Just read other reviews, you know how bad crazy they are for your deposit. Move out Total Charges $2,480.17 I rented a unit from Wyse Properties for so many years. After moving out, we were charged over $2,400 in fees, with very limited explanation and minimal documentation. We've since filed a case with small claims court. Based on our experience, I strongly recommend future tenants document everything thoroughly and be cautious about deposit handling. I would not rent from them again. read more

They are very dishonest. They over promise, under deliver and are extremely rude and disrespectful. Very selfish owners who do not care about anything or anyone except themselves and to make money. I would advise no one live here. It isn't cheap, they'll just charge you for random things without even letting you know. If you need something fixed, good luck. If you are promised something, ask to have it in writing (which we did, and they said NO! Should have been a red flag but we already signed the lease) Of all the places I've lived and landlords we've had, they are the worst, by far. It is not "normal" like they portray. There are others in the area that I would recommend over these people. read more

Personally I've had a pretty good experience with Wyse. No unmanageable problems. I'm a Tenant at James place and my two complaints are the lack of parking on busy days and a very loud HVAC system in the loft apartments. If you rent at James Places in the Lofts I highly recommend to make sure the HVAC system isn't too loud for you. Everything else is great, new apartment with a copious amount of room. 4/5 stars only because they increased rent an over the top 15% for a lease renewal causing us to rethink if the price is still worth it read more

Read Kevin S response. I only have been living here for 5 months and they already start to rob you of your money. I been robbed a few hundred $ and additional $50 for not throwing away trash properly. No warning, unless you count the $50 charge. Either they have something against us "none white" people or this is how they treate their tenant. My friend already got charged over $3,000 over the deposit for furniture damage. One of the cost is $100 buck for toilet paper roll holder. I agree landlord are here to make a profit but at a certain point, it is just predatory. I can't wait to move out and have to fork over a huge sum of my deposite. I wish I can be more specific but I still live here. read more

After two years of move-out, I can finally write a review because I did not want to have any disadvantage by writing a bad review when I stay at Buffalo... Where to begin... there was a couple living right beside our unit whose son played the game until 5 am shouting. I have sent multiple e-mails to the office and they did not care at all. At last, I had to speak it myself (The parents were saying that they can not control their son). I have a place to go at 8 AM. Let's just say that it is a normal thing if you met a bad neighborhood. The main issue is already mentioned by a lot of people. No matter what you do, they will take all of your deposits. We never wore shoes in the house and we were all engineering Ph.D. students who used the place just to sleep and study. They took every penny from the deposit (Actually like 10 cents left). They said that they had to do both carpet cleaning and replacement entire floor... Really? Do you think students are that stupid to believe when you said both cleaning and replacement? Luckily, I knew the person who took the unit after us. We went into the same unit together and found out that it was not replaced or professionally cleaned after all. As so, we asked for a receipt for any of the services listed, but we were given a picture of a memo (no print, just by the hand) where it says: carpet cleaning, $XXX, carpet replacing $ XXX. It was like a kid's memo. At this point, I was really angry that they were trying to fool us. I am not a loser, so I contacted the UB law department and made a case with a student association lawyer. We were to file a claim with other previous residents who wrote the reviews. After all, it was not about money at all. $1300-1400 was not worth our time. It was about telling them that we (UB students) are not that STUPID. At last, they just sent us the money (60-70%) back. I beg you Wyse properties... please don't do this to the poor students. You guys were students or tenants once. read more

Wyse properties has been awesome to live at so far! Every time we put in a work order it is resolved within a day and they are very friendly. They do a complimentary breakfast once a month which is awesome and the apartments are so nice and close to north campus! Very happy to be living here! read more

