So under the previous management the response time was quick. Under this new property manager it's not quick at all. Very disappointing. I've had to do multiple work orders on a malfunctioning refrigerator where I have had to throw away food. Waiting for a response back. It's not fair that I have to make multiple trips to the office and still not resolved. Now curtains is pulled down where the property manager is. Feels cold unlike before. Hopefully they can turn things around by better response time. Maintenance is on point. Just disappointing to see they were in a better direction and now appear to be going backwards. read more

We had lived at one of your recent acquired properties for 10 years. We were looking to upgrade to a bigger space of living prior to lease renew and asked if we could get a deal since we were such great tennants the entire time. We were told you all don't do deals because you can get someoneto pay what you asked easily. We were never a loyal customer in their eyes, I guess even though we paid rent on time and did everything asked of us. So, we did our research and are living now somewhere else.. The added on 'upgrades' to the place have been going on with continued pauses for a long time. And those that are "done" look worse than before started. Best of luck to this company. read more

Lenox Lake Highlands ~ Dallas, Texas! This is my 2nd year here and it is a great place to live ~ it's safe, scenic, and fun. Luv the vibe. My sunlit studio has sprawling windows overlooking the pool, park, and nature trails...suitable for my sporty lifestyle. The property is large, well maintained and centrally located. It is refreshing to live in a spot with an amazing management and leasing team who go out of their way to assist and accommodate us residents. While the maintenance team work relentlessly to maintain a clean community. This is my home, I love it, and I "highly" recommend it to all! read more

Absolutely awful place to stay (880 Lyn specifically). Management never responds to any messages and there is ZERO parking. Parking is only enforced at the non-gated levels. If your resident can get you behind the gate you won't get towed. There's a large amount of empty apartments (and I'm paying a premium when I shouldn't be) and subsequently zero parking because there's no parking enforcement. I can't wait to move out. Don't even get me started on that alexia chick who's managing the place. read more

The maintenance team has only one employee who consistently follows through and genuinely works to resolve issues. Unfortunately, the rest of the maintenance staff often make promises that are never fulfilled, leaving many problems unresolved. The front office staff are frequently rude and appear to provide preferential treatment to certain tenants rather than treating all residents fairly. The community advertises itself as a gated apartment complex, but this is misleading. The entrance gates are almost never closed, allowing unrestricted access to the property at all hours. The pool clubhouse is routinely locked on weekends and is only open for a very limited time. Residents are often unable to access the common areas, movie room, or kitchen, and it feels as though the office staff discourage residents from using these amenities. The gym and clubhouse restrooms are not maintained properly. Basic supplies such as toilet paper and sanitizing wipes are frequently unavailable for residents. The car wash station has remained out of service since 2020 and is instead being used as a parking space by office staff who live in the community. Management has also failed to address ongoing cleanliness issues. Tenants regularly leave piles of trash beside the buildings, yet the leasing manager takes no meaningful action to enforce community standards. As a result, the property has noticeably declined in cleanliness and appearance over the years. This community used to be well maintained and enjoyable to live in. Unfortunately, due to poor management, inconsistent maintenance, and a lack of enforcement of community rules, it no longer reflects the standard that residents were promised. read more

Lived at Capitol flats in Dallas. Maintenance guy was personable and helpful, but the property manager Kym was awful - could rarely get her to respond to emails or answer phone calls. She completely ghosted me when my lease was up and didn't put in my 60 days causing me to get charged almost an extra $2000 when I moved out. Then I couldn't get her to respond to fix the problem and had to go through corporate. The gates to the property also didn't lock consistently allowing homeless people to hangout in the courtyard. Overall it was a good location and I didn't have too many maintenance issues, but don't expect management to respond to you when you need them. read more

