Horizon Properties

I really hate leaving bad reviews but I don’t think as a renter that I have ever had such a hard time. We pay rent monthly and I feel we are great tenants however it’s very frustrating when you pay rent, they forget to charge you for that month, then charge you double so it looks like rent is late.
They take VERY long to respond. Don’t even send an email. If you need help or have a question call them! They DO NOT respond to emails what so ever. I have emailed regarding a possible black mold issue and it took 2 weeks to get a respond.
Then we got a letter stating we have an unauthorized pet in our home (our dog). However we have paid our deposit and also sent pictures as soon as we moved in (the very day we got him). In the letter it says that further action will be taken if this is not resolved. Which tells me that there must be some organization problems on their end.
I won’t rent another home through them. I just really hope that the owner of our home doesn’t think we’re some terrible tenants that don’t pay rent and try to get away with things since that is completely opposite of how we are.
I will finish on a good note. When I finally had to escalate the possible mold issue, the person who I spoke with was VERY quick. She got someone out the very next day. Also when you do call them and get someone they tend to be very kind.

Worst property management I have ever dealt with. They will take your money and rip you off am in the process now of suing them. DONT WASTE YOUR TIME OR FAMILIES MONEY.

If you do business with Horizon, they will burn you. Know this. I dont know if its intentional or if someone simply ran off with their funds or if they are simply so poorly managed that they are unable to fulfill basic financial obligations, but since last year they have been brazenly screwing people right and left.
For example…: Horizon Properties /​Janet Regan «accidentally» charged me $ 900 in lease termination fees despite lease being paid to completion, then claimed they could not correct the error and issue a refund because their accountant was «not available» but would remediate within days. Weeks later, claimed they had a new accountant and they would correct the error by the end of the week. Weeks later, I call the front desk and ask to speak to their new accountant, am told he is «no longer with the company».
Went to BBB, discovered that they have been unable to fulfill basic financial obligations for months to both their tenants and the landlords they professionally middle-​man for. Lodged a complaint, and Janet Regan finally responded to 100% confirm the legitimacy of my complaint, and that is the total sum of action so far. No money refunded, no updates, no response to emails or phone calls.
Additionally, the property they showed me had significant issues and despite me giving them 2 weeks from move-​in date plus an extra week AFTER move-​in date to remediate the issues, when I opened the door with movers in tow, I was confronted with a kicked-​in bed room door, chunks of carpet stacked here and there, stacks of un-​installed blinds on the floor, dirty walls/​windows/​mirrors/​blinds, massive structural damage to the carport, electrical outlets in walls either empty or hanging out of the dry wall, even a pile of cut toe-​nails in a bathroom drawer. When I complained, they agreed to fix the door and cover professional cleaning when I moved out. They fixed the door, and then proceeded to charge me ¾ of my deposit on move-​out citing things like «when you moved in, the blinds were dirty, now they are VERY dirty!»
BBB has already downgraded them and are in the process of doing so again, not that you would know it of course because Horizon simply hot-​linked to a locally hosted BBB A+ rating jpg on their website.
These people either dont know how to do business right or are playing the whole «lets just keep our clients money and consider it profit because most of them wont take us to court» card. Given what I’ve experience from Janet Regan and Horizon Properties, I’m pretty sure its a little from both columns.

I’ve added one star to my review for the quick refund I received following my initial review. There was no communication or apology received from Horizon, but at least the refund was finally processed.
All points in my initial review stand. It’s unfortunate that matters had to be escalated to such an extreme in order for things to get done. I hope management is able to learn from this experience and works hard to drastically improve how their office communicates with customers and clients.

