Complaints

This profile includes complaints for Howard Hanna Real Estate Services's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

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  Howard Hanna Real Estate Services

  119 Gamma Dr Pittsburgh, PA 15238-2982

• 

  Howard Hanna Real Estate Services

  200 W 3rd Ave Warren, PA 16365-2332

• 

  Howard Hanna Real Estate Services

  1001 Beaver Grade Rd Coraopolis, PA 15108-2905

• 

  Howard Hanna Real Estate Services

  150 W Beau St Washington, PA 15301-4425

• 

  Howard Hanna Real Estate Services

  2565 W 8th St Erie, PA 16505-4430

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:05/31/2025

  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 am the recent buyer of a property in ***********, **. The sellers were represented by an agent out of the Howard Hanna ************************* I have written directly to the office manager, ***** ******, and a Howard Hanna Vice President, *** *********, repeatedly to formally address several breaches of the Post-Settlement Possession Agreement (Agreement) related to the sale of the property. Despite repeated efforts by my agent and team and myself to resolve these issues directly with the ******************** and with the corporate office, they remain unresolved.Specifically, concerns include the sellers failure to comply with the terms of the Agreement, as well as what appears to be a failure on the part of the sellers' agent to ensure the required post-settlement possession deposit was collected in accordance with the Agreement. I will pursue mediation with the sellers as per the post-settlement agreement, but believe the failure of the agent to collect the deposit is the sole reason the post-settlement deposit has not been paid to me as the photographs, receipts, and estimates support the claim. Timeline: After no progress was made through my agent/team communicating with Howard Hanna for the two weeks following March 14, 2025 settlement, I wrote to the ************** manager on March 31. There was continued communication between my agent/team and Howard Hanna, and then nothing. I sent an email to *** *********, HH VP, on May 18, and received a response on May 19 that he was reviewing my letter and discussing the case with the agent and manager and would get back to me within the week. I heard nothing, and sent a follow up email on May 27. I have had no *********** goal has been to work collaboratively with Howard Hanna to reach a satisfactory resolution that avoids the need for legal action and prevents further liability on the part of the sellers, and avoid out of pocket legal costs and further lost time and wages for myself.

  Business Response

  Date: 07/02/2025

  To whom it may concern,

  My Name is William P. Bresnahan II and I am an attorney authorized to respond to this complaint by my client Howard Hanna.   The following is my clients response to the subject matter complaint:

  Howard Hanna and its agent represented the Seller/listing on this transaction

  Upon and after closing the Seller requested and was granted occupancy for 3-5 days after the closing

  Consideration for this continued occupancy $2,000 was to be escrowed from the closing proceeds

  Seller moved out at the end of the agreed upon time frame

  Approximately 2 weeks later the Buyer and their agent inspected the property and observed "trash" on the property

  Buyer's agent contacted Howard Hann's agent and demanded the $2,000 in order to "clean up" the "trash"

  Seller offered $500 to settle this matter

  Buyer denied this offer

  The Closing company was an authorized Keller William attorney

  This individual was to escrow the $2,000 at the time of closing but failed to do so

  Negotiation continued between the Buyer and Seller but were not successful

  Buyer then requested Mediation 

  as recently as 7/1/25 a settlement has been reached and the $2,000 will be given to the Buyer in order to settle this matter

  The settlement documents are being circulated as this response is being submitted

  Customer Answer

  Date: 07/02/2025

  Better Business Bureau:
  
  
  
  I have reviewed the response made by the business in reference to complaint ID 23402844, and have determined that this does not resolve my complaint.  For your reference, details of the offer I reviewed appear below.
  
  
  