Management is extremely slow to respond to issues, and often provides incomplete responses which further delays resolution. Management and leasing professionals seem overworked and understaffed, and are often visibly stressed. There is very high turnover rate for management and leasing professionals. Maintenance program, related to grounds area and apartment common area upkeep is ineffective due to understaffing. Pest control/prevention is non existent. Not uncommon to see numerous cockroaches per week, in flower bed/sidewalk area, and hallways. Spider webs are not effectively removed. I encounter spider webbing daily while walking up and down the stairs. Dog waste stations are frequently not stocked with waste disposal bags and dog waste is not removed with enough frequency. Concrete hallway floors are rarely cleaned. Crew used to use leaf blower to remove leaf litter and dust weekly but haven't seen anything in a couple months. Witnessed one power wash in a year. There are areas where dogs have pooped/diarrhea and owners did not remove it and clean up. Months later the residue remains. Not uncommon to encounter people smoking cigarettes, cigars, or marijuana in the apartments. Location is great but everything else is marginal. read more

They have been great here at the Miami World Tower. Mike has been great to us and has helped with any questions or assistance we may have needed. read more

ZRS Management - Property Management Near Me - Orlando, Florida

I am writing to express my disappointment and frustration regarding my experience since moving into Mirasol Park Lane. Unfortunately, this has been the worst move-in experience I have ever had. My lease began on June 16. I arrived that evening with a moving truck, all of my belongings, and boxes, only to discover that I could not access the building. Another resident informed me that I needed a key fob. No one had provided me with one or informed me that I would need an alternative method to access the building. Since it was Sunday and the leasing office was closed, I had no choice but to return to my Airbnb. The following Monday, I visited the leasing office during business hours. Ryan informed me that there were no key fobs available and that I would receive an invitation to download the app used to access the building. That invitation never arrived, forcing me to pay for two additional nights at my Airbnb. It was not until my third visit to the leasing office that Ryan was finally able to resolve the issue, allowing me to move into my apartment. Once I finally moved in, the problems continued. For the first two days, the elevator closest to my apartment was out of service. Shortly afterward, I began experiencing serious issues with package deliveries. I repeatedly asked about packages that shipping companies confirmed had been delivered. I was told several times that the leasing office did not have them. Ryan eventually helped me open the package lockers, where some of my missing deliveries were found. However, additional packages were still missing. I contacted management by email and visited the leasing office multiple times, speaking with different staff members, yet I continued to receive the same response; that the packages were not there. Several days later, another staff member searched again and located the missing packages in another mail room. One of those packages contained over $600 worth of medication for my dog. This situation was extremely stressful and completely avoidable. Around the same time, the app used to access the building stopped working for several days. Residents could not reliably access amenities, including the gym, and I was personally trapped in the parking garage with other residents because the garage access doors would not open. More recently, another garage door has also stopped working. Now, less than one month after moving in, my electricity has been disconnected. My electric provider informed me that the previous resident left an unpaid balance, resulting in my service being interrupted. I have been without electricity since last night during the Texas summer heat, despite the fact that my account is active and I have been making my payments. When I visited the leasing office for assistance, I was told that if utility companies send warning letters addressed to residents, the leasing office does not open them and therefore could not notify me or assist in preventing the disconnection. While I understand those policies, the reality is that I have been left without power in an apartment I am paying to live in, with no meaningful assistance. I also sent an urgent email regarding my dog's medication when the package was missing. Nearly a week passed without any response. When I asked why no one had replied, I was told that the assitqnt had over 200 emails and was too busy to respond. That is not an acceptable level of customer service, especially when residents are dealing with urgent issues. During my apartment tour, everything appeared to be in excellent condition. However, after moving in, I have discovered issue after issue: broken elevators, malfunctioning access systems, garage doors that do not work, repeated package handling problems, poor communication, delayed responses from management, and now a complete loss of electricity. I pay more than $1,600 per month for a studio apartment (the same than some Uptown area apartment), and I expected a much higher standard of management and customer service. Instead, it feels as though every week--and sometimes every day--there is a new problem that requires another trip to the leasing office. I sincerely regret choosing this community. Based on my experience during my first month here, I cannot recommend this property to anyone. I hope management takes this complaint seriously and works to improve the experience for current and future residents. I would also appreciate a response addressing these ongoing issues and explaining what steps will be taken to prevent situations like these from continuing. read more

