Complaints

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:04/12/2025

  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.

  On 4/12/2025, as we are traveling, we received a photo from another resident that shows NOTICE OF NATURAL GAS SERVICE TERMINATION posted on 4/11/2025 due to non-payment for ALL RESIDENTS residing at ****************************. Gas supplying heat will be terminated after 4/21/2025. The service mentioned is a service that is included in our monthly HOA fees totaling $350 and we make payment to PRAIRIE SHORES MANAGEMENT COMPANY to satisfy and adhere to our contract since we purchased this property. This letter shows that the management company has failed to make either timely payments or any at all for a gestation of several billing months. There has been NO contact to inform residents of the logistics. This is not the first instance that raises my concerns and questions about the integrity and ethic of this company and its business practices! On this notice, the total billing amount due is not disclosed.

  Business Response

  Date: 04/13/2025

  The management company is not responsible for the condominium associations obligations.   We pay their bills when funds are available.  Arrangements have been made with the gas company to pay the bill.

  Customer Answer

  Date: 04/21/2025

   
  Better Business Bureau:
  
  I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me.
  
  Sincerely,
  
  **** *****

• Initial Complaint

  Date:02/23/2025

  Type:Order 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.

  I was forced to vacate my unit at Prairie Shores after management ignored my repeated requests to terminate my lease under the Illinois Safe Homes Act following a violent incident on 11/23/24, when an armed resident attempted to enter my apartment. I called the emergency line that night and submitted a lease termination request through the RentCafe app, followed by another request in December, but received no response. I continued reaching out via email on 1/16/25 and again on 2/13/25, as well as posting a ****** review in late January in a desperate attempt to get a response. Despite months of emails, calls, and written notice, management failed to assist, leaving me in an unsafe living situation and causing financial loss due to an emergency relocation and abandoned belongings. When they finally responded after receiving my mailed letter on 2/19/25 (which I sent on 2/17/25), they blamed me for contacting the wrong people, failed to acknowledge their lack of communication, and pressured me to sign a Notice to Vacate containing false statements about my lease termination.Records of my attempts to communicate are uploaded here with pictures of the perpetrator and the head wound on the victim: ****** Drive Link.I am not the only resident who has had issues communicating with property management, and I have uploaded examples of other residents who have made attempts to contact management and have been unsuccessful during my time at Prairie Shores: ****** Drive Link. This is a pattern by management that could get multiple people seriously hurt on the property.

  Business Response

  Date: 02/24/2025

  We DO NOT manage Prairie Shores Apartments.   We have nothing to do with this complaint.   The complainant needs to contact ****** and ******, their management company.

• Initial Complaint

  Date:01/28/2025

  Type:Billing 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.

  Unauthorized charge by the ********* via the Property Management. Property management added a bill for HOA attorney's fees to resolve a matter that require no attorney. The Board could have simply contacted me, as the owner. If they decided to hire a lawyer, that was their choice.

  Business Response

  Date: 01/30/2025

  The decision to charge the unit owner was the *********************** and not management.   That is our response.  The complainant has already been informed how she can appeal the charge.

  Customer Answer

  Date: 01/31/2025

   
  Complaint: 22869235
  
  I am rejecting this response because: I was not informed how I can appeal the charge. 

  The *** did not inform me beforehand for any charges. Please revoke the charge and have the *** contact me directly. 
  
  Sincerely,
  
  ******* *******

  Business Response

  Date: 02/03/2025

  Ms. ******* does not get to create the rules.  As a condo owner she is required to abide by the Illinois Condominium Property Act.  Advance notice of charge backs are not required under the law.   She can attend an open board meeting when scheduled to appeal her charges.

  Customer Answer

  Date: 02/03/2025

   
  Complaint: 22869235
  
  I am rejecting this response because:  I'd like to request a private hearing with the Board. 
  
  Sincerely,
  
  ******* *******

• Initial Complaint

  Date:09/20/2024

  Type:Facilities 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.

  I reported to the Prairie Shores 15 days ago that the lights in my 2nd floor hallway are out and the hallway is completely dark. I have a 71-year-old relative who visits and runs the risk of getting hurt. I emailed 3 times and called once and the lights are still not fixed. It might be an electrical issue. I requested an adjustment in my HOA that is $340 per month. I request a 50% discount in the next month since half of the month at least, my hallway has been dark.

  Business Response

  Date: 09/22/2024

  The complaint has been passed to the appropriate property manager and will be addressed promptly.  There will not be a discount of assessment due to Illinois law.   Thank you for letting us know.