update 1÷21÷16
I updated by 1 star based on deposits I finally received after 21 days of waiting and pending an audit of the account this most likely will be the last update if all is current.
Janet, this is to you. One major issue you may or may not be aware of: About once a year your office determines that one or more of my properties are missing screens, even on properties that I’ve been charged for screens prior, when I asked about this I was told they were missing at move-​in of current tenant. I asked why the prior tenant was not billed for them and was told that the prior staff missed it.
Once ok
Twice maybe
three or more times… Hmmmm
It was this among a tall list of things I had sent you email’s on over the last year and found you either slow to acknowledge an issue, or to appear to not understand or not want to acknowledge.
Case in point, I was likely one of the first to point out the direct deposits did not get made this month and rather than acknowledge the issue I was told to wait longer, once you started having other owners call in with the same issue you finally acknowledged the issue yet still refused to acknowledge me or make my despot in a timely manor.
You may hate me, but as a business owner I encourage you to look past that and look internally at processes that you can improve on to avoid another blow up like we have had.
Ken

Disputing a security. deposit charge. I left the place spotless cleaner then when we
.I have tried to. contact horizon several times with
explanation of. charges ans receipts.and.I haven’t received a call back .I have left several.messages.

Disorganized, neglectful, & unresponsive are the words that come to mind when I think of this company unfortunately. The people that are put in front of you to take care of you as a tenant could care less. If you pay your bill on 3 days in advance these people will not process it properly and will tack on late fees due to their own mistakes. They never have the time communicate issues with billing by calling. They do however, have the time to punish the tenant with late fees, evictions. Every small issue has to be escalated to a manager who is almost never available due to being in a «meeting» or «lunch» We were willing to wait for their return. We were then told they wouldn’t be back for an hour and a half. Pathetic.

Owner: Pros: Horizon quickly found good tenants, they seem to respond to tenants needs quickly and hire someone to fix what needs to be fixed, they send out monthly and yearly statements,
Cons: One of the company’s they use for maintenance seems to be dishonest and they sent the work order to the same company after I previously requested they don’t use them. I just looked at my last statement and found out I had new tenants… had I known the previous tenants were leaving, I would’ve changed out the carpets before new tenants moved in… but I wasn’t notified (although they didn’t charge me the fee to find new tenants? or maybe that will come next month?). Some of the things they repaired, previous tenants said were not a problem but the things they did need fixed were never addressed (and I was never notified).

I have nothing but good to say about Horizon Rentals. The staff are always very friendly and eager to help. I have been leasing for 2 years with them and I am only leaving because I am buying a home. Any time I had an issue they answered promptly and were eager to assist. Maryana in Maintenance is awesome, she even gave me a tip on how to save myself from a plumbing bill. Jane in Accounting is very cool to deal with as well. I am totally happy with their services. Good job!!! XOXOXO

Worst place I have dealt w in my entire life! Don’t ever use this place, they will literally rob you! We were excellent tenants for two years. Never late on rent and took excellent care of our house n property. We moved out, nothing wrong w anything. Property management literally walked in on a crackhead that had broke into house and charged us for everything. Even charged us for mowing when there is literally not a speck of grass anywhere plus the «yard» was even in our lease stating landlord is the one responsible. Charged us for an air filter that I replaced the very day we moved out. Charged us for «new» light bulbs throughout the house even though the present ones were working. Charged us for toilet seats that there was nothing wrong with. The list goes on and on. They will NOT return any phone calls, when we get a hold of someone they just hang up on us. Look up BBB they have several complaints that are very similar. The review by Paul Z is very accurate! Very unorganized and never return calls. When we first moved in it took them four months to get us our garbage bill after several calls and emails to them. In fact, the lady even said «I’m sorry I’ve been busy working on a project for a broker» really? Try working on your first job first! Not my problem. Also, after about six months of living there, they came in our home and started snapping pictures of all of our belongings, why would you need to do that?

I had the pleasure working with this company 2 different times. I rented a duplex in Carmichael in 2004 and they were always super nice and worked very quickly if there was an issue (me breaking the garbage disposal usually). I also rented a house in Rocklin, they were so quick to fix any issue– literally SAME DAY response. Not many companies do that. Just like when I first rented from this company back in 2004, they continue to be very nice and professional.

