I've lived at 617 De La Vina with The Koto Group for over five years, and Jenn and her team have been outstanding.The property is beautifully maintained. Communication is fast, the AppFolio system is easy to use, and they actually follow through. Garden, painting, maintenance, they take care of the place like it matters. Jenn stands out. In a market full of mixed property-manager reviews, she and this team are the real thing. Professional, responsive, and consistent.Highly recommend The Koto Group if you want a well-run building and a property manager who does the job right! read more

If more people were keen on just how scandalous this managment is, Koto would not be in business. These people treat their tenants like trash, case in point below. Unless you're in a desperate situation where timeframes will not allow, avoid renting from Koto at all costs, I've read the other reviews and they align with mine. It appears that being a ruthless scammer is a required criterion for getting hired at Koto, if you're a person with a moral conscious you wouldn't work for Koto, but the people who work here are unable to place themselves in other people's shoes and empathize/imagine that if this happened to them they would likewise be infuriated justly so, and at this point I hope karma is served. Koto creates "karen" tenants by their own actions. I am an introverted person that minds my own business, I pay my dues on time never a missed payment, but if you walk all over me and dismiss my concerns then I will not be quiet and go away, my current situation. Koto will at first dismiss your valid concerns as if you're a mosquito in their ear, then, they will unlawfully try to bully and intimidate you into submission. DO YOUR RESEARCH, they try to pull many illegal tactics, do not trust what they say in any correspondence and DO trust they will try to retaliate. Their "legal team" either doesn't exist or is completely inept, otherwise their staff wouldn't be attempting to enact a 30-day notice change of terms on my fixed lease term. My wishes with anyone that has dealt with them or will, your own out-of-pockets costs are likely to ensue. read more

They suck at communication, they make it hard to reach them, by not allowing calls, calling on no caller id's and not responding to emails. They are rude, when I finally did get an email they were being very passive aggressive and rejected my email even though I caught them in a lie. I hate the koto group. If you value your time and money run far away from these evil people who will punish you even though they do nothing to inform you! They terrorize the college students here in Goleta. One day I hope they'll be rid of isla vista. read more

This company is rude and unprofessional. They don't answer the phone. They have been taken to court by previous tenants and paid settlement. They steal personal information and sell it read more

Horrible. Incommunicative. Never jumped through so many hoops to view an apartment only to be told (after I reached out multiple times) that it was already leased as I was on the way for the viewing appointment they scheduled. Avoid at all costs. They just drag you along for their own enjoyment??? Not even sure as it's just a waste of everyone's time. read more

No words needed. Incapable of basic communication. I made a large mistake by leasing with this company. I would seriously reconsider leasing with them if you are thinking about it. See other reviews, completely agree. insane construction projects, plumbing issues, etc. read more

when we moved into the apartment in SLO there was a person, I think her name was lucille, who was the point of contact for our complex and the koto group and she was amazing. All of our maintenance was done mostly on time and it was easy to get ahold of her. NOW, in 2025, still a resident. there is no customer service person, no number to call, no way to get in touch with someone for an urgent issue. I'm beyond disappointed and would not recommend living at the chorro apartments and not recommend renting from them. read more

They don't respond to emails and won't answer the phone. I had to email several times to multiple addresses to get a response about moving out. Then they wanted me to drive to Goleta to turn in the keys, because they didn't have time for a move out walk through. AVOID THESE PEOPLE IF YOU CAN! read more

Do not rent any property from this corporation. You will be blamed for their blunders. They have no appreciation for their tenants. if you ask for anything, you are the problem. if you make a complaint it gets turned around like you are the problem. moved in whole complex with no heaters or internet. a cost we had to absorb. Windows with screens that don't fit, no weather stripping on doo:s, expensive electric heaters verses fixing our gas heaters. Violation Write up for protecting the grass from neighborhood dogs tearing it up and strangers at your window using the tree. Violation for Xmas decoration. Corporate greed at its finest. Learning the hard way. read more

