Complaints

This profile includes complaints for American Homes 4 Rent's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

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  American Homes 4 Rent

  280 Pilot Rd Las Vegas, NV 89119-3532

  
• 

  American Homes 4 Rent

  7021 Albert Pick Rd Ste C Greensboro, NC 27409-9533

  
• 

  American Homes 4 Rent

  3923 Coconut Palm Dr STE 110 Tampa, FL 33619-1356

  
• 

  American Homes 4 Rent

  9012 FM 1976 Ste 201 Converse, TX 78109-2249

  
• 

  American Homes 4 Rent, LLC

  2100 Gateway Centre Blvd STE 120 Morrisville, NC 27560-6228

  

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:08/05/2025

  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.

  American Homes 4 Rent sent an unlicensed contractor out on 8/4/25 to refloor the stairwells in our rental home. As it is summer the windows were closed and the ** was on. The contractor performed the service and used adhesive that contained VOC's which contains toxic fumes. The contractor did not ventilate the house in any way or take any steps to expel these fumes. He just left the house without any warning to my ******* wife was completely unaware of the hazard; she assumed it was just an odor that would decrease over time. When I arrived home from work over 6 hours after the maintenance was performed it was clear to me upon entry the ** system had spread the fumes all throughout the house causing her to have *******************, headaches, nasia, ETC. This is simply unacceptable and a major health hazard. I removed my wife from the house overnight and opened all the windows and doors to properly reduce the fumes.When the formal complaint was sent to American Homes 4 Rent no corrective action was done to ensure it would not happen again. They just told us the issue was between us and the contractor they provided.Our concern is this could happen again with a much more serious outcome.

  Customer Answer

  Date: 08/05/2025

  Contact by the business.

  Business Response

  Date: 08/13/2025

  The company received and reviewed the following BBB complaint. We escalated this matter to our local team. We have contacted the vendor and will use the residents feedback to improve our processes moving forward. 

  Customer Answer

  Date: 08/13/2025

   
  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:07/28/2025

  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.

  Uninhabitable Living Conditions I rent a home from American Homes for Rent and as of July 19th, 2025, my family and I do not have a working ** unit. I have called every day since to complain and request emergency assistance and every representative that I spoke to has apologized for the inconvenience and claims that it would be taken care of ****. No one mentioned that this company does not have an urgent/emergency department at all and that in the event of an emergency/crises. Their tenants would have to wait until the weekday. They did not offer us any ** portals or compensation options until I asked. days after the ** broke down and when I did, they said that no portable ** units were available and that they would only reimburse me $150 a night if I stayed at a hotel. There are no decent hotels in my area for that rate a night and staying at a hotel would include extra expenses like FOOD which they would not reimburse. I have had to buy food daily because of this situation because it's too hot to make anything in the home with temperature reaching over 90 degrees. We will not be able to make rent on time because of all the money we're spending to remain cool and eating out. I don't know if I'm doing the right thing by reaching out to you because my family has advised me not to in fear that this company would find a way to break our lease or not rent us the home. We don't have anywhere to go if that happens, but I figured it was worth a shot. You can now feel the moisture in the air and I'm afraid of developing mold. Could you please direct me to other ways to find assistance if this is not necessarily the right source? Thank you for your time.

  Business Response

  Date: 08/06/2025

  The company received and reviewed the following BBB complaint. We escalated this maintenance work order with our team and contacted the resident. The company is completing the maintenance issue(s) promptly. Once the maintenance issue(s) is resolved, the local team will review the work order and maintenance timeline to determine the options available to resolve this case to the residents satisfaction. Our local team will reach out directly to the resident. 

  Customer Answer

  Date: 08/11/2025

  The company has fixed the ** unit on the afternoon of July 29th, after 9 days without any provided ** portables, fans, or offer of any compensation for the financial hardship this situation put on the household. Thank you to whoever allocates these complaints. My family and I are very grateful. 

  Customer Answer

  Date: 08/11/2025

   
  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.

  Consumer

  Most Recent Message

  Date Sent: 8/11/2025 1:01:27 PM
  The company has fixed the ** unit on the afternoon of July 29th, after 9 days without any provided ** portables, fans, or offer of any compensation for the financial hardship this situation put on the household. Thank you to whoever allocates these complaints. My family and I are very grateful. 

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

• Initial Complaint

  Date:07/28/2025

  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.