Have a car still here with no tag and towing company walk right past it. Have told the towing people as well. read more

ZRS Management - Car with no tag for months and tow company can care less. - Property Management Near Me - Orlando, Florida

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I've lived at Silverado for 2 yrs and am satisfied. I haven't needed to call maintenance, so I can't rate them. The office staff is competent and responsive. read more

We have been in Adela for almost a year. The office (Beatrice and Abigail) staff is great. maintenance staff is "The Best". (Tony). Good clean community. read more

Maizon is a fantastic place to call home! The management team is responsive, professional, and genuinely cares about its residents. They host wonderful social events that help build a true sense of community, making it easy to get to know your neighbors. The maintenance and housekeeping teams are exceptional as well. The building is always clean, well-maintained, and work orders are completed promptly and efficiently. We truly couldn't have chosen a better place to live, and that's exactly why we just signed another 14-month lease. We highly recommend Maizon to anyone looking for a welcoming, well-managed community. read more

Love living at their Provenza Park property, everything is always clean and maintenance is always quick to fix any issues.

Far too many things remain unfixed for far too long. Entrance/Intercom monitors are consistently in need of repair, making it nearly impossible for visitors to access the complex. Access to the fifth floor via the stairwell has been unavailable for months and no word if it will ever be repaired. read more

Over the past three years, we raised multiple concerns with management regarding ongoing quality-of-life and maintenance issues at Audubon Park Apartments, including gate reliability, pest concerns, drainage and standing water issues, recurring pool closures, and repeated late-night noise disturbances. While we appreciate the efforts of some staff members, our overall experience did not meet the level of safety and living standards we had hoped for when choosing the community. We're grateful to now be moving into a new home that better fits our needs and wish the best to current residents and staff moving forward. read more

We have lived at Merit for over 2 years. When we first moved in things were great as one of the first few tenants of a new property. Over the last year we have become completely dissatisfied with the management, parking structure, and most of all the cleanliness of the property. I have reached out directly to ZRS, but we have not been met with meaningful assistance. We are moving out in less than two weeks and my family is counting down the day. What started as a property with so much potential is now a place where we dread living. I hope this review helps ZRS step in before it's too late. read more

They charge a mandatory fee for valet trash pick up. They are supposed to pick up daily Sunday through Thursday. There were several days throughout the months of April and May where trash was left at all the units in my building or piled up on the curb waiting to be picked up. I reached out to the management team several times with no response from anyone other than to say they would not give my money back. They were in violation of the lease agreement and refused to refund the fee that I was required to pay. I will be moving out at the end of the lease and will NOT rent in any building they manage. read more

The office is responsive to our needs and the staff maintain the property very nicely.

Addison Square Apartment Homes. Our building is only 16 months old. We are permanent residents and love our apartment. The management company prior to ZRS Management was excellent. Since ZRS was hired by the new owner of the complex, the resident hallways are not cleaned. Bugs, debris, and stains are in the hallways and stairs. We, along with other permanent residents, request ZRS to address the problem. read more

I have been living at the Palisades for almost a year now and I absolutely love it. The management team is fantastic. They are very courteous, and thorough. There is always follow up and all my concerns (very few so far) have been addressed very quickly and satisfactorily. read more

extremely slow to fix or respond to any issues you have. been waiting 2 months for a new washer/dryer since they don't have any available Kiaomi is helpful but Donna isn't. read more

