2 words: RAT INFESTATION…read more Property Address: 1022 Humboldt Street, Manhattan, KS. This was, by far, the worst rental experience of our entire Army career. My family and I have rented from multiple landlords and property management companies across several duty stations. We have never experienced anything remotely close to what we dealt with at Alliance Property Management. Near the end of our lease, rats began entering our home through the plumbing. Not just one rat. Multiple rats. We eventually confirmed they were coming through the bathtub and toilet. This started immediately after major plumbing and drainage work had been performed at the property. My pregnant wife and our young daughter were forced to leave the home because we no longer felt it was safe for them to remain there. Alliance was aware of the situation. Instead of treating it as the serious habitability issue it clearly was, we found ourselves having to convince them that rats entering through plumbing fixtures was not a normal tenant pest control problem. The problems were not limited to the rat infestation. Lawn care was included as part of our lease, yet the yard was routinely neglected to the point that it was embarrassing to have visitors over. It was another example of Alliance failing to provide services that tenants were paying for. Despite everything, we still went out of our way to leave the property in excellent condition. We hired Mamas Helpers 316 LLC to perform a professional move-out cleaning and paid $370 for the service. We hand delivered the invoice to Alliance and were told they already had it. Alliance then charged us more than $500 for additional cleaning, more than $300 for "maintenance," and $333 for carpet cleaning. We have no complaints whatsoever about the cleaning company. They did an excellent job. Our issue is with Alliance charging hundreds of dollars for additional cleaning after receiving proof that a professional move-out cleaning had already been completed. The home was spotless when we left. No itemized cleaning invoice was provided to justify the additional cleaning charges. We were simply billed hundreds of dollars despite already paying for professional cleaning and providing documentation of that cleaning. We were also charged for alleged tape on a ceiling fan that we did not place there, removal of a plastic bag holder that we voluntarily reported after move-out, blinds that were already deteriorating from age, and other questionable maintenance items. The amount of money is not what bothers me most. What bothers me is the pattern. A military family was forced out of a home because rats were entering through the plumbing, and after all of that, Alliance still found ways to aggressively pursue our security deposit while providing little transparency regarding the charges. The entire experience felt predatory. I would strongly discourage any military family, student, or local resident from renting through Alliance Property Management. Based on our experience, I seriously question the ethics of this company. No employee should be proud to represent a company that was willing to leave a family dealing with rats entering through the plumbing and then aggressively pursue questionable charges against their security deposit after they moved out.

Thank you for your reply. To clarify for others reading:…read moreYes, I gave the required 90-day notice, and we agreed on a formal termination date of May 1, 2025. My concern is not about the timeline--it's about being charged a management fee in May despite no management services being performed. What's most disappointing is the complete lack of communication and empathy. I sent multiple emails and a formal letter--none of which were acknowledged. This reply only came after I posted reviews publicly. That response, paired with your refusal to even consider refunding a small final fee of just a few hundred dollars, is incredibly telling. After more than five years working together, a thoughtful business would have valued the relationship and simply honored a reasonable request. Instead, this rigid approach--defending a weak contractual position over a minor amount--demonstrates a short-sighted business strategy that undervalues long-term partnerships and human decency. For future clients, I still recommend reading the agreement carefully, especially around fees tied to maintenance and contract wind-down. Fee-stacking and defensiveness like this are not the hallmarks of a company I could recommend again.

American Property Services is simply the best! Amazing customer service! I had an issue with a door…read moreon my property and they sent someone out next day and it was fixed! I wouldn't rent from anyone else

