot high retaining wall to hold a steep bank behind my garden…read moreshed. They had to cut down two large trees, excavate the roots of one, and shovel yards of yellow clay up out of the way to do it. It was a hard job but they did it quickly, cheerfully, and beautifully.

From the owner: Are you looking for efficient and quality property management in Troutville, VA? Look no further…read morethan James River Professional Hardscaping and Property Management. Our services encompass all property management and hardscaping services, just let us know what you need, and we'll handle it for you with our experience. We ensure our customer's satisfaction. Our friendly staff is knowledgeable, and we can assist you with any questions.