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If I could leave a negative review I would. And they'll come back with their response of excused. Trying to dispute the crappy people they lease to. And have homeless people just trashing the yard. And the countless times you can't get a hold of them. And then you move out and they tear up a parking lot. I'll keep leaving reviews and let the people know how awful they are. read more

Took my application fee and never heard back, left multiple voice messages. Months have passed but it still bothers me that I couldn't even get a courtesy call that I was not selected as a candidate. read more

Jen the leasing agent is strange and unkind! If her behavior is this entitled upon an attempted showing scheduling imagine how horrible it would be to get help when the toilet backs up. Koto must only lease to students if they only show apartments over the lunch hour. read more

This company is not responsive at all and will not answer your questions directly. They do not have an efficient system for processing applications which results in losing out on apartments without telling you if there were other applicants ahead of you in line. read more

I moved into Koto Group's property in San Luis Obispo, University Foothill Commons in July 2020. The application process for my group and I was easy/fast and all done online. When I arrived the unit was clean and the manager Nicole was friendly. Highly recommend! read more

The Koto Group - Property Management Near Me - Santa Barbara, California

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If I could give zero stars. I would. I'm not a tenant who complains much, even though the occupants of this building are completely insane, I've had to call the cops on multiple occasions.... we'll get to that later though. When I first moved in, my "new" washer didn't work, for 2 months. My dining room window wouldn't close (I moved in March 1st, it was cold) for 2 months... the maintenance guy who's fiance happens to be the property manager attempted to fix it but failed. WEEKS went by... nothing. I was given the code to the apt across from me to do my laundry but it kept getting colder so I finally had to follow up on the window... my gas bill for the heater was insane... no compensation offered as They finally fixed the window 2 months later and thought that was sufficient I guess... I watched as construction workers went in and out of units (we have codes, not keys) and even found them in my friends apartment without her permission, the manager just gave random, unlicensed, construction personnel THE CODE TO ENTER HER APARTMENT!!! When I asked them to please vacate (I had my neighbor on the phone with me and she was VERY uncomfortable) the "owner" of the construction company got in my face, told me he doesn't answer to me. he answers to management and to fuck off. When management finally showed up I told her of the aggressive disrespect and she laughed and said... I'll talk to him (obviously she knew this unlicensed contractor).. . This neighbor continued to have people try to break into her apartment until management finally agreed to change her code (still happened after that too)...so crazy that I'm only into the first 2-3 months of this.. Fast forward.. the property has a "no smoking: policy and has threatened to fine people for doing so... I have a video of the manager walking alongside her fiance while he's smoking a cigarette. This company is an absolute joke. Management is a nightmare and guess what? No number to call. Google koto group corporate.. nothin Maintenance repairs take over a week and when they do finally show up... they have a deal to make you look responsible and have to pay. They lied and said I had glass in my disposal so I was responsible for paying... I was here the whole time, there was no glass. When I reached out to the plumber they gave me very little information and said they didn't want to mediate between me and the property manager.... not sketchy at all. As someone who has worked for a corporate property management firm that handled hundreds of properties... this is absolutely unacceptable. This building is falling apart and they do nothing. The flooring comes up if you slide on it with your socks... they didnt replace the bathtubs when they took over the absolute mold infected crack den these apartments used to be, they jusy put a cheap lining that lasts until the first time you clean your bathroom...yet they continue to not give people their deposits back for damages. This place is disgusting and trust me... will be condemned soon enough. read more

Hey, yeah I did have issues with them. They took a lot of money away. I had professional cleaners go through the house and they still charged 500+ for cleaning expenses. The one thing that was broken in the house they didn't charge for, so I'm not sure how they calculated over 2500 of charges. I hope it works well for you, I would just be prepared for them to be greedy. I hope all is well with you! I miss you guys read more

Does anyone who is the person behind this management company? I have submitted applications and I have always been told it was rented to someone else, when evident enough I was the first one interested! they don't have a number.. and now the person behind email ls not even replying back! my god many people seem to have very similar issues. the units I have applied for say "available NOW" however, when I ask if I can view the unit he/she makes it impossible! read more