I do not ever write yelp reviews, but my experience with American Property rentals has been filled…read morewith too many miscommunications, inconsistencies, and direct contradictions that have majorly impacted my roommates and I financially. My first complaint is this: The company randomly texted us one day in early Dec (lease ends in August) asking for the names of people returning next year, and the next day they put the house on the market without telling /warning us. We only found out the house was on the market because a tour got scheduled later that week. We were never sent a lease renewal, a date by which one had to be requested/signed, or anything of the sort. After calling the company, we were told that as long as we all signed the lease addendum (different than the lease renewal) by noon the next day, they would take/keep the house off the market and put us first in line for the 2026/2027 lease, but they had to keep the tour. Everyone signed the correct papers in time, but they did not take the house off the market. By time we sent in names an requested a lease renewal (one day later, and based on their earlier words, we already should've been first in line for the house by signing the addendum), someone else was ahead of us in line and had already taken the house, despite it being on the market for less than 48 hours AND without our knowledge or consent. I was also never notified by American Property Management that someone else had signed a lease for this house next year, I found out via my roommate, who only found out because she called and asked. Nonexistent/misleading communication on their end cost us our house. As far as I am aware, no information about the lease renewal dates/policies were for anywhere in our lease, so we got blindsided. Secondly, despite having my own renters insurance and being told by management that the policy clears way back in October, the landlord's liability policy has continued to show up on the account and despite enrolling in my own policy back in October, they made me enroll in theirs as well in May (for a lease that starts and ends in August). The lease says : "Resident may obtain Required Insurance or broader coverage from an insurance agent or insurance company of Resident's choice. If Resident furnishes evidence of such insurance and maintains the insurance for the duration of the Lease, then nothing more is required." in the part of the lease that covers insurance. Section 1 says, 'The terms "you" and "your" refer to all residents listed above. The terms "we," "us," and "our" refer to the owner/agent listed.'. Section 5 says "the resident.". The terms and definitions section does not cover whether the resident is all who live there or not. I was told that because all residents are jointly liable, that means resident refers to all residents, however this is never clearly stated anywhere in the lease, and it took 4 separate emails to even be told directly that because my roommates have the landlords coverage, I also HAVE to have that same coverage and my own personal policy does not apply (despite being told my personal policy cleared months ago). However, the landlord's default policy does not cover any personal items, so if you want to have your personal property insured, you must enroll in two separate property insurances (unless all of your roommates ask enroll in their own policies as well). Upon move out, communication was also unclear. It was not clarified until the week before the move out date that we were required to hire and pay for a carpet cleaning service, and we would not be reimbursed. Additionally, the only way to 100% avoid losing your deposit to cleaning reasons is to hire a maid and yard work service. Although not required, it is the only way to guarantee not losing your deposit to those reasons. However, after hiring a carpet cleaning service, maid service, and yard work service, they charged us around $100 from our deposit for a nail hole and one spot of chipped paint. Overall, very poor communication and I have seen other reviews saying they charge bogus charges upon move out. House is very old and paint was in terrible condition when our rental began. I will never rent from American ever again, and I strongly recommend not renting from them yourself. It has been a very bad experience and something has to change because their communication is either nonexistent or contradictory, it never is correct, timely, or honest about the important things.

Renting from them isn't awful--they do fix major issues--but the bigger picture is getting worse…read more They keep raising rents, and new tenants end up paying way more than current residents, even though the buildings haven't meaningfully improved. I've lived here 3 years and they've done the bare minimum. Most rent increases don't go back into maintenance--owners seem to be squeezing the properties while cheaping out on repairs and replacements. A big red flag: they recently ended my friend's month-to-month lease by text/email and then stopped responding to his calls. If you bring up HVAC or building-quality issues, expect the tone to change fast: cold indifference, deflection, and "gaslighting." I'm nearly certain the buildings waste energy--electric costs can be much higher than they should be. There's also constant turnover (some complexes feel like 90% year-to-year) and the walls are paper-thin--you'll hear everything. The only way I survived was by staying friendly with neighbors and getting everyone on the same page. You will intimately know what's going on around you. Exterior/common-area neglect is ongoing: Falling rocks/exterior deterioration Dirty stairs/hallways, rarely cleaned or powerwashed Bird nests and months of bird poop in common areas Hallway lights going out and taking months to replace "Nice" appliances that are on their last legs, replaced with cheaper, worse units Even logistics are frustrating--meetings that should be a phone call, slow responses, and poor pre-move-in inspection (my friend needed carpet replaced a week after moving in, which should've been obvious). Bottom line: it can work if you're trying to keep costs down and don't plan to stay long, but rent is rising while maintenance and quality are sliding. I'm leaving next fall because of it.