  Statements made by Howard Hanna in their response are false and disrespectful.  I, and my agent, expressed concern with the state of the property immediately on March 17, 2025, in the presence of the seller's agent.  "Trash" included multiple areas of household and hazardous waste across the 3-acre property and nearly an acre of dog waste.  The $500 mentioned in HH's response was NOT related to the concerns raised about the condition of the property when I had the final walk through and received keys, but was instead a concession made in negotiating the post-settlement agreement specifically for the cleaning of ducts, something that was clearly communicated in the request by me and acceptance by the sellers.  The request for the $2000 following settlement was supported by receipts and photographs outlining the remediation needed to make the home habitable because of the condition left when the sellers moved out.  I, and my agent/team, made multiple and repeated attempts to resolve this issue amicably over the course of three months and were met with resistance from the seller's agent's office.   The seller's agent failed to collect an escrow check from the sellers as was required by the post-settlement agreement, a clear breach of the contract, and his office was not willing to work with me or my team.  It was not until I reached out to Howard Hanna regional management requesting support, did not receive a response, and ultimately filed mediation paperwork and a complaint with the BBB, that any attempts were made to resolve this issue.  Today, July 2, 2025, I received a money order dated 3/31/2025 for the amount of $2000, handed to me by Sam Angelucci, which resolves the matter of the required post-settlement escrow.  Mr. Angelucci also refunded to me the $100 mediation application fee, as the post-settlement agreement stated that the sellers would be responsible for court feels related to failure to comply with the post-settlement agreement.  It is truly disheartening that the HH Airport team and the individual who responded to this BBB complaint put forth so many untruths about what should have been a simple, professional transaction.  I am hopeful that Howard Hanna conducts a thorough investigation of the missteps by this agent/team in this matter.
  
  I am satisfied with the receipt of the $2000 escrow check and $100 mediation application refund.  I will terminate my request for mediation and am seeking no further compensation related to this matter.
  
  Regards,
  
  
  
  Gretchen Murchison

• Initial Complaint

  Date:03/01/2025

  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.

  Complaint Description 3/1/25 against Howard Hanna Real Estate Services / ****** ****** - ********* ******** ***** Between 11/18/24 and 11/22/24, ******* ****** was contacted (not in person) by someone illegally misrepresenting themselves as myself. This fraudulent perpetrator claimed to own my property on ************* / ************. This person enlisted the assistance of ******* ****** in her context as realtor in the firm Howard Hanna Realty to list my property for sale, and then arranged with ******* ****** contact information back to the fraudulent perpetrator should any money be paid for the sale of my property. ******* ****** requested only a picture of the fraudulent perpetrators drivers license for verification of his identity. The fraudulent perpetrator e-mailed ******* ****** an illegal false representation of my North Carolina drivers license. ******* ****** did not request any secondary supportive documentation from the fraudulent perpetrator to confirm his identity, nor arrange to meet the fraudulent perpetrator to review the property prior to listing the property for sale. Agents of Howard Hanna Realty firm then trespassed onto my property to take photos for the fraudulent MLS listing. The Howard Hanna Realty firm then initiated an MLS listing for my property without comparing value of my property to appropriate comparable properties, and listed a price for my property far below its actual fair market value. When this activity was brought to my attention, I contacted ******* ****** / Howard Hanna Realty to insist they immediately take down the fraudulent advertisement of my property for sale, which they did on 11/26/24. Since that time however The Howard Hanna ****** firm has not cooperated with me in identifying the fraudulent perpetrator, nor have they cooperated with me in limiting the financial damages I have incurred as a result of this incident. *** ****** III ***************************************************************************************

  Business Response

  Date: 03/07/2025

  I am General Counsel for Howard Hanna Real Estate Services (HH). Please accept this letter as its and 
  ******* ****** response to the complaint. Please direct all future communications to me directly. On or about 
  November 4, 2024, an individual claiming to be ****** ****** contacted ******* ******, a licensed real estate 
  agent in ********* who is affiliated with **, to list his property for sale. It is not unusual for listing agents to 
  communicate with their clients via email or text messaging and have transaction documents signed electronically. 
  Ms. ****** had no reason to believe this gentleman was not ****** ******. In fact, Ms. ****** requested seller 
  provide a copy of his drivers license which he did. This seller then requested typical information for a listing which 
  included a competitive market analysis which Ms. ****** provided. The seller determined the listing price which 
  Ms. ****** is required to follow the instructions of her seller. 

  
  During the listing, Ms. ****** received several inquiries about the property from other agents which she 
  forwarded to this seller and which the seller provided further information. Again, at no time did Ms. ****** have 
  any reason to believe this seller was not ****** ******. On November 23, 2024, the actual owner ****** ********************************* about why she had his property listed for sale. Ms. ****** immediately took the listing of the 
  Multiple *************** and sent an email to all agents in the market warning to beware and this property is not for 
  sale. Ms. ****** removed the for sale sign from the property. Ms. ****** also contacted the Rockbridge County 
  Sheriff and they told her that Mr. ****** should contact his local police department in *********, **. On November 
  27, 2024, Ms. ****** provided additional information to Deputy ********. 