My UCSB daughter and her 4 friends wanted to rent an apartment from the Koto group for their junior year. The Koto group charges a non refundable $25 application fee. The girls each filled out 2 applications, one for each available apartment. They didn't know that one application was all they needed. So the Koto group automatically charges your card for each application even if they don't look at it or open the application. So that was $250. A lot for each girl to lose when in college and not working. The girls also wanted a parent to co-sign. They felt that it would help them by turning in their apps with the co-signer attached and it needed to be done real time for both apartments. As a parent I filled out the applications as a co-signer as soon as my daughter asked. This is all online and automatically charges your card without opening the apps. They charged me 2 $25 fees and the other 4 girls parents too. Another $250 charged for not even looking at the application. So that equals $500. The listings closed and no one was contacted because they received too many applications. At $25 a piece plus a co-signer, how many $50 fees did the Koto group collect in those 2 listings? Our group was $500 and many others applied. As soon as you you hit send you're charged. As I brought this to their attention they said no refunds, it's an application fee. Fee for what? They didn't do anything, it wasn't a credit check, they told me, it was an application fee. For what? No one has responded to my email pleading our case. I'm letting everyone know what poor business acumen the Koto group has. Making money from college students by collecting huge amounts of application fees knowing that they won't get to most of the applications that get sent in. Its hard to get an apartment by UCSB, there aren't enough to go around. When one pops up, the kids get in the app fast. This is quite the money making scheme. I asked for half the money to be returned in good faith, no one is answering my requests. So far 2 emails and a text to an employee, all ignored by the Koto group. I want all of Goleta and Santa Barbara to know what thieves the Koto group are. They run a money making operation on the hopes that these college kids will apply to one or more of their properties. Don't give them your credit card number. Beware of these wolves. I'll follow up if they ever return my emails. There's also no phone number to the office, there's a message that says they only communicate via email. So there's no access to them, you're at their mercy. read more

The Koto Group bought the apartment complex I was already living in for over 3 years. In less than a month they let the place turn in to a complete slum. The trash wasn't picked up for weeks. They took out the heaters from the apartments and left them laying on the ground outside for weeks. I tried to contact someone to ask them to clean the place up. They made it very clear that they do not care about their tenants. I asked them to call me repeatedly and never got a response. It got so bad that I just moved out instead of deal with them. If I could give them zero stars I absolutely would read more

They purchased multiple apartment complexes in my city. They immediately and ILLEGALLY evicted tenants who had been residing in these units, for 10+ years. California law states that anyone who buys property, can not evict the current tenants. They have to give them a warning the place was sold, and then after 30 days of new ownership, they can serve 60 day notices to vacate the premises. They will purchase places without the tenets knowing, reassure the tenets it will be a smooth transition into new management, and then 48 hours later leave 30 day eviction notices on your door. They will enter your apartment without notice, to remove the heaters from your home, and shut off trash/water service as soon as you get your 30 day notice. They will not answer your phone calls, and they will not email you back. The Koto Group is hands down the shittiest realty company and anyone who works for them should be ashamed at how many families they have displaced. DO NOT RENT FROM THESE HEARTLESS CAPITALISTS. read more

Our apartment complex was bought out by The Koto Group and they so far are the typical SB slum lord, beautifying the outside, making you sign a lease with a million rules although they don't enforce any of them all to Jack up your rent sky high so you want to leave and never look back, renting in SB is a joke, skip it! read more

I lived in one of their apartments for my last two years at UCSB. They were great to work with. Everything such as payments and maintenance requests were done online. They never took more than a day to respond. When the heater burned out, they switched it out the next day. The apartment was better than most places in IV, and the price was around the same because internet and cable was included in the rent. They also returned pretty much all of the security deposit. (They took a preset amount for cleaning fee, but it was mentioned beforehand and actually cheaper than many cleaners). I recommend Koto to all my friends living in IV now! read more