Management is absolute garbage - borderline unreachable, more often than note unresponsive, and clearly far more interested in profits than anything else, considering how much they raise costs and degrade any kind of benefits. Since they took over the property (Connecticut Ave), the state of the building has nosedived. There haven't been more than a couple days in the last eight months where all the washing machines or dryers were working (four of each for a four-story buildings with dozens of units). One has had mold growing for weeks that they refuse to address. Nearly half of the machines in the gym were not functioning at one point, which lasted for weeks. The doors to the building malfunction seemingly every week, leaving them open to the public. They seem to have gotten rid of the previous cleaning and maintenance crews and switched to a reduced preventative schedule, given how dirty the buildings can get and how long it takes to get requests filled out. At one point, there was a puddle of unidentified liquid in the hallway right outside my apartment (smelled like dog urine) that took five days to get cleaned. Primarily, they seem uninterested in addressing major concerns. Last year, a unit above mine had a dishwasher that leaked large amounts of water into my apartment three times over the course of about three months. After they responded to my initial emergency maintenance notice (again, three times over the course of a few months, and one of those times I had to go in person to the office and say "my ceiling is leaking as we speak" because no one answered the phone on a Friday morning) and sent a contractor to clean my furniture, I sent multiple emails to management after the third leak asking them to inspect both the ceiling, where there is a large, permanent stain, and the floorboards, where standing water collected. They did not reply. I reached out a few months later to the property manager directly, who, twice, asked me to confirm if a specific time for an inspection worked well, which I did, and then never replied to me and never followed through on the inspection. Those emails are still unanswered and the unit uninspected. Despite all these, they raise the rent when able to. I don't really think that these are the problems of the staff on site but rather the company as a whole, as those here seem constantly busy and understaffed. Either way, it's become unacceptable. I've lived here for four years and the slide down in quality has been wild to see. read more

The staff has been greatly cooperative and no problem with the facility. This review applies to Sands on Beach apartments.

I love the staff at my property I just don't agree with how pest control works. No matter how good you clean and keep your place neat it's always alot of bugs. & I mean ALOT. I understand it's where I'm at but still the amount of money we pay in rent the pest should be a weekly thing for everyone regardless. Having to constantly ask for the service is frustrating. They do fix things quick which I appreciate that a lot but the bugs makes the whole experience terrible. read more

Over the past three years, we raised multiple concerns with management regarding ongoing quality-of-life and maintenance issues with the A/C, the washer and dryer, and the dust in the ceiling. I've been ignored for 3 years! The gym's equipment broke, and it takes forever to fix. The gate system only creates delays and rage among residents and delivery ppl. (But Luz is a sun, and always tries to ease any situation with her charm, lovely lady!) read more

Management has little follow through on actions they claim to take and when you ask for updates you are met with unprofessionalism.

The Jullian merged for ZRS management and still have no clue who is the new manager, what the new portal is, and what have changed. called ZRS and goes straight to a voicemail. reading the reviews here is VERY SCARY! I had to confront a homeless person sleeping inside the garage! this is definitely my last year paying for a castle $$$$ and receiving this type of services!!! read more

ZRS Management - Property Management Near Me - Orlando, Florida

If I could give this property management group zero stars, I would. The complete lack of communication is beyond unacceptable, it's negligent. For three days straight, I have called multiple times and left voicemails, and not a single person has bothered to return my call. There is seemingly no way to reach an actual human being, which is shocking for a company responsible for managing people's homes. This isn't just poor customer service, it reflects a deeper level of disorganization and disregard for tenants. Communication is the bare minimum expectation, and this company fails at even that. It raises serious concerns about how they handle urgent or emergency situations if they can't manage a simple callback. At this point, I have no trust in their professionalism, reliability, or ability to properly manage a property. Renters deserve responsiveness, accountability, and basic respect, none of which have been demonstrated here. Save yourself the stress and consider other options. read more

ZRS Management don't return calls, there priority is not the tenan. I have left numerous voicemails for the complex Caroline eastside in Richardson. read more

I went to rent an apartment in of their newest buildings in Kendall, Florida.Alexan Kendall the coommunity is brand new and has lots of apartments that are beautiful everything brand new so I fell in love. the leasing people )3 managers!!! ) don't know what the hell they were doing, at the beginning I was told they take section 8 then I requested all my paperwork from section 8 and submitted to them . A week later I went to office to get an update and they said they had submitted the paperwork. Since I was not sure about these people I called Section 8 and they said no paperwork was submitted I was so upset they're never gonna rent these apartments they are too expensive but since I had help I could afford it. I don't know how these people work I, myself worked for a large company for many years. and I never saw such unprofessional personnel. Good luck with renting these high priced units. read more