  Customer Answer

  Date: 09/23/2024

   
  Complaint: 22316828
  
  I am rejecting this response because I was told twice that the lights in the hallway would be fixed.

  Please provide a date when the work will be done. 
  
  Sincerely,
  
  ******* *******

  Business Response

  Date: 09/24/2024

  The light bulb was replace last week.   

  Customer Answer

  Date: 09/24/2024

   
  Complaint: 22316828
  
  I am rejecting this response because Friday night, Sep 20th,. the light bulb had not been fixed, which was the last time I was in the premises. 

  Please provide the date it has been fixed. 

  Sincerely,
  
  ******* *******

  Business Response

  Date: 09/25/2024

  There will be no billing adjustment.   The light bulb was promptly replaced.

• Initial Complaint

  Date:03/25/2024

  Type:Order 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 complaint is around a $500 fee from a property management company at the time of closing the sale of my condo. Ultimately, the fee was not communicated in any way, and I had to learn about it when reviewing the final settlement statement sent by my attorney on the day of the closing.Attached documents referenced are as follows:1) The executed agreement between Prairie Shores and the condo association (Birchwood *********** Association) that I was a part of. Nowhere in the agreement does it mention a $500 closing/processing fee should a condo sell.2) Move Out Information Email Chain - This email chain shows that while other fees of a $50 moving fee and a $125 22.1 document fee were disclosed, the $500 closing fee was not mentioned.3) Closing Confirmation Email Chain - This email chain is between my attorney and I (and realtor) the day of the closing. This is where I realize via the settlement statement that a $500 fee has been applied (again, not communicated). It also shows my attorney agreeing that this fee is not usual.4) PSMC Closing/Processing Fee Email Chain - This email chain is me attempting to get an explanation for the fee from Prairie Shores. I receive one response and it's without an explanation of the fees. I am not questioning *any* other fees on the settlement statement (i.e. title fees, attorney fees, etc.). I do not anticipate receiving any further communication from the management company now that I am not an owner and they have my money.5) Final Settlement Statement - Towards the bottom of the 3rd page under additional settlement charges is where the $500 fee is shown.6) PAL - Shows the required $500 fee to be pulled at the closing.As Prairie Shores never mentioned this $500 fee and seemingly hid it, my expectation is to, hopefully, be reimbursed by them. While I know BBB cannot enforce this, I hope for this information to be helpful in your review. Please let me know if any additional information is needed. Thank you

  Business Response

  Date: 03/25/2024

  The fee charged was a result of a request made by the complainant's attorney.   The fee is reasonable and customary in the management of sales of condominiums.   This is the identical fee charged to thousands of identical requests over many years.  No refund is planned.

  Customer Answer

  Date: 03/26/2024

   
  Complaint: 21480865
  
  I am rejecting this response because:  There is still no explanation as to what the fee was for; "a request from the complainant's attorney" is still very vague, and my attorney states that nothing out of the ordinary was requested.  This is the second time this fee has been described as reasonable, and I still do not know what the fee was for.  And to re-iterate, the fee was not communicated prior to being required for the settlement.  I acknowledge that this entity has participated in many condo sales.  I do not accept the opinion of this being a common fee, especially when it cannot be detailed out as to what it was for when other fees (from this entity) were outlined.  I request a full refund.
  
  Sincerely,
  
  *************************

  Business Response

  Date: 03/27/2024

  Our response stands.   The fee is customary and was a result of the complainants attorney's request.  If the attorney did not make the request there would be no need for us to expend the time and resources to comply.   We have produced over the years thousands of paid assessment letters when requested and charged a fee.   We are required to carry liability insurance for just this service.   The insurance is not free.

  Customer Answer

  Date: 03/27/2024

   
  Complaint: 21480865
  
  I am rejecting this response because:  I have to imagine that a PAL is incredibly common when the sale of a condominium has occurred.  I have owned two previous condos and neither time was there a $500 fee (or any additional fee) when a PAL was requested (by the same attorney used).  I cannot accept that a PAL (if this is the reasoning) merits a $500 fee, especially when it was not a fee that was outlined prior to the closing.  The situation, again, remains that no notification of the fee was made or communicated.  Unfortunately, we will continue to go back and forth on here until a refund is made.
  
  Sincerely,
  
  *************************

• Initial Complaint

  Date:12/27/2023

  Type:Order 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.