  
  On December 17, 2024, Ms. ****** received a phone call from a ********* detective about this situation
  and the detective requested Ms. ****** email him all the information she had about the situation to which Ms. 
  ****** immediately emailed the detective all the information she had for the fraudulent client. Ms. ****** and HH 
  have fully cooperated and provided all requested information about the fraudulent seller to the investigative 
  authorities. Thank you for the opportunity to reply to the complaint.

  
   Sincerely,

  
  ****** S. ******
  General Counsel, Howard Hanna Real Estate Services

  Customer Answer

  Date: 03/08/2025

  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, details of the offer I reviewed appear below.
  
  The documents provided by Ms ****** simply show she sent the contact information from the fraudulent perpetrator to law enforcement agents as requested of her.   The response from Howard / Hanna Realty Servcies general counsel simply indicate the historic facts of the case.   The real problem here is that the Lexington Howard / Hanna office was grossly negligent in their professional duties which then enabled this crime to nearly become a catastrophe.   I have spoken to a number of more experienced, and more highly regarded, realty agents in the ********** area and ALL the other realty agents I spoke with tell me that Ms. ******* actions / inactions qualify as professional malpractice in the following ways: 

  1.  Although it is not unusual for sellers to contact real estate services by e-mail or other virtual means,  the real estate agent should have REQUESTED AT LEAST A SECOND, AS WELL AS THIRD DOCUMENT TO CONFIRM SELLER'S IDENTIFICATION

  2.  Representing real estate agent should have requested to meet the seller IN PERSON, ON THE PROPERTY FOR SALE to review the site and confirm listing arrangements. 

  3.  In the case that a seller is asking property to be listed for an unusually low sale price, the responsible real estate agent SHOULD HAVE RUN COMPARABLE LAND LISTINGS TO SHOW THE WOULD-BE SELLER THAT HE / SHE IS SEEKING A SALE PRICE SIGNIFICANTLY LOWER THAN REGIONAL FAIR VALUE WOULD OTHERWISE INDICATE.  

  Because of this gross negligence which nearly led to catastrophe, and thus enabled a fraudulent perpetrator to commit a crime,  I believe the **************** of Howard / Hanna should close their business and the real estate agents there should stop practicing real estate.  ***************** deserves better than this, and indeed, the other real estate agents in the area practice MUCH more professionally than what Ms ****** has demonstrated.   

  The time I have spent researching and managing this debacle continues to result in financial damages to me, which I am monitoring going forward to document as malpractice / civil liability claims may result.  
  
  Regards,
  
  ****** ******

• Initial Complaint

  Date:11/06/2024

  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.

  I recently bought a house through a Howard Hanna Realtor and used Howard Hanna Mortgage Services to get a loan. I have not been overly happy with the service due to miscommunication, lots of new spam mail, email, and phone calls, and different results from what was discussed. The reason I am writing this is I received an email survey and it will not allow me to choose anything other than 5 star, it has an error when I tried the 3 stars I was going to rate them but if I put 5 it goes to the next question. Manipulation of reviews like this is unacceptable in today's world and people considering them need to know they are doing this. I would like their survey to work honestly.

  Business Response

  Date: 11/22/2024

  I am General Counsel for Howard Hanna Mortgage Services (HHMS). Please accept this letter as their 
  response to the complaint. Please direct all future communications to me directly.

  
  Ms. ******** relocated to *********, **** and purchased a home in **********, ****. She entered into a 
  purchase agreement in mid-August 2024 and closed on September 30th, 2024. Ms. ******** worked with an agent 
  in our ****** office to locate and purchase a home. ***** ******** is a loan officer with our mortgage company 
  and assisted Ms. ******** with her financing. The transaction closed with no issues and closed on time. Our first 
  notice of any issue arose with receipt of this complaint approximately six weeks after closing.

  
  **** uses a software provider named ************** to send out and receive customer surveys. HHMS 
  values customer feedback as a means of resolving customer feedback and with the principle of insuring a 
  professional and responsive service to our customers. Other than receiving a completed survey, ***** ********, the 
  loan officer, has no involvement in the customer survey process and/or with **************. 

  
  This complaint was filed on November 6, 2024, and upon receipt of the complaint, **** contacted our 
  software provider to report the issue in the complaint on November 7, 2024. The software provider researched the 
  issue and identified the computer glitch in their software. By November 15, 2024, the issue was identified and 
  resolved by ************** (see Exhibit A). On Monday November 18, 2024, **** notified Ms. ******** in 
  writing of the issue, the resolution and an invitation to complete a new survey (see Exhibit B). Exhibit C attached 
  is a copy of the generic five question survey sent to Ms. ******** and other customers.