ZRS MANAGEMENT has taken over the Cortland in Sanford and its been a nightmare. The Walton Apartments used to be luxury and now they are not. Trash rooms full of garbage bags on the floor because the trash shoot is full. They dont dump the trash regularly.The pool used to be cleaned daily every morning and now since they took over it isnt. The hallways are filthy and the gym has broken machines. Its not what it appears to be beware do not move in the Walton!! read more

Indigo Apartments My new home was going to be at this location, I esigned a lease, I paid all my expenses upfront prior to move in date of June 24 $1950. Called June 23 to confirm the appointment setup to go get the keys just to be told my contract was void...that in the state of Florida is called a Breach of Contract...something that you all are so proud to have listed on your leases. I have requested several times now that my money be refunded only to be denied what is rightfullly mine. YOU broke the lease not me. I have proof of welcome letter, I have proof the lease was esigned, I have confirmations that fees were paid up front, I have a bank statement that shows you were extremely eager to accept that money yet refuse to refund. Small claims court or legal attorney may be my next steps if you do not do what is right. Rhonda read more

I've lived at Lenox Woods managed by ZRS for a few months, and the ant infestation is out of control. Despite multiple requests for pest control, management continues to ignore the issue or give empty promises. Ants are everywhere--kitchen counters, bathrooms, even inside the pantry. I've had to throw out so much food because they're getting into sealed packages. It's gross and unacceptable. What's worse is the lack of urgency from the office. They seem more interested in collecting rent than maintaining a livable environment. I've tried to handle the problem myself with traps and sprays, but nothing works because the root issue isn't being addressed. They offered to move me to a different unit but I know other people in different units that have informed me they are having the same problem therefore moving units wouldn't help. Even the manager himself expressed he had an issue with ants! Their excuse was blaming the pest control company that they are terrible but are in a contract until January so there wasn't much they could do. If you're considering moving here, beware: you'll end up paying for pest control out of pocket because management clearly won't. I regret signing my lease and can't wait to move out. Save yourself the frustration and look elsewhere! read more

ZRS Management - Property Management Near Me - Orlando, Florida

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I am filing a formal complaint against Timbers at Mill Creek, ZRS Management, and Property Manager Kianna Winfrey for deceptive and negligent practices regarding my apartment lease and unresolved roach infestation issues. On May 28, 2025, I submitted a pest control request after spotting roaches in my unit for the first time in five years. Despite maintaining a clean living space, my request was canceled without explanation on June 2, 2025. A second request on June 11, 2025, was marked "completed" the next day, but no pest control service occurred. I hired Orkin on June 13, 2025, who confirmed an infestation and identified a large hole in my water heater closet as the entry point. Kianna Winfrey claimed the infestation stemmed from previous tenants, but neighbors contradicted this, suggesting the complex failed to address the issue. Kianna provided conflicting statements, verbally admitting to the infestation but later denying it in writing. I have photographic evidence of roaches and witnessed them emerging from under the undone carpet in my original unit. Due to these conditions, I requested to terminate my lease but was instead offered a move to a townhome. I was given only two days to move, and upon arrival on July 10, 2025, the new unit was unfinished and had numerous issues, including a foul-smelling refrigerator, non-functional toilet, broken showerhead, missing blinds, and gaps in the front door that allowed roaches to enter. Despite assurances, these issues were not resolved before my move-in. I killed multiple roaches in the new unit and have photographic evidence of 9-11 roaches. When I requested lease termination and a refund of my security deposit, Kianna dismissed my concerns, falsely claiming the insects were earwigs. She has been unresponsive, ignored emails, and avoided in-person meetings. I am requesting immediate lease termination and a full refund of my security deposit due to the deceptive renewal practices, negligent pest control handling, and uninhabitable conditions of both units. If unresolved, I will escalate this matter to housing authorities, consumer protection agencies, and legal counsel. Timbers at Mill Creek and ZRS Management have shown a pattern of negligence and deception, and I strongly advise against renting from them. I await your prompt resolution. read more