  3/1/24 -6/6/25 I emailed the resident manager ******** giving my 60 day notice for asking to move, for safety reasons. I also let her know that I was a SA victim and that I needed to move asap I was told on several occasions that they would need to talk to the Legal team to see if I could Transfer I asked the resident manager on 6/19/25 if I could be granted a few extra days to clean out the old house and make sure I would be able to get some of my $1750 deposit back. I moved all my things out and it took 2 days to clean the house remove trash, clean the things that you are supposed to clean when you move out a house. *. ****** emailed on 6/24/25 letting me now she would adjust the date to Wed. July 2. On 7/2/25 I emailed *. ****** letting her now that the house was cleaned on top of them having to do a make ready on the house and normal wear and tear that the house was cleaned from top to bottom. I took pictures and emailed her the pictures on 7/2/25. Woke up on 7/3/25 and I was charged $150 for 2 days for cleaning when that was never agreed on nor discussed but that is that sneaky overcharging billing AMH does. I let *. ****** know that I was not gonna pay that $150 and those fees needed to be removed off my ledger. That I was never told that I would be charged when I was not staying at the house anymore but I wanted to clean it out. 7/8/25 I received an email from the *. ****** regarding my move out charges. Move out charges over $4000 which is over board and outrageously high if the home has to be cleaned and make ready for the next tenant by the management company anyway. To me that is discrimination against a parent who has small kids who can't avoid the dirty walls and they want to charge $2400 for dirt and dirty walls from a house that has been used and lived in for over 4 years. Overcharge excessively billing. I was discriminated against ignored when I asked to relocate because of my SA. But the ongoing disregard for ones safety is to much.

  Customer Answer

  Date: 07/28/2025

  Excessive Billing charges so they won't have to never give the tenant they deposit back .I also have pictures of the condition of the property when I left. 

  Business Response

  Date: 08/06/2025

  The company received and reviewed the following BBB complaint. We escalated this matter to our local team. Our local team reviewed the move-out paperwork and found all charges to be proper. We are unable to provide the desired resolution being sought in this case.

  Customer Answer

  Date: 08/09/2025

   
  Complaint: 23659980
  
  I am rejecting this response because:

  unfair charges house was cleaned too to bottom and still excessively charged outrageous charges 
  
  Sincerely,
  
  ********* *****

  Business Response

  Date: 08/12/2025

  All charges were supported by documentation and applied according to the lease. We believe the charges were fair and in line with company policy and the lease agreement.

• Initial Complaint

  Date:07/28/2025

  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.

  These are the issues that have happened so far since moving in:Shelf fell in the closet due to not being in studs. Oven door fell off and broke Foundation crack in main entry Rusted air vents Mold behind fridge at move in or shortly after (an entire wall was replaced)Fridge caught on fire No grass in back yard at all. ** broke and not repaired for 22 days ** is still clogging often and leaking inside (has happened numerous times)No drip pans for the ** which is not up to code Water heater cracked and leaked (replaced)Main water line leak and mild flooding in garage with mold Mold in master bath Ant infestation in master bath, coming out of sink drain, shower and bath drain and air vents (never resolved but it comes and goes)Studs coming through ceiling in all kinds of places Fence rotted and replaced Garage door broken and replaced at move in Water damage to flooring and baseboards from ** issues, continual Hallway bath - hot water is cold and cold water is hot (has not been fixed still, properly)Roof shingles broken Wood root all around windows and roof edging Front door lock was broken after an attempted break in, never fixed (missing a lock inside still that *** never replaced)Front door is cracked from attempted break in, never repaired but reported When cleaning the baseboards, all the paint came off, had to repaint them. Per the vendor that came out today for the mold in the garage, there is mold all in the HV** system which is why there is condensation in the lines and rusting on the vents. Currently dealing with a mold problem through out the home. I have autoimmune disorder, asthma, and am highly allergic to mold. We have been complaining since January 2025 consistently about mold. Since 2021 in general about mold. I can not reside in the home as it makes me literally physically ill - migraines, body aches, stuff nose, sore throat. The moment I am out of the house within an hour or so I am back to normal. No one will reply to our pleas.