We rented from Connie for almost three years. The house needed some obvious repairs. There was mold…read morein the garage, and the fireplace was literally crumbling. It was next to impossible to get ahold of Connie. She will not return your call for basic repairs. I had to get a third party involved when she refused to contact me about repairing the washer machine (which she refused to fix). Our washer machine broke the month before we were supposed to move out, and she flat out told me she was refusing to fix it because we were moving. And under law our only other option would be to vacate the property in 30 days, which we were already doing. When we moved into the home, it was filthy, the previous tenants trash was in the yard for almost a week, and the carpets were absolutely filthy. We never missed a payment, had maybe less than 10 repairs/calls in the almost 3 years we lived there, and we did not feel as if we were treated fairly. She tried to force us out of the property a day early because she had people moving in the same day our lease ended. I would not rent from them, Connie is not friendly, and will not work with you to get timely repairs done. She cares more about saving money than taking care of her tenants.

This company is a joke. They sent us a lawn violation at the beginning of last month and I…read moreexplained to them that I was pregnant and my husband is 100% disabled veteran and we would hire someone as soon as we could. The next violation that was sent we explained that we were in the hospital delivering our stillborn son and I would take care of it as soon as possible. This was Rachel Mace's response: "I am sorry for your loss and sympathize with your current situation. We will look past the lawn this week but we do have covenants that must be enforced. We expect the lawn to be taken care of by the end of next week." We had our nephew mow our lawn that week and hired someone who started mowing for us the following week. Today I recieved another lawn violation (by mail for some reason?) that "this will no longer be accepted", despite our lawn having already been professionally mowed prior to the date of this letter. If you want a property management company who is going to add value to your HOA, rental property, other community? Find someone else.

Do not rent from this company. If you do, you better forget about getting your deposit back AND…read moresave a bit every month because you will also get charged for anything & everything they can think of. And I mean everything. For example $180 for "transitional maintenance", $190 for "transitional cleaning" another $190 for "transitional maintenance"- yes twice? @ $190 ea- , $99 for painting, $45 city charges(?). The place was OLD & dirty at move in & total ant/spider infested. When the agent came for a walk thru during move out, he said the apartment looked amazingly clean and if "they" don't give back the deposit ... That was concerning. Just got a letter saying that they kept the deposit & $220 is owed. This was a studio apt rented to a clean freak girl. They are discussing. Other reviews are similar. One star, because I had to.

I would not recommend Frontier Property Management…read more During our tenancy, we were told multiple repairs would be taken care of, yet several were never completed while we lived there. Then, after moving out, they deducted over $825 from our deposits/credits--including an absurd $650 cleaning charge, despite us leaving the property in better condition than when we moved in. They also charged us for disposing of a microwave that was already there when we moved in, plus $75 for mowing and cleanup when the lawn had been mowed just days before we left. The only charges I consider legitimate were for two damaged blinds. My advice to prospective tenants: document absolutely everything--move-in condition, repair requests, and move-out condition. Based on our experience with ignored repairs and questionable move-out charges, I would not rent from Frontier again.

