Business Profile

Property Management

Hills Property Management, Inc.

Headquarters

Complaints

This profile includes complaints for Hills Property Management, Inc.'s headquarters and its corporate-owned locations. To view all corporate locations, see

Customer Complaints Summary

17 total complaints in the last 3 years.
7 complaints closed in the last 12 months.

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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:06/11/2025
Type:Product 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.
I previously was a tenant at **** ******* ****** *** *** *** **** ******** ** ***** ** your ***** Property, managed by Hannah W*** and Mallory. It is June 11th and I have yet to receive my $300 security deposit refunded to me.

My lease expired on 4/15/25. I did a walk through inspection with maintenance on 4/11/25 and was advised by the gentleman that my apartment was in great condition and that they only need to check the carpet. He confirmed I didn’t need to fix anything.

On May 14, Mallory sent me a move out summary stating that I was being charged for damage to a toilet paper holder (which, I did not do) and we discussed via phone that she would remove the charge and waive the $100 fee, and confirmed I’d be getting the full refund back.

I set up my account online to have the funds sent back electronically. Further more; I also provided my new address to mail a check if needed. It’s been almost 60 days and I have not received my money.

If I do not receive my funds by 6/16/2025, I will escalate this matter further to the **** Attorney Generals office.

My experience at ***** has been very poor and I have been refused the right to speak to Regina and others from senior leadership regarding this matter by Mallory and McKenna.

###-###-####
******* *******
********************
Business Response
Date: 06/30/2025
We appreciate the opportunity to address this concern. After
reviewing the matter, we can confirm that the customer's deposit was returned
and successfully received. We have also
made direct contact with the customer to confirm receipt. At this time, we consider the issue resolved. Please let us
know if there are any further questions or concerns.
Sincerely,
Reginna B***
Regional Manager
HILLS Properties
Customer Answer
Date: 07/03/2025
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.
Despite that the deposit took an unreasonable amount of time to be received, it was received and in the correct amount.

Regards,

******* *******
Initial Complaint
Date:05/21/2025
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.
I hired this company for water damage for my house to help with dealing with my homeowner insurance the paid them months ago . However they did give me some money they are holding the rest . My homeowner insurance paid them months ago. I have not heard from them. Ian a senior citizen and a widow . I need hep in getting my money so I can repair my house.
Business Response
Date: 05/21/2025
********,
I'm so sorry, but I believe you have the wrong company. We do not do contracted work like you mentioned. We build, own, and manage apartment buildings in the Midwest. We hope you find the company you are looking for and that they are able to help you resolve your issue.
Thank you,
Erin T*****
HILLS Properties
Initial Complaint
Date:02/01/2025
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.
Mr. Louis G******, could you please give me a call at your earliest convenience.
I honestly feel as if I’m being mishandled… Due to the lack of communication and replies from the leasing team.
I was in the process of paying my rent and noticed continued discrepancies in charges.
I’ve been a long term resident since 01/05/2013.
I also noticed my lease agreement information was not updated and listed on the website.
There has been a very large increase in the monthly rent.
I’m also being charged an additional 150.00 dollars month to month fee; which is incorrect.
I signed a new year lease at the office with Catherine Z**** dated 01/08/2025.
Hopefully we can resolve this continued frustrating situation.
Thank you,
****** ******
***** ****** ***** **** *** *** ********** ** ***** ********************* ###-###-####
Business Response
Date: 02/10/2025
We
appreciate the opportunity to address *** ******** concerns. Upon review of his
account, we identified the discrepancies related to his lease charges and
portal information. We have since corrected these issues to ensure his lease
terms are accurately reflected.

*** ******** lease charges and online portal have been updated accordingly,
eliminating any incorrect fees, including the month-to-month charge. We
sincerely regret any frustration this may have caused and appreciate his
long-term residency with us.