  Customer Answer

  Date: 08/05/2025

  Update as of 8/5/2025:

  My family and I have been in contact with ******, the Senior District Property Manager and he has been gracious enough to handle our concern with urgency and with a positive (for now) outcome. Our lease as been terminated with no penalties (so far) and ****** has graciously been working with us on the financial aspect of things with a short, sudden move and having to find a new place to go. We appreciate ******** attention to this matter and his continual follow **** He, since originally moving into the home in 2021, has always been wonderful. It was once he was no longer our property manager that things changed and we were not able to get ahold of our current one for nearly anything. We are in the process of moving out so we will see what happens with the fees and what "damages" they try to pin on us. I am writing this in good faith that we will not be "screwed over" financially in the very end of this as we simply just wanted out of our lease due to the mold and would not be moving otherwise. Texas tenant laws do state we are in the right as far as ending our lease due to the mold. Our dog also did pass away due to hypothermia after our AC wasn't replaced for 22 days last summer and we are hoping that will not need to be brought to light any further. I will post an update once the final bill for damages comes as we have heard some crazy stories from fellow AMH renters about the move out process and it seems very scary. Due to the nature of the mold situation, we are not able to clean out the way we wish as moving out is of urgency with my health conditions

  We are thankful for how they are currently handling our situation and wish no ill will from or to AMH. If it were not for ******, I don't think this would have been a better outcome. He has always been kind to our family, so thank you, ******.

  At this time, we will say this has been respectfully resolved. (pending the damage claims)

• Initial Complaint

  Date:07/22/2025

  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.

  AMH Wrongful Charges and Refund Withheld Resolution Sought.Actions Sought.-Refund issued of 2687 security deposit -Recalculation of utility bills to correct property exit date of 5/31/25, not improper date of 6/3/25.-Cancellation of Improper charge of July rent and late fees, as beyond-adequate notice to vacate was provided per lease terms.On 6/62025, AMH Posted a bill for $4,055.94 including utilities, and fees which are incorrect or inappropriate, as detailed and broken down above, with supporting documentation provided. $2687 was paid as security deposit on 7/13/2021, and AMH has refused to respond to any requests for due refunds, nor correction of utility bills & other fees charged, even with elevation of issue from property manager, to senior resident manager, and also to the regional, with no response. Multiple calls and emails were made to AMH customer service with customer service agents but no ********************** property Mgr responded.We are inappropriately charged the months rent of July even with provided 40 Days notice to vacate, and the utilities are dated till 6/3/2025 when property had been vacated on 5/31/25, and another notification email was sent again on the day property was vacated, despite no results from multiple calls to AMH.AMH Final **** Sewer 4/10-5/10/25$39 Trash 4/10- 5/10/25$23.13 Water 4/10- 5/10/25$42.94 ****************************************** 4/22- 5/20/25$298.97 Inappropriate Charges Rent (06/2025)$2535.29Invalid. Property Vacated 5/31/25Month to Month Rent (06/2025)$538.00Invalid. Property Vacated 5/31/25 Final Electric 5/21- 6/3/25$134.02Incorrect. Property Vacated 5/31/25 Final Sewer 5/11/25- 6/3/25$30.19Incorrect. Property Vacated 5/31/25 Final Trash 5/11/25- 6/3/25$17.91Incorrect. Property Vacated 5/31/25 Final Water 5/11/25- 6/3/25$33.24Incorrect. Property Vacated 5/31/25 Late Fee$100 Invalid. Incorrect billing even after 40 day notice given

  Business Response

  Date: 08/05/2025

  The Company received and reviewed the following BBB complaint. We escalated this matter to our local team. Our local team reviewed the move-out paperwork and, in a continued effort to ensure resident satisfaction, we revised some of the charges on July 23. The matter is believed to be resolved to the satisfaction of both the resident and the company.

  Customer Answer

  Date: 08/10/2025

   
  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. Thank you SO much for the service you provide, even if sometimes it still leaves the customer without proper voice, the fact that your company exists, makes ANY victory treasured. Thank you again.
  
  Sincerely,
  
  Omosanjo Bakare

• Initial Complaint

  Date:07/18/2025

  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.

  Came home from vacation a horrible smell in my home. I tried to identify where the smell was coming from as I had taken out all the trash prior to leaving. I finally figured out the smell was coming from the fireplace and figured an animal might have gotten stuck and died in there. Where I live it was getting very hot reaching up to 100 degrees some days, especially while I was gone. Contacted the maintenance team and let them know it was an emergency-no response. Called the emergency line after a few days of not getting a response and then said they would connect with a vendor. Took a few days and I finally got an email they had assigned a vendor, and the vendor would get back to me in 24/48 hours. The vendor never reached out to me and after 3 days I emailed and called them, no response. It took multiple calls and emails to ever recieve one response from them and still no service has been scheudled. Called back my property management company to let them know about the vendor and they would not provide any help other than telling them to contact me. This isn't the first time I have not had a response from the company, my own property manager won't respond to emails or calls made directly to him.