If I could give this mess of a management company a 0 star, I would. My experience with Frontier…read moreManagement has been extremely frustrating and, frankly, unacceptable. The biggest issue is not one isolated incident, but it is the consistent pattern of poor communication, delayed maintenance, inaccurate information, and a lack of accountability. Throughout my tenancy, communication from management was inconsistent and often unclear. When dealing with important matters involving my lease and tenancy, I was not always provided with accurate or complete information. At the end of my tenancy, management communicated inaccurate information about the reason for my non-renewal. I found this extremely frustrating, misleading, and unprofessional. When something as significant as the end of a tenant's lease is being discussed, the expectation should be simple: provide accurate information and communicate honestly. Maintenance was another major problem. Repairs routinely took far longer than they should have, and multiple follow-ups were often necessary before anything was actually addressed. It should not be the tenant's responsibility to repeatedly chase management to get basic maintenance issues resolved. One of the most frustrating examples of this was the air conditioning unit in my apartment. When maintenance eventually replaced it, the maintenance worker told me that the unit was from the 1980s. Unsurprisingly, the decades-old unit eventually stopped working during the summer. What was even more unacceptable was how long it took management to address the issue. I was left without air conditioning for several weeks while temperatures outside were exceeding 100°F, leaving me stuck in an extremely hot apartment with no functioning AC. As a temporary solution, management provided a window air-conditioning unit. Unfortunately, that unit did not properly stay in the window and repeatedly became unusable. We had to contact management multiple times to get someone to address that issue, yet there was very little urgency in actually getting it fixed. Instead of promptly resolving the problem, management seemed to take a very lackadaisical approach while I continued to deal with excessive heat in my apartment. Being left for weeks without reliable air conditioning during extreme summer temperatures is completely unacceptable. Tenants should not have to repeatedly call and push management to provide something as basic as a functioning air-conditioning system. Another major issue was the building's entry doors. The locks constantly jam and malfunction, sometimes leaving residents unable to get into their own building. This is a basic security and access issue, yet management has repeatedly taken an excessive amount of time to address it. Having to stand outside your own apartment building (sometimes in extreme weather conditions) because the entry lock does not work is unacceptable, especially when management is already aware that the problem repeatedly occurs. There was also an ongoing cockroach problem around the exterior of the apartment complex that management has failed to adequately address. An ongoing pest problem around a residential property should not simply be ignored. It is another example of an issue that deserves prompt attention but did not receive it. What makes these problems even more frustrating is the apparent lack of urgency. Concerns are frequently met with delayed responses, repeated follow-ups, or what feels like dismissal rather than an actual solution. Problems are allowed to continue until tenants have to become persistent just to get basic issues acknowledged. A property management company should make living in an apartment easier--not create additional problems for the people paying to live there. Residents deserve functioning facilities, timely maintenance, accurate information, clear communication, and management that takes legitimate concerns seriously. Those expectations are not unreasonable; they are the bare minimum. Unfortunately, my experience with Frontier Management fell well below that standard. I would strongly advise prospective tenants to think twice before signing a lease with Frontier Management. Do your research, speak with current or former residents, and pay close attention to reviews describing how management handles maintenance and tenant concerns. My experience has left me with very little confidence in this company's ability or willingness to properly address ongoing issues. Based on my experience, I would NOT recommend Frontier Management to anyone. Hopefully, my review saves someone else the headache I experienced. You're welcome!

Incredibly frustrating landlord. He will not take personal checks, so whenever we paid rent, we…read morehad to make a withdrawal form the bank. After leaving the bank, he was frequently not in his office. If he didn't like the weather, he sometimes wouldn't bother coming in. Because his office hours are inconsistent, we had to meet him at a grocery to pay our rent once. Every interaction with him seemed shady. He lets his properties sit vacant for long periods of time. The other half of the duplex we rented sat vacant for eight months before our lease was up. Driving past it over a month later, it appears to still be vacant. The property we rented was vacant for about a year before we moved in. He had the water shut off for that entire period, so when we moved in we dealt with plumbing issues for the first two months because they had been unused for so long. He is a cheapskate and will only pay for the bare minimum when work needs to be done. The property we had was incredibly energy inefficient, resulting in higher energy bills than we had living in Hawaii. The property was poorly insulated, had ancient windows, and the doors were about half a step above cardboard. The only bright spot is the maintenance man. He was always prompt, hard working at all hours of the day or weekend, and a delight to interact with. Don't rent from this company.

Richard hill was supposed to void a check from us for $1500 and he went behind our back and cashed…read moreit. This is an illegal transaction that he did so I would be very careful in the future from trying to rent from him. He approved us on Wednesday and I called him on Thursday to tell him that we would not be able to rent the home . He also has a cashiers check but he said I needed to send him because he was unable to except personal checks when I see he was able to except my personal check and my cashiers check totaling $3,000 for something we never moved into. I never signed a rental agreement with him and he thinks this is a legal and ethical and moral which it's not. So in total it cost us $3000 for him to look at our rental application to rent . Looks like we'll be seeing him in court. This man is a liar and a thief beware.well I won my court case against Mr Hill and it was proven in my court case that Mr. Hill stole $3000 from me he was ordered to pay me my $3000 and I have yet to hear from him our court case was November 16 and he has avoided any contact that I've tried to make with him so enter into a contract with Mr. Hill at your own risk and the judge did say that his rental agreements were illegal they were illegal documents he has stated in in his documents I'm statutes from the law that are inappropriate