Complaints

This profile includes complaints for L B Property Management's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

close

Find a Location

L B Property Management has 3 locations, listed below.

*This company may be headquartered in or have additional locations in another country. Please click on the country abbreviation in the search box below to change to a different country location.

BBB accredited

Near

Country

USUnited States

Please enter a valid location.

Filter

• 

  L B Property Management

  4730 Woodman Avenue Suite 200 Sherman Oaks, CA 91423

• 

  L B Property Management

  4730 Woodman Ave Suite 200 Sherman Oaks, CA 91423

• 

  L B Property Management

  16430 Ventura Blvd. Encino, CA 91436

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

• Initial Complaint

  Date:01/17/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  We were advised by our landlord to complete a rent relief application and upon confirmation of the application filed it said that we would have 6 months of rent paid by the program. 3 months later we received an eviction notice for unpaid rent. Inside the notice stated we did not do rent relief and also miscalculated the amount owed on a 3 day to pay or quit that we never received. Suprised we called our landlord to correct the issue as we thought rent relief was handling it and we tried to make a payment however they said it was to late. For the past month we have been trying to correct this with our landlord and pay them to no avail as they refuse to take any money from us. If we would have known or been told the application was not paying the rent we would of figured something out or at least have gotten a 3 day notice.

  Business Response

  Date: 01/29/2024

  The building in which this resident resides did not fall under the parameters set by the **** (******************************) to receive rent relief for delinquent tenants under their ULA ERAP (United to House *********** Emergency Renters Assistance Program.)  This program initially allowed residents to apply for relief if the building they lived in had 12 units or less.  This building has 101 units.  Regardless, their application was accepted and the landlord has provided the necessary documentation to proceed with the application, should their application be selected for rent relief in the future.
  In the meantime, a Three (3) Day Notice to Pay Rent or Quit was served to the residents for the rent that was outstanding and this notice was sent to the buildings attorney with the understanding that the landlords goal was not to evict the residents, but rather work with them to pay off the balance.
  An agreement was reached after negotiations whereby the tenants agreed to make payments to pay off the balance owed to the landlord.  The residents have indeed made an initial payment per their agreement with the landlord but unfortunately each payment was reversed because the residents account is not set up to accept ACH transactions.  
  The landlord is willing to accept payment from the residents in a different format at this time, the landlord is still awaiting payment from the residents.

• Initial Complaint

  Date:10/06/2023

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  The property manager, LB Property Manager, had over $3,000 in charges and paid a company called Consolidated Property Services, which is owned by the same owner of of LP Property Mangement. The work was never peformed adequately. Furthermore, any chargest over an amount well below that needed my authorization. I never authorized this.

  Business Response

  Date: 10/06/2023

  Please allow us to look into this issue further and hopefully offer a solution. I apologize for any inconvenience.

   

  Thank you

• Initial Complaint

  Date:03/24/2023

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  This property management company is employed by our current *** - they do not reply to issues of concern, answer phone calls, answer emails or fulfill the duties they are obligated to as a Property Management Company. I have multiple years of correspondence between this company and the countless account managers (****/Al/**** again) that circulate at this company. There are months of maintenance tickets submitted with no assigned technicians sitting in my profile in an attempt to get someone at this company to do their job for issues they should be mitigating. We have been going back and forth with this company and the *** about damage to my property due to a roof leak, it has been preapproved by the board for YEARS to get someone out to at least review and assess the damage for quotes. In recent months I have spoken to two sitting board members who have also advised they are awaiting the property management company, this has already been approved, they have been given a long list of items that were to be addressed (my unit included) and again we are just going in circles about the same issue. The lack of correspondence, transparency, and follow through with a property management company is alarming. There seems to be no issue with collecting payment but services rendered is debatable. DO NOT SPEND YOUR MONEY HERE. I wouldn't trust them to manage a goldfish.

  Business Response

  Date: 03/24/2023

  Thank you for your correspondence and I apologize for any issues that you are experiencing due to our company.  I will discuss with your supervisor along with his immediate supervisor and work to  get the issue resolved.  Please expect a response in the next week.

   

  Thank you again.

  Customer Answer

  Date: 03/27/2023

   
  Complaint: 19637769
  
  I am rejecting this response because:
  No one has reached out and I have pending correspondence to this company from last year. I have not received any sort of call back from several voicemails to the individuals in question and I do not have the slightest confidence they are actually going to call me/reach out this week. Once I have an actionable response and resolution from them I will be more than happy to accept their response. 
  Sincerely,
  
  *************************

  Business Response

  Date: 03/28/2023

  Hello - In regards to this matter, the complainant is misrepresenting the situation. This is a ************************** As a result we are contractually required to work specifically with "Owners-of-Record" and cannot take service requests from non-owners. The complainant is not a homeowner, but a tenant, renting from the owner. As such, they need to be contacting their landlord for service. The complainant has been advised of this, yet still calls our office. 
  