  Business Response

  Date: 07/25/2025

  The company received and reviewed the following BBB complaint. We escalated this maintenance issue with our team and have been in contact with the resident. The resident has resolved the maintenance issue. In a continued effort to provide superior customer service, the local team reviewed the work order and maintenance timeline, and concessions were offered to resolve this case to the residents satisfaction. The resident should receive a refund within 1 to 2 weeks. The matter is resolved to the satisfaction of both the resident and the company.

  Customer Answer

  Date: 07/25/2025

   
  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:07/18/2025

  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 have contacted AH4R numerous times about a gas smell and a faulty working gas stove. The pilot light doesnt light properly, top takes too long to ignite then a p*** of flames comes out. And gas fumes accumulate in pockets and linger in the house it is also not vented to outside They sent a few techs out to fix it. Still the probs exist also burning food and cooking unevenly in oven. One tech said it needed to be replaced looked like it was from the original in 1980s. The probs were getting worse. I demanded a person from the gas company come. They did validated my concerns and red tagged the stove turning it off. The CO alarm he had went off with a very high reading and he said the pilot light was faulty and there was a leak in the gas line itself. He contacted my property manager. I have had very little cooperation from my property manager. Crickets. So I contacted the maint head. Then there was someone coming to cap the line for a new stove. Then they canceled said **** canceled no explanation. Then ********** says they are coming with a gas stove. I specifically asked for an electric stove since my son has mild asthma and all the research which I sent then states that gas stoves can be dangerous to your health. Again they say no and no response concern ir empathy! I have been without a stove since 7/11/25 it is now 7/17/25. I am a single mom and teacher I have to go to my moms to have dinner everyday and cook. I had to buy food that was microwavable because I have no way to cook food for my children who AH4R have no concern for! I have lived her since 2021 paid rent every month on time!

  Business Response

  Date: 07/25/2025

  The company received and reviewed the following BBB complaint. We escalated this maintenance work order with our team and have been in contact with the resident. The company has resolved the maintenance issue. The matter is resolved to the satisfaction of both the resident and the company.

• Initial Complaint

  Date:07/18/2025

  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.

  5/27/25 Submitted work order for major clog and leak in upstairs bathroom leaving it unusable 6/16 Called AMH to request update; they sent a message to Triad 6/18 Received email to confirm appt for 6/20/25 between 1pm and 5pm 6/20 AMH Tech replaces faucet. After a brief shower, second level floor bubbling with water, downstairs ceiling, fan, outlets, walls, and AC vent pouring water in living room, through siding of home and flooding the patio. Called Emergency Maintenance during which they used outdated photos to direct me to mess with water, gas, and electrical switches and gauges. I reported intense concern with what was being asked of me and continued to request emergency maintenance. After four hours, they agreed to send a vendor. AMH confirmed submitting a critical plumbing work order.6/21 Called/Emailed Property Management (PM), no response. Called maintenance, they stated they never submitted a critical plumbing work order, and did it at that time.6/25 AMH continued to deny repairs to the electrical system and the floor, approved painting over the water damage. Spoke with maintenance for approval. 6/26 Vendor replaced ceiling fan, electric wiring. Called/Emailed PM- no response. 7/7 Called PM- no response. 7/8 Emailed PM- received response from District Manager (DM) for the Triad, approved all repairs.7/10 Vendor reported repair requests were denied, could only paint. Contacted DM, reported she would send a follow up email, and offered a walkthrough for 7/11. No email received. 7/11 Contacted DM to confirm walkthrough. DM texted that it was her anniversary so she was "taking the day". Sent alternative times, no response. 7/14 Emailed/Texted DM with further alternative times, no response.7/15 Emailed/Texted DM stressing urgency with lease renewal pending and further damage to the home from painting over it. No response. This was the direct result of an AMH Tech incorrectly installing a faucet, they are directly responsible for this damage.

  Business Response

  Date: 07/25/2025

  The company received and reviewed the following BBB complaint. We escalated this maintenance work order with our team and contacted the resident. The company is completing the maintenance issue(s) promptly. In a continued effort to provide superior customer service, the local team reviewed the work order and maintenance timeline, and also offered concessions resolve this case to the residents satisfaction. Our local team will reach out directly to the resident.

• Initial Complaint

  Date:07/18/2025

  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.