Do not rent from Koto Group. They don't answer their phones EVER...I mean ever. They started building a garbage area in my parking spot and didn't even tell me until I walked out to my car and saw them starting construction. When I brought it up to the leasing manager, she had the audacity to ask me if I enjoyed living there....Avoid them at all costs. read more

I moved into their apartment and it was infested with termites. 1120 Laguna st. Believe the reviews posted here. I've rented for 13 years and work in real estate. Never seen such horrible property management. The photos are from day 19 in the apartment. I had just moved in! $2500 a month isn't cheap either. Termites were falling all over me and my room. Actual termites. It took them 1 week to get a guy to "spot treat" for it. But they told me the place was habitable and would not reimburse for the days I couldn't live there. They claimed they didn't know about if before I moved in. However, I ran into some neighbors and they told me the previous tenants left because the apartment had termites and the Koto Group wouldn't do anything about it. This was not just in the bedroom, but also all in the living room...a separate colony. Also 3 out of 16 tenants there have had to seek legal advice regarding this group. Run away from Koto group. They did let me out of my lease but acted like they did me a favor. However, they knowingly moved me into a unit infested with termites. They knew about it, simply painted over the previous termite damage. They also knocked me with a $240 cleaning fee when I left it immaculate. The worst part of everything was the way they handled it. They are condescending and tell you how you are wrong. Really termites everywhere upon move in? I just wanted an apology and assurance that they would take care of it and to ask how they can help. I moved out and am so happy with my new property management group. read more

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I would definitely avoid renting from this group. I am currently leasing an apartment in Vista Robles in Paso Robles and it is the worst experience I have ever had. Nicole, the property manager, was so kind and helpful all the way up until we signed the lease. She also apparently lied to as about multiple things (I would highly suggest recording any phone conversations you have with these people ). They care more about filling vacant apartments as soon as possible rather than caring for the tenants they already have. They don't do any communication by phone, it is all by text or email. Although one time I emailed them and Nicole messaged me back stating all communication is to be by text only but then proceeded to send me an email a few days later about the issue. There website states email or text and she had told me previously that communication is only by email and text so I am not sure if email was just revoked that week for some reason or if she wasn't having a good day. These apartments are old and they weren't in the best shape before the remodel and we knew that. I just feel that if you are going to be a property manager of a shitty property than you should at least show some compassion and courtesy. It really makes me sad that anyone would treat other humans like this. This location also still has roaches. I had seen comments and pictures regarding this but still decided to move in anyway. We had one come up our bathroom sink and we've seen multiple dead ones by our front door (I think they live in the landscaping outside and are also coming in through other apartments.) No matter how clean you keep your apartment, you will still see them. Trust me. read more

Awful company and they WILL milk you for every cent they can get out of you. Avoid renting from them.

Koto Group scheduled a viewing for one of their apartments and confirmed with me 1 hour ahead of time. I believe it was Jen who showed up late only to tell us that they've already leased the place. No respect for people's time, and when I asked what could I have done different she got very defensive and was being rude. I understand that there is a ton of demand for housing in SB but does that mean that common decency is thrown out of the window? I would give them a 0/5 stars but it is not an option here.... read more

This company is horrible. Why anyone would hire these guys to represent their property is beyond me. Why would a company require you to fill out an application BEFORE viewing a property that you may or may not like? That makes zero sense. Unless they are trying to steal your money and personal information. As a former homeowner and Broker, I submitted a recent escrow statement netting me over half a million dollars and they had the nerve to ask me for a tax return! I HADN'T EVEN SEEN THE HOUSE YET!!! Plus, trying to get a hold of a human being is impossible. Crappy customer service. Poor property management. Believe these reviews and don't rent from this company. read more

Horrible horrible business. Charged me for a broken toilet that was broken when I moved in and they said they would fix it but didn't and then charged me for a brand new 450 dollar toilet. Also, haven't received my security deposit and it's been 26 days. They will charge you for things you didn't break and put in brand new stuff at your pocket. Rude people and a scam company. Stay away!!!!!!!!!!!!!!!!!!!!!!!!!!!!! read more