  Prairie Shores Management is not following *******, ******** and ***** laws outlining board required meeting postings and special assessment filings. I moved into Wellington Manor in October of 2023. A meeting was held in November of 2023 when a special assessment totaling $16,500 was voted. I never received a meeting of the notice nor a copy of the special assessment until I requested from the management company on December 21, 2023 from ******. I am now expected to pay almost a $2,000 special assessment for a project the management company is unwilling to provide a copy of the contract or scope of work for. Per the *************** Condo Owners Act, legally all owners have access to requested contracts that work on the property. I am being denied this as well as any board contact information. This company is not conducting business legally and I would like to review the contract that is equating to this special assessment. Moving forward, I would like all meeting notices posted with legal notice, special assessment charges posted with legal notice and contracts provided upon request without hidden charges behind owners backs.

  Business Response

  Date: 12/28/2023

  The complainant is erroneous in the basis for his complaint.   Each board member of the association will confirm that his issues are already scheduled for repairs.  Further, the issues do not impact the complainant and relate to the common area.  

  Customer Answer

  Date: 12/28/2023

   
  Better Business Bureau:
  
  I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me. The claim is accurate as charges were passed along to me for the repair. After the filing, in accordance with state law, I was provide the requested bids for the projects. I am therefore satisfied.
  
  Sincerely,
  
  ***************************

• Initial Complaint

  Date:01/04/2023

  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.

  Prairie Shores newly manages our condo association as of October 1, 2022. When having work done on the common areas, three proposals are to be obtained. Prairie Shores has their own vendors that they contract to do work. They hired a plumber to replace a sewer pipe in our unit. The plumber insists that the work has been completed. They refused to take a video of the sewer line to show me that it was completed. Prairie Shores is trying to charge me for the video of the line. This sewer line has been rodded three times since 2021. There are still roots in the line and a broken and buckled pipe. I hired another plumber to videotape the line and sent the video to Prairie Shores. They still claim that the pipe has been fixed and refuse to make D&B finish repairing the broken, clogged pipe. Prairie Shores hired a contractor to remove my furnace to do the plumbing work and then did not explain to me how to heat the unit as well as how many heaters that would be needed to heat the unit adequately. They did not provide us with heaters or alternate means of heating our unit. While this pipe repair is being disputed, we had pipes freeze and break is our unit. Their plumbing contractor came in and did a subpar job repairing the breaks. They refuse to use another contractor or finish the job. Theyhave torn up our unit and hijacked our property. They refuse to acknowledge that the pipe is still broken and send someone to fix the broken, tree root clogged pipe. It has now been a month and this is how they have left our unit. ****************************

  Business Response

  Date: 01/05/2023

  Good afternoon, 

  Prairie Shores was hired by the condominium association to manage the property as of October 1, 2022. We do not hire the vendors, but the board authorizes the vendors which they did regarding this plumbing project. The owner issuing this complaint has been extremely difficult with past boards, the current board and now this management company. The plumber who did the work in the residence obtained a permit and the *************** inspectors inspected the proved and approved the work. The owner of the unit was irate and yelled and screamed at the inspectors and plumber on site while the inspection was taking place.  The owner has refused to provide access to the current vendor because of various claims that are ridiculous to finish the job and investigate any additional concerns. The owner wishes to use her preferred vendors and is pushing to use other vendors for reasons unknown. The association wants to finish the project, but the owner has failed to cooperate providing numerous roadblocks, stipulations and accusations. 

  Our requests are being ignored. This owner has caused distress to the property and nuisances recently and in the past. The board is currently in the process of filing a lawsuit against this owner for various infractions against the association. 

  We need access to the residence and the plumber the association has hired needs to finish the job. When the owner provides access and cooperates, we will be happy to have the job done. 

  Customer Answer

  Date: 01/07/2023

   
  Complaint: 18675669
  
  I am rejecting this response because:  I have video of all interaction between the plumbers, inspectors and myself.  The condominium association is being issued violations by the department of buildings regarding this issue.  I am not being difficult, I want the work done correctly.  I have had raw sewage back up into my unit since 2007.  The board actually received camera footage in July of the broken pipe.  It received a proposal from ******** sewer and drain for less money than what D&B is charging.  It included the current pipe that still shows roots that I attached in the email.  Prairie Shores refused to have the plumber come back and video tape the line to show that it had been entirely fixed unless I paid for the video taping.  This management company is nothing but a scam.  If you look at all the reviews online, it proves that they are ripping off the condominium associations and continue to do that.  All videos have been loaded up to ******* and I can forward copies of all emails regarding this pipe project. Please let me know where I can forward all emails and videos from Prairie Shores as well as all videos of the way D&B has done work as well as left my unit.  If this was your home, you would demand that they not be allowed back in your unit as well.  Their estimate did not even include replacing the concrete and it was $400.00 more than the other contractor.  This is the management companys plumber.  It is not the plumbing company of the association.  
  