  We moved out of an AM4H home in *********, ** on 6/28. **** conducted an inspection and took possession of the home on 7/1 as shown in their records. On 7/4, we were sent a move out inspection report which included two fraudulent items. None of the photos included in the inspection report showed any signs of damage or wear and tear. On 7/7, we emailed back a formal dispute of charges as per Nevada real estate law with a line by line dispute for each item including the relevant Nevada law. The two fraudulent items were: (1) AM4H staff removed air filters and proceeded to report them missing, (2) sliding door blinds were reported missing when they were not in the home upon move in. Another charge was for full cleaning of the home, we had the home professionally cleaned on move out and provided a receipt to the company. It should be noted the home was dirty and we were forced to clean it before we could move in, this was reported on the move in inspection report. On 7/16, we received the final security deposit accounting statement with no mention of our dispute of charges. This statement included all items from the move out inspection (included $442 cleaning fee) along with additional charges. The additional charges included final utilities, utilities for a previous month that had been already paid, and a final rent payment for a period of 16 days after the company had taken possession of the home. In addition to these charges there was a supplementary set of charges for rent for the same period of days to be paid in addition to what was included against the security deposit. The additional charges added to the move out inspection were strategically adjusted to account for the total security deposit. I believe these additional charges along with the double rent charge for a period after our move out is in retaliation to filing a dispute against the charges and implying that the company was including fraudulent charges.

  Business Response

  Date: 07/25/2025

  The Company received and reviewed the following BBB complaint. We escalated this matter to our local team, which contacted the resident to request the specifics of the security deposit dispute. Our local team will review the move-out paperwork and revise the move-out charges, if warranted. Our local team will reach out directly to the resident.

  Customer Answer

  Date: 07/28/2025

   
  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:07/18/2025

  Type:Sales and Advertising 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.

  While the maintenance department is good, the property and property management, not so much. We rented this home without being able to view it before move in. That should've been our red flag. Weve had leak issues 3 times upon move in. Weve had a fan break and other damages to the home upon move in. Since the first night we moved in, we've also been dealing with roaches from their previous tenants. The property manager stated upon their inspection, they did not see any roaches...that's because they come out at night, not during the day and even my pest control said they'd tell AMH that. I told her we would not have moved in had we known this problem existed. I hired a pest control that is having a hard time getting rid of them. I let the property manager know this. She said she'd try to get me refunded for pest control. Haven't heard a peep back. So, now, my little family is having to live with roaches because of this company. We just started the lease 2 months ago. We will not be renewing the lease come next year and I have contacted my attorney to see if theres anything we can do about this. I can't even let family come visit because I'm afraid they'll see one of the roaches and I'd be embarrassed. I've never had roaches and have had to ask the pest control to come back weekly to spray, not understanding that this could take awhile to get rid of according to the pest control I hired. I'm just hoping and praying no roaches get in my things. I've barely unpacked because I'm afraid of the roaches getting into my things. I'm constantly cleaning even though the pest control said that wouldn't help much with as bad as this is. Pictures are of the damages of this property upon move in and ***** problem.

  Customer Answer

  Date: 07/18/2025

  The property manager has been in touch with me on how to rectify this situation. She tried claiming she didnt realize the severity of the situation. By law, in **, it is the landlords responsibility to provide pest control. I had to initiate pest control instead on my own accord. Included are the emails between she and I. Twice, she tried blaming me instead of taking responsibility for her lack of actions. It would not allow me to add all of our conversations. 

  Customer Answer

  Date: 07/18/2025

  I have let the property manager know the BBB has been contacted since all she wanted to do was blame me and not take responsibility. Ive been in contact with my lawyer. Ive also been in contact with the pest control I hired as well and they are getting a paper statement ready that this ***** issue has been ongoing before I moved in. 

  Business Response

  Date: 07/23/2025

  The company received and reviewed the following BBB complaint. We escalated this maintenance work order with our team and contacted the resident. The company is completing the maintenance issue(s) promptly. Once the maintenance issue(s) is resolved, the local team will review the work order and maintenance timeline to determine the options available to resolve this case to the residents satisfaction. Our local team will reach out directly to the resident. 

  Customer Answer

  Date: 07/24/2025

   
  Complaint: 23602142
  
  I am rejecting this response because: You all hired Orkin for a courtesy pest control. Something that should have been done upon my first complaint of roaches. I have already hired a pest control 2 months ago. You all rented to us under false pretenses. The ***** problem should have been handled well before move in, along with all the other maintenance issues weve had since move in. The oven was just fixed last week. I would at least like the remaining of my contract with my pest control paid for, by you all every month. Thats $59 each month for the next 10 months. I would also like, at the bare minimum, of one month free of rent due to the hardships and mental stress this has caused my family and I. 
  
  Sincerely,
  
  ***** *****

  Business Response

  Date: 08/05/2025

  We are unable to provide the desired resolution being sought in this case.