Our
leasing team is available should *** ****** have any further questions, and we
encourage him to reach out directly for any additional clarification.
Thank you!
Initial Complaint
Date:06/24/2024
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.
Please see attached.
Business Response
Date: 07/02/2024
Thank
you for bringing your concerns to our attention. We understand your displeasure
with the new ********* installation and the recent rent increase following our
renovation program. Our goal is to offer quality housing at fair market rates.

Regarding
*********, while we have transitioned to this provider as our preferred option,
you are not obligated to use their services. You still have the freedom to
choose your own internet and cable provider. We've made efforts to match your
current internet pricing for this year's renewal to minimize any additional
cost to you.

The
renovations were undertaken to enhance living conditions and increase the value
of our apartments. These improvements, coupled with rising property maintenance
and management costs, led to the adjustment in rental rates. This rental
increase took effect only after your previous lease expired at the end of June.

We
strive to balance competitive pricing with maintaining high property standards.
Your feedback is important to us, and we are committed to addressing any
concerns you may have. Please feel free to contact our leasing office with any
further questions or needs. Thank you for choosing to renew your lease with us;
we value your residency.
Business Response
Date: 08/28/2024
We regret that we have not been able to reach a resolution that
meets your expectations regarding this matter. Our primary goal is to provide
the best possible experience for our residents, and we apologize if we have
fallen short in your case. We value your feedback; however, at this time,
we are unable to make any further adjustments to your lease charges or
additional fees as outlined in your current lease agreement.
Customer Answer
Date: 08/30/2024
Better Business Bureau:

I have reviewed the response made by the business in reference to complaint ID ********, and have determined that this does not resolve my complaint. For your reference, reasons for rejection are included below.

Regards,

****** *******
Initial Complaint
Date:06/24/2024
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.
This apartment complex has several trees that are intruding into my backyard. We’ve asked them repeatedly to remove the overgrowth & trees but they’ve not done so and will not return our calls.
Business Response
Date: 07/02/2024
Thank you for contacting us regarding your concerns. We
believe or Regional Manager has provided you with an update on the project's
progress. We have identified a contractor for the work and are currently
awaiting a completion date. Once we have this information, we will coordinate
with you to ensure it aligns with your schedule and discuss any project
details. Please don't hesitate to contact the leasing office if you have any
more questions.
Initial Complaint
Date:06/24/2024
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.
This apartment complex has several trees on their property line that has grown over into my property line. I have made MANY calls requesting them to remove all tree limbs, tree brush, and all overgrowth off and away from my property but they don’t return my calls and have not done as requested.
Business Response
Date: 07/02/2024
Thank you for contacting us regarding your concerns. We
believe or Regional Manager has provided you with an update on the project's
progress. We have identified a contractor for the work and are currently
awaiting a completion date. Once we have this information, we will coordinate
with you to ensure it aligns with your schedule and discuss any project
details. Please don't hesitate to contact the leasing office if you have any
more questions.
Customer Answer
Date: 07/03/2024
Better Business Bureau:

I have reviewed the response made by the business in reference to complaint ID ********, and have determined that this does not resolve my complaint. For your reference, reasons for rejection are included below.
I followed up with the contractor who told us that The Apartment Complex has not approved his quote to remove the trees. In order to consider this matter resolved- I need a date this work will be completed within the next two weeks. If work is not completed within next two weeks I will file a civil lawsuit.

Regards,

**** *****

Business Response
Date: 07/22/2024
We appreciate your patience as we worked with the vendor to get a
contract signed and a date scheduled. As we discussed last week, we have
secured a signed contract, and our vendor has put this work on the schedule for
the next two weeks. Many landscaping and tree contractors are booking out over
90 days due to the time of year so we were fortunate to be able to work with
some wonderful vendors who were able to escalate this so that we can get this
resolved for you. As we reviewed on the phone, as soon as we have the
exact date over the next two weeks, we will reach out to you directly and
coordinate with the vendor for the work to be completed.
Customer Answer
Date: 07/24/2024
Better Business Bureau:

I have reviewed the response made by the business in reference to complaint ID ********, and have determined that this does not resolve my complaint. For your reference, reasons for rejection are included below.
their representative spoke to my husband two weeks ago… Not last week. They advised at that time the work would be completed within two weeks. This week is that second week and the work has not been completed nor has there been a date scheduled for the work to be completed. This means they falsely represented themselves when they said the work would be completed within two weeks because it’s not. If I do not have a date from them (that shows it is scheduled within the next week) then I will be going and filing a lawsuit against them on July 26th. They have today and tomorrow to provide me with that date for the work to be completed within seven days or else a lawsuit will be forthcoming.

Regards,

**** *****

Business Response
Date: 07/30/2024
We believe there to be a delay between when the Cowins responded and when their response was posted to the BBB for us to see. Our team has been in communication with the Cowins and the issue at hand will be taken care of within 24 hours. Thank you for the opportunity to address this concern.
Initial Complaint
Date:06/17/2024
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.
The entire move out process with ********** has been a disaster. We initially wanted to move because we needed more space but, ultimately, we moved because of their blatant disregard for their residents. ********** became unresponsive towards the ends which caused us to have to extend our lease. Then they rented out our unit and asked us to leave before our lease ended and tried to provide us with no compensation. After threatening them with legal action, the first issue was resolved. They said to drop the keys in the ******* if we moved after hours. We vacated the apartment as agreed. They neglected to tell us where this ******* was located and they were closed for Memorial Day weekend. As such, we had no choice but to keep the keys because we had no one to turn them in to. Once they reopened, we contacted them and they said that the ******* was behind a locked door that we didn’t have access to. They then proceeded to charge us for those three days where we were UNABLE to return their keys. They additionally have tried to charge us for replacement of carpet in the entire apartment for $1,200 because of high foot traffic? Two people lived in the apartment for a year. We never had any parties and had guest 3 times in that entire year. They provided no pictures of this supposed “damage”. We did not herd elephants though the apartment; why am I being charged for replacing carpet due to high foot traffic and you provide zero proof of this lie. ********** has been completely unprofessional and has portrayed extremely poor business practices and expect for us to pay for their shady practices. I need ********** to explain how we should’ve returned their keys or reverse their $190 for keeping the keys. I also need them to show proof of damage or reverse the $1200 fee for them wanting new carpet.
Business Response
Date: 06/25/2024
******,

Thank you for bringing your concerns to our attention. We look
forward to the opportunity to discuss your concerns and come to a mutually
agreeable resolution. A member of our corporate team has reached out to
you via email. Please respond at your convenience and we look forward to
connecting.

Best,

Sara H******** | Vice President Property Management
4901 Hunt Road, Suite 300
Cincinnati, Ohio 45242
Initial Complaint
Date:04/23/2024
Type:Billing 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.
I lived at two different Hills Properties for almost 4 years. I moved out of their property, *** ******* ** ****** **** on 3/10/24, after two years. They send my my final statement balance which included my refund of deposit, on 3/13/24. They deducted $300 from our refund due to only having 1 year left on the carpets that were not new 2 years ago when we moved in. All is fine I won't argue about that. My concern is I have yet to been refunded, the office can't help, no-one at cooperate is calling me back. It's been over a month and they told me to expect it the first week of April.
Business Response
Date: 04/29/2024
We appreciate you contacting us and allowing us the opportunity to
resolve your concern. Our District Manager, Crystal has been in
communication with the former resident regarding the refund check. We have confirmed
that this check was cut on 4/24 and mailed to the forwarding address on file.
Please let us know if there is anything else we can do to assist you and we
wish you the best of luck in the future!
Customer Answer
Date: 05/02/2024
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 check has arrived and now cashed. For future, I would recommend issuing residents money before it needs to be a BBB complaint! Good riddance Hills Property

Regards,

***** ******
Initial Complaint
Date:04/16/2024
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.
34 days after move out, instead of a returned security deposit I received an additional bill for carpet that they replaced due to 'pet damage'. This damage was not present when I turned in the keys and no damage was noted during my move out inspection, beyond standard wear & the age of the carpet. The leasing office claims that "once a resident has moved out we are unable to assist with any further inquiries or issues related to their account" and I have not received any response from Hills central billing office.