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As a resident for six plus years I have overall been pleased with this management team. The maintenance team is professional and experienced. I would highly recommend this company. read more

at blu27 ZRS management is incapable of returning calls and messages. I've tried to get in touch with them 4 times. the fire alarm goes off all the time. tonight the fire alarm has been going on And off since 8 pm and the technician still hasn't arrive to fix it The entrances from the garage are unlocked because the alarm system is still broken read more

ZRS took over management of our complex last December and it has been a disaster. Our water bills tripled (they are saying it is because more people are washing their cars. Really? The day you took over everyone in the complex suddenly starting washing their cars?) It equated to a $1200 per year increase in rent that we didn't budget for. I pay twice as much on my water bill per month in a two bedroom apartment than I did in a house with an irrigation system. The landscaping has been allowed to deteriorate, the walkway lights haven't worked in a year, there is a dog park that is like a toilet bowl because people don't clean up after their pets, and the gates in the "gated community" don't work 20% of the time. People smoke in what is supposed to be a non-smoking community (and throw their butts on the ground), and there are loud pool parties almost every weekend when people know they can get away with it because there is no management around on the weekends. We liked the complex when we first moved here, but our lease is up in a few months and we are definitely leaving, as many of our neighbors already have. read more

In 2021 during Covid, when 1 on 1 move out inspections were not being conducted, ZRS Management placed my account in collections the exact same day that I moved out of my apartment. I have proof b/c both the date of the move-out "invoice" that I just acquired and the date it was reported to the credit bureaus are the same. These fees (sewage, cleaning, $954) are invalid and they knew it. The won't look into my account. They are stating they do not own the propery (The Slate) anymore, but they are the ones that placed my account in collections. The Slate is stating that I have to dispute it with ZRS Management. Neither ZRS Management nor The Slate are willing to take ownership so the matter can be resolved. Warning!! Do not rent any apartments from them. read more

I am beyond outraged and heartbroken over what my sister, endured while living at Mirasol Eldorado. No one should ever have to experience such blatant harassment, negligence, and intimidation--let alone be forced out of their home because management refuses to take action. My family and I are newer to the area and were looking at this property as a new place to start our life in the DFW, to be closer to my sister after the passing of our father. Negligence from Day One Latonya did everything right. She reported inappropriate behavior from maintenance supervisor Anthony Alshalabi early on, only to be ignored by management. When that harassment escalated to a terrifying verbal assault, where Anthony threatened her in broad daylight--"You're a bitch-ass woman. I'll beat you like a man. I have something for you."--management still did nothing. Even after the assistant property manager felt compelled to call the police, and witnesses came forward, property manager Leesa St. Aubin refused to act. Instead of protecting my sister, she dismissed her concerns, saying, "I can't promise anyone safety. I can't even guarantee my own safety." If that's the case, then why is she in charge? Retaliation Instead of Accountability Rather than holding Anthony accountable, Mirasol Eldorado's response was to push my sister out. They offered her a 30-day lease termination--something she never asked for--forcing her to uproot her life for the sake of her own safety. This move was not just disruptive; it was devastating. It meant financial hardship, emotional turmoil, and, most importantly, the loss of stability for my three-year-old niece, whose special education program was disrupted by this forced relocation. A Warning to Potential Renters If you are considering moving to Mirasol Eldorado, I beg you to reconsider. This is not just a case of bad management--it is a case of a property that enables harassment and punishes those who speak out. My sister was threatened, intimidated, ignored, and ultimately forced from her home, all while management stood by and did nothing. No family should ever go through what we have. Mirasol Eldorado is unsafe, unprofessional, and a disgrace to responsible property management. Rent here at your own risk. read more