  Sincerely,

  
  
  ***********************************

  Business Response

  Date: 01/10/2023

  Again, this owner is deflecting from the matter. The association board of directors hired this vendor and not Prairie Shores. The board authorized the plumbing vendor based on review of the proposal and others the association obtained. She has asked us to communicate with her attorney and we have asked for access to finalize the job, have the concrete poured and her HVAC unit put back, but she has ignored the requests. We also asked the plumber to go back and camera the line to ensure no other areas are needed and she has refused to allow D&B plumbing to do that. She continues to push other vendors to do the work which the board can authorize and not management.

   The work needs to be finalized and she continues to not allow association plumbers into the residence. She can contact our management, or her attorney can be in touch with the association attorney and request a time for the plumber to come back and camera the line and so we can schedule the rest of the work to be finished.  

  The owner of this residence continues to do illegal construction in her residence without board approval. She shuts off the water to the building without notification to the management company and association. No proper documentation of her vendors has been provided to the association doing work inside her residence or what is being done. All these issues were present prior to our management as described by the association and continue today. 

  Customer Answer

  Date: 01/10/2023

   
  Complaint: 18675669
  
  I am rejecting this response because:  please see attached picture and email.  I have ******* voice recorded when he told my husband to turn off the water in the unit because of a broken pipe.  It was captured on my nest camera and ******* was on speaker phone.  The plumbing company turned the water off for the first pipe break.  I also have that on video via my nest camer.  The work that I had done was caused by a broken pipe to the inside wall of my unit.  That piping only supplies the water to my shower.  It broke because Prairie Shores took out my furnace and did not inform me of how many heaters and what kind needed to be placed in the unit, nor did they provide me any heaters.  As you can see from the picture, the line is still blocked with roots.  As you can see from the email, ******* refused to have the line video taped unless I pay for it.  I have D&B Plumbing on video, their voice, lying to the inspector saying that the line was videotaped and rodded after the repair.  I also have D&B saying that I would not be charged to videotape the line, but refusing to say it on camera as I videotaped the camera, my iPad was in the basement picking up the whole conversation.  
  we have asked for copies of all estimates for this work that was done.  We have not received them from Prairie Shores or the board.  These items are my right under the ******** Condominium Act.  I also have not received paperwork from the board for other items that have been requested since July.  They refused to answer questions of a potential buyer for my unit about the repair of the pipe.  This was June 16th 2022 that the pipe was videotaped and was broken.  They refused to fix the pipe so that I could sell my unit.  Instead they wanted to come into my unit to fix an exterior spigot that was leaking and damaging my carpet.  Copies of those texts will be provided in a separate email.  In the meantime, I had raw sewage in my unit August 28, then again in September and lastly in October.  I was told by D&B that the plumber would be out to replace the line by the end of October.  No permit was pulled until November when I had to file a claim against the condominium insurance to get them to move on replacing the sewer line.  So no, I am not the difficult one.  The fact that the board and its management association feels that it is ok to let raw sewage flow into my unit for years without any responsibility falling on their shoulders is the problem.  Please intercede on my part and tell Prairie Shores to produce all three estimates that they and the board obtained for this work.  Also tell Prairie Shores the additional damage that D&B had done to my carpet and downstairs including additional raw sewage that they got on my floor while rodding the sewer line (by the way, they did not pull a permit for that) will need to be paid for by D&an Plumbing.  I can also give you copies of videos and pictures of all the damage caused by them that is time, date stamped on the videos and pictures.  In fact we are putting it all online and will provide a video link so that you can witness their work yourself as well as anyone intending to hire them.  
  
  Sincerely,
  
  ***********************************

  Business Response

  Date: 01/18/2023

  The unit owner was advised that she needs to provide sufficient heat in her unit. Heat is not supplied by the association and is the responsibility of the unit owner. My previous responses remain the same as the owner continues with the same run around and excuses as she has made in the past. We are happy to have the pipe camera done again, the cement filled and the **** unit placed back but the owner has refused to provide access as already stated. Once she is willing to provide access, we can proceed with scheduling.