My friend has been using property management services from Horizon properties since several years (I guess since around 2005) for his Sacramento rental properties. Horizon property has been very helpful all along. They even had to go through eviction and everything was taken care of by property management.
I got started with Horizon last month for my new property in Sacramento. They are very professional and they guide me pretty well for the rental value and different options. They were able to rent it out at pretty good rent within a week or so. I just signed contract with them for my another property in Sacramento and hoping it will rent out in a week as well.
Their price is also very competitive. Their response is pretty fast and pretty much to the point. I am feeling pretty relaxed working with them. I am having another property managed by another agency for last couple of years and did not get similar experience there. They seem to have pretty good connections for Sacramento area, at least. I have referred my other friends as well who are also going to get their property (ies) managed with Horizon.

I am speaking from the property owner perspective, and I have had a wonderful experience with Horizon Properties. They were responsive, transparent, helpful, and friendly to work with.
The property management business is difficult in that you can’t make everyone happy all the time, and I would filter the negative reviews about this company through that first. Property management is a difficult job in that the property manager can’t act without the owners authorization, and an owner will expect a property manager to enforce the lease to the T which includes holding tenants responsible as well which isn’t popular.
I am an active investor in the area and Horizon Properties is my go to management company.

I would give zero stars if I could
They are the worst and do not hold their home owners accountable on fixing things in the homes.
Exact quote from the maintenance coordinator with the CEO of the company copied on the email:
«The owner of your rental property has yet to respond to my multiple attempts to follow up on your request. At this point I would take the lack of response as the owner choosing not to replace the carpet at this time. I will of course follow up with you if I hear differently from the owner»
*do not rent from this property management company**

To begin, if you are a property owner as I have been, dont use them. If you are a prospective tenant, be careful, they are unorganized and rude.
They neglected to tell me my first payment was not received for two months. I had to discover this when the funds were returned to my bank, having accidentally input the wrong city into my bill pay it was sent to sacramento instead of fair oaks. This was completely my fault, but it is how they handled this that would set the stage for a nightmare year long lease. After I let them know of the mistake they proceeded to charge me late fees which for the month of made sense, but led to their continued failure to communicate with me about anything. I had to catch the accounting error, and never would have known had I not checked my own bank balance to see the funds redeposited weeks later. The ensuing mismanagement would lead to them then sending me 3 day pay or quit prematurely. Very disorganization and not helpful whatsoever with customer service.
On move out, they charged me with unnecessary clean up fees, even when faced with photo evidence that the place had been left in superior condition than when I moved in. Deciding not to fight it beyond this and to move on, I still feel it is important to convey that they used the move out process and security deposit as another form of making money, on top of their often inaccurate accounting through out the entire process.
There are a list of other complaints, that include everything from having people come over every couple weeks for various reasons that were never necessary… to not returning phone calls or addressing issues that both myself and my neighbors needed help on.
I am a very low impact tenant and nothing needed was out of the ordinary, but they felt the need to ignore helping me for weeks on end, or never responding whatsoever.

I’m surprised at the negative reviews below… Then again, people usually tend to speak more on poor experiences than positive ones.
We were tenants in a Horizon property for almost 9 years and had a very positive experience!
The people were pleasant and responsive, they dealt with our maintenance issues or requests as best they could (owner vetoed some requests made on our behalf but Horizon did try for us!). Our rent was never raised in all our tenancy.
We were treated very fairly and pleasantly upon moving out.
We would have rented from Horizon again if we’d found a property we liked!

This company unfortunately does not deserve even one star. In fact, I never write Unilocal reviews but feel it is my civil duty to inform property owners to NOT use this company as their agency. Additionally, renters should run if they see Horizon as the managing property agency. Their personel are rude to clients, do not return phone calls and have no accountability from within. Even if complaints are made, the consumer is wrong and the company is justified in their actions. So unfortunate to have to deal with a company like this.