  
  Furthermore, the complaint regarding the roof leak has been mischaracterized. This Association replaced their roof 4 years ago. As a result, it is under warranty and therefore only the contracted roofer can perform work on the premises. Were they to hire another vendor, the warranty would become immediately invalid. The roofer has not been able to get to this job yet because the rain has been so frequent - and historic, but they will be out as soon as dry conditions persist.
  
  
  We have advised the actual landlord of the situation - which is what we are required and expected to do.

• Initial Complaint

  Date:01/09/2023

  Type:Service or Repair Issues
  Status:

  ResolvedMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Have no water since the evening of 01/07/23. Property management company states that person in charge is on vacation and do not have a date as to when the issue will be resolved. We have not received a response as to what action has been taken to fixing the water issue in our community.
  

  Business Response

  Date: 01/18/2023

  Business Response /* (1000, 5, 2023/01/12) */
  Can you please let me know the address of your property and who you reached out to LBPM. I will have someone contact you as soon as possible.
  
  
  Consumer Response /* (2000, 8, 2023/01/13) */
  Issue has been resolved, water was fixed on 1/9/23.

• Initial Complaint

  Date:10/30/2022

  Type:Service or Repair Issues
  Status:

  UnansweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  LBPM is notified to conclude property service agreement on 7/31/2022 with 30 days notice. With multiple follow ups with the Property Manager, he replied and advised that he was not able to return any key to my property (4 units + laundry room) because he could not locate any key to my property. This puts my tenants and myself at both financial and security risk. Therefore, I request LBPM to change / rekey for my property to ensure the safety of the tenants and property. LBPM agrees and covers the expense on email. However, LBPM charges back $ 816.93 for changing the lock on my closing payment, which received 10/21/2022 as the service agreement is concluded on 8/31/2022. I strongly believe that this is negligence on LBPM behalf and fails to take custody of the property that LBPM managed. I should not responsible for the cost at all. Overall, LBPM service is extremely unprofessional and property manager is incompetent. My tenants are so glad that I change property management company. I definitely do not recommend LBPM to anyone (either landlord or tenant).
  

• Initial Complaint

  Date:10/11/2022

  Type:Product Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  My partner, ************, and I signed a lease on an apartment through the property manager ************* with the property management company LBPM. We then realized that ****** had lied about there being AC, ceiling fans, and a dishwasher in the unit and we were able to terminate the lease because of these discrepancies. ****** promised to mail us our deposit and first months rent back, and claimed to have gotten the check issued on September 20th. We have not seen the check yet, and upon questioning she claims she can't do anything about it and can't reissue us the check for us to come and pick it up in person. We would just like to receive our money back.
  

  Business Response

  Date: 11/04/2022

  Business Response /* (1000, 5, 2022/10/19) */
  I apologize for the inconvenience. I will talk to ****** and make sure that she responds to you immediately and resolves the issue. Please follow up if this is not resolved in the next week.
  
  Thank you for reaching out and again I apologize for any inconvenience.
  
  
  Business Response /* (1000, 7, 2022/10/19) */
  They leased an apartment at ****************************************** They signed the lease and moved in, however there was a miscommunication between ******* listing (the 3rd party company that does listing for the owner) They compliant there is no AC, however they saw the unit before leasing it.
  
  They reached out to me about this matter, I will let the owner know about this and let them know. I talked to the owner and we ordered a *************. and will installed as soon as it will arrive. however We went over and beyond that and asked another manager who is nearby that property nd had an extra fan and a portable AC, to take it to them right away meanwhile and till we have the new AC installed.
  
  After communicating that with the other partner (*****), he was okay and said that it is fine to send the portable AC, once we got there Sarah refused to take the AC and said she would not be staying there that night.
  
  The next day ***** called me and said that she did not want to stay and wanted to cancel the lease.
  
  I reached out to the owner, and told him about what was going on. He asked me to go ahead and cancel their lease and refund their security deposit and the rent that they paid on the move in.
  
  The check was cut and was mailed to them, the snap shut of the check was send to them as well.
  ***** them texted me after couple of weeks that they had not yet received their check. I mentioned to him that we will have to stop the check first and reissue another check , and asked him to give me his new address.
  Accounting confirmed that the check was not cashed ,they placed a stop payment on it and did reissue another check which should have gone out already to the new address they have provided. The check was processed for the second time and out.
  
  Thank you,