I lived at Wyse Property for a cumulative 7 years including 5 years at Emily's garden and 2 years at Ashley's garden. I find myself in a position to comment on living their, moving in and moving out experience. The pros of these apartments are that they are in close proximity to the UB north Campus and a quick hop on drive to the 990. There are nice shopping and dinning areas at a 10-15 mins drive. MOVING IN: Application process is straightforward but I believe requires application fee for all adults. Then property manager Melissa was nice to work with and showed us all the properties we were interested in. We moved from Emily's to Ashley's as we were in need of a bigger place. When we were showed the apartments at Ashley's, we were shown a different unit and were told the apartment we were intended will most likely be getting hard floors. That did not happen. We were also told the carpets in the new apartment were professionally cleaned. They were not. There were pet hair in the carpet and the corners by the wall were dirty. Living at the apartments: The pros are that the apartments are spacious. The ground floor apartments are energy efficient. Garage parking is good for one car. Snow plowing is good and so is lawn maintenance. Alex is easy to work with and a friendly person. Maintenance is easily reachable and do a fine enough job. The cons are many. Emily's noise cancellation is poor. The updated trash disposable plan is tedious. Garbage dumpsters are emptied once a week and get full easily. You are not allowed to put bags outside the dumpsters. There were several times we were forced to keep trash inside waiting for the dumpster to be emptied. This is a high turn out area and with lots of students moving, the move outs really stress the dumpsters. The management has a rule that for any large item disposable, you have to pay 25$ per item. Here is where the money greed starts to trickle in. If you lock yourself out of the apartments, which does happens they charge you 60$ for coming in to open the apartment. This is off hours and weekends. Sort of a punishment for that amount of money. The apartment material is cheap and low quality. Coat closets and handles are of low quality and will come off very easily. Hold this thought for the section on moving out. The counter tops are of low quality card board type and will get damaged easily. The internet is included in the rent but the plan they use via spectrum is garbage. I could not work from home during the pandemic and had to arrange alternative options. On top of it, spectrum gives you their digital box which you are required to return eventually or you will pay for it or get fined. I never used cable tv but was stuck with this box that I had a return. This is a hassle at the end when you are moving out and juggling things. Same is true for the modem. You will have to run to spectrum to return it. Wyse will happily return it for you but fine you a hefty 75$. I was late by one day and was made to pay this fine. Together with spectrum and Wyse this nothing but a pain for a not so good internet service. There is no community center at Emily's or Ashley's. The back yards are nominal. Definitely not for living there with kids. Moving Out: This is where Wyse drops it's experience down the drain. You will not get any of your deposit back. I have lived in rental appointments for 11 years but this is by far the worst experience I had. They will do a preliminary Inspection which is require by law in New York State. This is nominal and they does not matter a bit in terms of what you will be charged. This does not serve the purpose of allowing you to fix things that they think should be fixed. There is no point in arranging for cleaning. They will still charge you for professional cleaning. There is absolutely no concept of normal wear and tear. Something that's exclusively mentioned in State AG office guide for rental in the state. There concept is apartment has to be turned in the way it was handed over. The cheap materials used in apartment will definitely break and they will charge you for replacing it. Over all, they will try to keep your deposit and charge you extra. The seeing off feeling is not there at all. It's more like "give us your money and f- off". In conclusion: Perhaps rent here if you are sharing rent and don't mind the cons mentioned above. There are several options for renting near by and if I have to rent again in this area, I will not rent at Wyse. read more

Literally worst housing experience I've ever had. Also, I had many friends who have rented at one of their properties throughout the course of 5 years and surprisingly, almost every single one of them have had problems ranging from failure to return security deposits, deducting ridiculous and made up charges on security deposits, random visits and inspections and the most ridiculous of all? Here's a little story: 3 of my friends lived together in one of her units at Holly's Vineyard. During spring break, 2 of them went away and only one remained. However, they needed maintenance to come in to repair something and during that time frame that the maintenance guys came in and out which was probably only 2-3 hours max during that day, the unit happened to get robbed. Also, more interesting part is that Holly apparently accused them of having a 4th roommate and said that they have evidence and found a 4th mattress. Coincidence? I think not. How would she have known or have found evidence or known that there was a 4th mattress regardless of what it was used for? Also, her maintenance people are her family. Holly is a straight up thief and is renting out units in a dishonest way. If at all possible, please stay as far away as possible! read more

Very clean, very friendly staff, and very modern facilities. Rent can be paid online. Management was nice enough to give a welcoming gift. Maintenance staff is also friendly, fast, and knowledgable when it comes to repairs. Very understanding when it came to my move-in and move-out date. read more

I lived at Holly's Vineyard two years ago and it was the worst renting experience of my life. The unit was constantly falling apart and we literally had to threaten a lawsuit to get a new washer installed. The one that broke was older than my parents.... When we moved out we were nickel and dimed for every last penny and never saw a cent of our security deposit back. Menial charges like a doorstop and lightbulb were charged! As well the maintenance men would show up at all times without warnings. I caught one doing electrical work without an electrician's license. Dangerous! Trust me and go anywhere but Wyse Properties to rent. Holly Wyse is the biggest crook in all of Buffalo and her business tactics are shameful. read more

DO NOT BE SWINDLED BY THIS ESTABLISHMENT. Do yourself a favor -- rent from somewhere else! I have had other friends who have had bad experiences with Holly (the landlady). And by bad, I mean sketchy. You will find charges for things you didn't even know existed. She makes Mr.Krabs look like a philanthropist. read more

This is the most mediocre apartment I have ever lived in. The office manager is great but the owners who run the business are not so great. I was told I had to vacate the premises over having an ash tray in my room, later to be disregarded. Furthermore there is limited parking, no dishwasher disposal and a constant feeling of discomfort. Was nickel and dimed on my security deposit when I spent hours cleaning and repairing pre-moveout. With many furnished apartments in the area this should be on the bottom of your list. read more