I would give no stars if I could. I was rented a house with outstanding damage to the roof and major water damage in the attic. When it began to rain last season, water was leaking through the ceiling in at least 20 different places throughout the living room, hallway and front bathroom (I have pictures if you don’t believe me). I notified Lisa of our problems and they were never fixed.
The maintenance company they sent out did the same thing they did last time to fix the roof problem; they put a tarp over the opening weighed down be two 2×4’s (still leaking water). The roofer said the house is in need of a entire roof replacement and had to wait for the work to be approved by Horizon Property.
Another month went by without repairs and then horizon properties sent out a contractor to estimate damages. The owner of the house somehow contacted me and my roommates about coming in to view the damages and Horizon Property told my roommate and I we have no business contacting him because it’s initially the job for HP to act for him. The owner of the property apologized several times for Horizon Properties incompetence on this matter and began arriving at the house to do his own repairs. I went 3 months with a damaged rooftop and an attic supported by damaged support beams and moldy insulation.

If I could leave less than a 1 star, I would. We rented from this company for 2 years (2009 – 2011) and they are terrible.
Lack of response: if anything breaks, good luck getting it fixed. If it is a legal violation for them not to fix it, they will send someone out, but the people that they contract out were inefficient, creepy, and noisy. Our neighbor’s (whose property was also Horizon) fence broke down and her dog kept getting out, but they property kept «promising» to send someone out after TWO YEARS of her calling.
Deposit: Our deposit for a crappy little duplex was over $ 1000. First off, that’s ridiculous. Secondly, when we moved in the house was NOT clean. There were bits of old cereal and pasta in the cupboards like they hadn’t even been wiped down. The back yard was flooded and smelled nasty. And there was trash in other parts of the house. When we moved out, we cleaned that place to shining. We had even installed a garden in the back yard. It was quite obvious that we left the place better than we got it. And they took over $ 700 of our return. We filed a complaint and called and sent letter. None of which were even responded to. The people in the office would direct our calls to answering machines and no one would call us back.
Random fines: This agency attempts to raise your bills and squeeze every drop of money out of you that it can. They sent us a letter just «informing» us that our water bill was going to increase by $ 60/​month. Just because. We pulled out our contract and b/​c it hadn’t specifically said it couldn’t increase, we were screwed. They fined us $ 50 for our grass being .5″ TOO TALL. If you had SEEN the neighborhood we lived in, you would laugh.
All in all it is a ridiculous company that is out to take advantage of its tenants rather than serve as a helpful mediator between landlord and client. If you are a landlord, look somewhere else. If you are a prospective tenant, look somewhere else.

Like many of my fellow reviewers I too have suffered from the unprofessionalism of this company. They do not attend to repairs and after being in a home with them for 16 months nothing essential has been fixed. I have had to withhold rent and retain an attorney in order to get them to listen.
We have a broken stove, broken window tracts/​locks, the ceiling in the bathroom around the skylight is decaying, there is a leak in the master bedroom, ruined window screens in the bedrooms, severe paint chipping, structural damage in the garage, a broken dishwasher — and all of this was upon move in and most of it had been noted in the move in inspection sheet by them! I don’t even think there is room to type out all the issues!
They promised that they would repair these issues swiftly upon move in. They lied and for months I have begged and wrote many letters and e-​mails asking for repairs. They changed the light bulb in the kitchen, and put a few screws down in the bathroom tack strip, that was it, and only after my son cut his foot on it and I had to threaten them then. I should not have to move or find a new residence because of their unprofessionalism, and lack of ability to understand the warranty of habitability set forth in the CA civil code!
Eugene they are doing exactly the same thing to us. Please contact me. We should both file suits together against them. In fact I urge every resident in the same situation to contact me. If we all hit them with a small claims and civil proceedings at the same time maybe they will finally get the point, or the state will remove them of their real estate license. Total slum lords. DO not rent from these people folks, you will regret it.