  
  Thank you for the opportunity to reply to the complaint.

  
   Sincerely,

  
  *** F. ******
  General Counsel 
  Howard Hanna Mortgage Services

  Customer Answer

  Date: 11/22/2024

  
  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. While it is satisfactory for me, I hope that you resend the survey to all customers it was sent to while it was not working so you can give others the opportunity of writing honest reviews.

  
  Regards,
  
  ****** ********

• Initial Complaint

  Date:10/11/2023

  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.

  We moved out of our old house at **** **** ***** ******* ********** ** *****, and we still had a lot of our things inside the house that we needed. In less than a month, they put the padlock on the door and I have been trying to contact the property manager, ***** *********, but I got no response from her since. The only one I got a response from was an agent, Rob B****, who said that he would take care of it but didn't. Now when he hears me on the phone he hangs up. I even tried to talk to someone named George R*** and he tells me the same thing. I went as far as calling the corporate office and not only are they telling the same lie about doing something about this, but they would act like they would forget who I was entirely and my issue. I'm sure that this whole thing is the plot if the owner, ******* ****, because it wouldn't be long before she would change up with another property manager that would do these same things. She alone wasn't trustworthy, I know this for a fact. I don't know why they're all making this so hard. I just want the rest of my things out of my old house and I want to be done with these people ??.
  Contact Numbers:
  ***** *********-###-###-####;
  *** *****-###-###-####;
  ******* **** +** * ** ********* (Argentina) or **********@*****.com

  Business Response

  Date: 11/03/2023

  I am General Counsel for Howard Hanna Property Management (“HHPM”) and ***** *********. Please
  accept this letter as their Answer to the complaint. Please direct all future communications to me directly.

  
  On October 17, 2022, HHPM entered into a property management agreement with ****** ***** to
  manage a rental home that he owned at **** ** ***** ****** ********* ****. At that time, the owner was already
  under a lease with **** ********. Neither HHPM nor ***** ********* were involved in this tenancy.

  
  Within weeks of managing this property, the tenant and the Cleveland Metropolitan Housing Authority
  notified HHPM and ***** that the tenant was relocated to another rental unit on November 9, 2022. The
  complainant told ***** that she would move out all of her personal property and furniture. Over the next several
  weeks efforts to contact the complainant were unsuccessful. The owner did engage a company to remove the
  abandoned property from the unit. We have enclosed photos taken of the items the complainant left in the home
  that the owner had removed. The owner decided to sell the home and terminated our property management
  agreement.

  
  Thank you for the opportunity to reply to the complaint.
  
  Sincerely,
  
  Jon F. D*****
  General Counsel
  Howard Hanna Property Management

• Initial Complaint

  Date:08/12/2022

  Type:Product Issues
  Status:

  UnresolvedMore 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.

  In October of 2021, I was working with Howard Hanna and their agent Mrs. Trisan R******* to represent me in purchasing a home. I found a home and was set to close on that home in December of 2021. I gave Howard Hanna a check for the hand money. Three days prior to close, the seller backed out because he was not able to produce the funds for closing. The seller refused to sign the termination agreement, took the home off the market, and severed ties with his representing firm Keller Williams. The seller subsequently sold the home to someone else in early 2022. I am desperately trying to retrieve my hand money from Howard Hanna. Well over 180 days has passed since I signed the termination agreement. To my knowledge the seller has not filed any sort of formal dispute and neither have I.
  1. I have called, texted and emailed the Howard Hanna Fox Chapel Broker Ms. Michelle L****- No response received
  2. I faxed a letter requesting the return of my hand money to the Howard Hanna Fox Chapel office- No response received
  3. I sent a certified letter to the Howard Hanna Fox Chapel office requesting the return of my hand money - No response received
  4. I stopped past the office only to be told that Ms. Michelle L**** is the only person I can talk to and that she was on vacation for the next 8 days
  5. I attempted to call Mr. Jon D*****, General Counsel for Howard Hanna, he did not answer and his mailbox was full. I sent him a text message- No response received
  
  I simply want my hand money returned to me and I cannot get any answers from Howard Hanna.

  Customer Answer

  Date: 09/14/2022

  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, details of the offer I reviewed appear below.

  
  I have not heard anything else from Howard Hanna and I have not received my hand money back. 
  
  
  Regards,
  
  
  ******** *********