Additionally, I requested they re-evaluate the charges for rent and utilities for the last week of the lease, as the apartment was unlivable.

The leasing office scheduled a single-day renovation to occur Feb. 26th, the Monday before move out. During such time we did not have access to the apartment. This was something we were properly made aware of. However, upon returning to the apartment at the scheduled end of renovations at 6pm Feb 26th we found the space unlivable
- the toilets had been removed and not re-installed
- the sinks were removed and not re-installed
- the water to the apartment was turned off
- the door to the apartment was left open and without a lock
- renovation trash (carpet padding, food wrappers, and others) was left in the apartment that I had to remove

We remained without access to toilets and water for DAYS, even though the leasing office was made aware on Monday. Water access was not restored until Thursday Feb 29th and toilets had not yet been reinstalled at the time of key turn-in to the leasing office at 5 pm Feb 29th.

When water access was turned on, the sinks were also left improperly installed, leaking water onto the floor. The leasing office was notified during key turn-in of the issues to which they responded "we are aware of the issues, the renovations in that building [9680] have been a shit show".

I requested adjustment of rent and utilities, to compensate for uninhabitable conditions from Feb 26- Feb 29.
Business Response
Date: 04/24/2024
******,
Thank
you for bringing your concerns to our attention. We will be reaching out to
Central Billing to request an adjustment for four days of rent. It was necessary to replace your carpet due to the pet
odor and urine that was discovered upon lifting the carpet during your move-out
inspection, as notated on your move-out form by our maintenance team.

At
your earliest convenience, please reach out to Central Billing using any of the contact information listed below as they will
have the adjusted amount owed and can work with you on payment and resolution
of the account. Thank you again for allowing us the opportunity to help.

Central Billing Contact Information:
Phone Number:
###-###-####

Mailing
Address:
Central
Billing
** *** ***
******** ** *****

**************************
Initial Complaint
Date:05/07/2023
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.
my wife and i have been residents of waterford pl. for going on 5 years. on mar. 6 2023 ********* installed internet service in all of the apt. in our complex. for some reason this has caused problems staying connected to the internet it constantly goes in and out all of the time , after a week of putting up with this and after 3 phone calls to *********, they seny a tech out. he was here for 1 1/2 hr. this did not resolve anything so we tried and gave it another week, this was so frustrating we had another tech come out. he changed the router and said he didn't know what else he could do. after a few more days of frustration we hooked our modem and router back to spectrum. i srongly thing tha we should be able to opt out of this service that we had no choice in getting. it's just no right to have to pay for something we cannot use ,please give us a way of opting out of *********
Business Response
Date: 07/25/2023
Our District Manager, Sarah H***, met with the resident on 7/21 at ********* ***** in person to discuss the issue at hand. She arranged for **** ***** to return to the home on Thursday 7/27. We believe this complaint to be resolved. Thank you!
Customer Answer
Date: 07/25/2023
Better Business Bureau:

I have reviewed the response made by the business in reference to complaint ID ********, and have determined that this does not resolve my complaint. For your reference, reasons for rejection are included below.

Regards,

***** *******
Customer Answer
Date: 07/26/2023
for the third time 2 technitions came to our apt. and the problem was not corrected sarah has set up an addional visit from altra fiber on july 27, if the problem is not corrected on this visit i hope that we would be able to opt out of this service, it has been very frustrating since this we had no choice in this matter, we will be charged 75 dollars a month when our new lease is renewed, i've been very satisfied with the service i'm currently getting and it only costs me 30 dollars a month. we will have to see what happens on the technitions visit tommorow thank you very much. ***** *******

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