My daughter lived in an apartment for a one YEAR that Koto managed and they were the worst! Someone tried to break in when all (4) girls were home. They called 911 and arrested the man. All good no injured just shook up girls. However, the following Monday my daughter called to see if they could put a DEAD BOLT on the door. Their was "sorry about your luck" If you want a dead bolt lock you have to pay for it. Keep in mind, these girls pay $3,200 a month and live their 11 months paid $35,200. Can't tell me they can't afford to go to Lowes and get a dead bolt and install to make these young ladies safe. Communication is AWFUL. read more

Must read before you apply! It is very difficult to talk to get in contact with anyone at this company. everything is via email for comunication. I drove 3 hours to see a couple of their apartments and submitted application to two of their unit prior per their recommendation. THe agent that was showing that day was Jen. after seeing the first property, i express my excitement and ready to commit to the property. I received a confirm email saying I have til 5pm to confirm, I email back to ask some question that I had forgot to ask during showing before confirming. While waiting for a response, I checked out the second property showing where Jen is there as well. I show up and inform that I had emailed some question. she laugh and respond that another person had email before me and they gave away the first property. It was not clearly indicated in the email that whoever respond first will get accepted. It turns out their email are all robotic template email. So I have no choice but to wait for a chance with the second unit. during the showing of the second unit, Jen mentioned there is a 3rd property showing in two days. I decided to check it out online and apply for it since I am desperately in need of a place to move in. I receive the same email as the first property and responded to express I want to rent and additionally inquire about my application status for 3rd property to see if i qualify for that as well. the next day I received a call from Jen calling me "shady" and that my application for the second unit has been rejected because I also apply to another property. I told her it is just a misunderstanding and that I applied for the third property before I received the confirmation of the second property and that I am committed and ready to sign the documents for the second property. She laugh and respond to me " santa barbara is a competitive place and I don't think you will fit in this area" I was very offended and disgusted by her answer. Furthermore, if this is the kind of work ethic Koto group represents, I am glad I did not end up signing the paperwork with them. Santa Barara is a respectful city and just because rent is expensive doesn't mean we are that desperate/tolerate arrogant obnoxious people like Jen. I hope the koto group can groom employee with a better manner and professionalism I recommend google for property management companies in Santa Barabara and rent with other company first. I f you will be a long term tenant , you'll want to be with a company that is culturally sensitive, communicative, and would be curious before crtical with their tenants read more

I've rented with this property manager before. DO NOT TRUST, you are the customer. Right? you pay them for their services of providing shelter, instead, this company likes to make its tenants feel like they owe the Koto Group constantly. My landlord was snarky and rude, they never filled my maintenance request and only want your hard earned cash. Please take my advice and look somewhere else for a property manager. Unless you want another inhumane property manager diming every cent you have, without reciprocating on their promises, then be my guest (no pun intended.) This is just a fair warning from some people who know the truth about this company and love other humans to not see them get screwed over. read more

Run don't walk. They are horrible to deal with - very difficult to get a live body on the phone and even they don't understand their own ledger accounting system. It's hard to track and follow who owes money with multiple tenants and we had issues with their staff telling people that they didn't owe money when they did. It took multiple phone calls/emails etc to get basic information and they truly were a nightmare to deal with. My daughter is renting through Wolfe and Associates this year and already it's so much better. They actually are responsive and helpful and they return phone calls! wow! If you do end up using them don't use auto pay through their system and make sure you are keeping track of your payments. read more

We've been contacting you for over 24 hours about not having any hot water in our apartment and have not yet heard back! Our property flooded over two feet yesterday and no one from your company has contacted us. Please find our multiple emergency maintenance requests submitted on your website, as well as with your weekend answering service and contact us immediately! You'll find which property we're contacting from in the many maintenance requests submitted. read more