Before moving into this complex, I heard terrible things about the landlord. I decided to ignore the warning and try it out.... I wish I listened. Holly Wyse and Wyse Properties will charge you ridiculous amounts of money for lease violations. For example, the lease promises that trash will be cleared 3 times a week. However, this is untrue and as a result tenants would put their trash next to the dumpster since the bin was full. As a result, video camera tapes were reviewed and each tenant was identified through the surveillance and charged $50 per bag. Holly Wyse does not uphold her end of the lease, she does not create an environment in which tenants are able to abide. Additionally, if you simply are locked out of your apartment or bedroom, you are charged $30 for maintenance to open the lock. This is specified in the lease. But I am writing this because Wyse Properties advertises themselves as a college student friendly organization. This is false. They try to capitalize on their tenants and are not customer friendly to any extent. Do not live with Wyse Properties. You have been warned. read more

I personally lived at Hollys Vineyards. it seemed wonderful at first until you place your first work order. They are usually never done on time and the maintenance workers are terrible. Over one of my winter breaks my house was robbed. They did not take much from me but my roommates had it bad from laptops to netbooks. Holly did not make any effort in providing security for the complex after these robberies. Also, it was not only my property that got robbed, many properties in the complex was a victim and almost all of them moved out. Parking is terrible in that complex because everyone has "assigned" spots which doesn't make sense because every property is supposed to have THREE spots. But if you have one car there goes your spot out in the lot. When your friends come over, you can tell them to park at Tim Hortons or they risk getting a ticket/car towed There are also random fines she issues out because of negligence. That is basically her excuse for fine. read more

Do yourself a favor and don't live here. When my son moved out we spent hours cleaning everything leaving the entire apartment spotless. After several attempts to get the security deposit back, it finally arrived 45 days after he moved out. They tried to charge almost $300 for cleaning. Thankfully I took pictures - many pictures - on move out day. If you are a current resident, be sure to do the same thing. Take pictures of everything- including inside the stove, refrigerator, freezer, sinks, toilets, bathtubs. Only after we mentioned that we had proof of how we left the apartment did we get the rest of the money back. You need to have proof otherwise they will take you for every penny. Buyer beware!!! read more

Horrible. The apartments are nice they are way over priced (over 2 grand a month not including utilities) There are much nicer places out there for cheaper. Management here is absolutely awful. Also took over 4 weeks to get our security deposit back and have heard from multiple other renters they charged for anything and everything. AVOID. read more

Prompt maintenance repairs. Convenient online tenant portal. Quick and easy to contact the office. Kitchen is outdated (Ashley garden) & needs renovations but it's functional. Only negative would be the frequent change of neighbors, likely college students so understandable that they have turnover, but weekends can get noisy depending on which neighbor is showing off a new car, new speakers or.. gaming system . (Yes you can hear the neighbors if they're exceptionally loud.) read more

Place was brand new but our bathroom ceiling fell through, our front window leaked (took over a month for them to take take the ugly plastic bags off the main window and couldn't use a whole portion of our apartment)..then charged us for the broken blinds that broke when they removed them from the leaking window. I'm pretty sure Holly lives on all the money she steals from college students. read more

Ashley's Garden looks great but, beware of the charges you'll receive when you move out. When my friends and I moved in, within the first 2 weeks, 4 lightbulbs went out and we were responsible to replace them. It was always freezing cold in the basement. Any marks on the walls, we were charged for when all you had to do was wipe it off. And the kicker is, when most people move out at the end of the lease year, garbage accumulates within the garbage can, and if you don't make sure that it's in the can itself, regardless of the size of furniture, you will get charged a fee. And when asked to come back so you wouldn't be charged, they will charge you anyway. We had problems first moving in with regards to being charged multiple times for things. We had a leaky sink in the kitchen and when we brought up the problem, the office said they would fix it (without mentioning that they would charge us for it when we could have done the labor ourselves for a quarter of the price. I wouldn't recommend anyone living here. Even our neighbors, who we found later on the following year, said they moved out because it was not worth the money and they had problems with how the apartments were run. Getting in contact with the landlord is almost impossible because whenever you call them, someone would tell you that the message would be relayed as soon as possible OR they would call back the following day. -_- this was never the case. It's not worth the $$$ at all. read more

Starting a lease from alexander estates was made very friendly and easy, our landlord was very kind and helpful in answering all our questions and walking us through the sign on process. The unit was very clean with brand new furniture and appliances, would recommend. read more

Take caution when renting from Wyse properties. You won't get your full security deposit back even if nothing is damaged. They will charge for normal wear and tear and "professional cleaning" even after you leave the apartment spotless. When we realized we signed a lease until July 24 but paid an entires month rent, we were going to be homeless for four days and they did not care. They reminded us several times to be out by noon and would not even refund anyone for the extra week. They could have at least paid for the "professional cleaning" with that week. They are making a lot of money off of all the tenants who have to pay for longer than their lease term. There was also black mold in the basement, which is a huge health concern. read more