The process seems legitimate at first. Online application. Proof of income. Follow up questions. Then you arrive to the showing and it turns into a high school cafeteria. The agent that shows units will quickly identify who she is planning on giving the units to without considering any factors other than who she likes. How she determines that only her therapist can know. Should personal judgment be used when leasing a unit? Sure. But it should be based on professionalism and the qualifications of the tenants. I personally saw and heard the listing agent give her cell phone number to two applicants in front of me then lie to another applicant about what they were talking about. She told both girls, "Just text me and let me know if you want it". One of these was a girl renting the unit with someone else who wasn't even there at the showing! The person standing next to her asked what they were talking about and she lied and said it was related to another property clearly not wanting to give "this person" her contact information. After the person in front of me left with her cell number, I asked how I would get in touch and she said to email. I was also at both properties, so why would I not get the same treatment? There were 20+ people there for the unit. This company is just opening themselves up for a discrimination lawsuit if they keep planning on running things like this. And yes I do feel discriminated against. I emailed the people I was discussing the application with and asked for specifics as to why I wasn't given the unit. I was told, "It's competitive" Yeah, no $#&% its competitive, but that's not why I didn't get it. I didn't get it because the manager showing the property enjoyed chatting with the younger girls more. I understand there is a housing shortage, but using that to take advantage of people and waste their time is incredibly unprofessional and speaks to how they will treat you as a tenant. Why would they care about you once you move in when they have 200 applicants for each availability? They are wasting people's time and energy. One couple drove up from Long Beach only to be told they have too many pets. Why wasn't that discussed on the application where it asks you how many pets you have? Not to mention the first unit I saw had a broken screen and the apartment was completely filthy. I mean even after a deep cleaning the unit will still be disgusting and have stains on the floor and bathroom. It's really a sad time right now to be a renter and be dealing with people like this on top of having to find housing. What a horrible way to run a business. At the end of the day I think I am lucky since I won't be paying $2200 to live in a 384 sq foot apartment with a slanted and stained floor and property manager that would rather act like a high school student than professional adult. read more

Terrible leasing company. They will install cheap products into your house knowing that they will break within the first months of installation only to charge you for breaking it. Enjoy 1 star communication with a company who is supposed to be on call at anytime. They will contact the police themselves if they feel the conduct going on at the property is "unacceptable". We had the "cops come" while playing dye at night, the cops asked us to use the bathroom outside our property and then they left, no "noise complaint". They are like annoying parents who won't let you be an adult, constantly contacting your parents when they are upset with you. Never again with this sad excuse of a company read more

Absolute horrendous, experience. Renters BEWARE Koto Group has no liability in its failure to uphold the commencement date of your lease! Read all the clauses! Don't get stuck with your move-in date being changed just 3 DAYS before the original! Near impossible to get an actual human being on the phone! They shouldn't even have a phone number on their website as it goes nowhere... read more

Looking for apartments for my college -aged kids... Empowering my 18 year-old to explore his own options, I encouraged him to do the initial research and report back. The leasing agent was disappointing. Marginally responsive. "We have so many applicants. If you want to withdraw, that's OK." We withdrew, wholeheartedly. NOT fans of the Koto Group. But... with soooo many kids lining up for their apartments, I hardly imagine that they care. (Too bad!) read more

This rental company is a joke. Do not even try to apply through them because they will steal your money and quietly get away with it. I had applied to two different places and never heard back. I'm not even sure they checked my credit score because nothing came up on my report. 3! Email attempts went unanswered. I believe I was discriminated against because I am Mexican. I had a co-signer who makes a significant amount of money (also Mexican) as a safety net and I also provided my income information and never heard back. A coworker of mine, who is white, had filed for bankruptcy and managed to rent a spot. Fishy, right? I would avoid at ALL COSTS! read more

Husband and I really wanted to rent one of their properties and met with the realtor. We answered all questions, went home and immediately filled out application online, emailed ALL of our confidential financial info, excellent credit rating, references, everything she asked for. When we met that day she said maybe we can closed this deal tonight. Cool. She encouraged us to commit to moving in just four days later. OK. A day or two later, no word from her so I emailed to ask her if she received everything. She wrote back "Unfortunately your application was not approved for lease at that property." Not cool. I wrote back asking what happened, why did we not get "approval." It would help us to know why we were rejected. No response. read more