Complaints

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

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  Oakwood Management Company

  6950 Americana Pkwy Ste A Reynoldsburg, OH 43068-4127

  
• 

  Oakwood Management Company

  2677 Collinford Dr Dublin, OH 43016-8992

  
• 

  Oakwood Management Company

  2960 Abbot's Cove Blvd. Columbus, OH 43204

  
• 

  Oakwood Management Company

  5621 Warner Park Drive Westerville, OH 43081

  
• 

  Oakwood Management Company

  3691 Albany Chase Columbus, OH 43230

  

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:04/19/2025

  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.

  My parents and I moved into the Oakwood Properties Manufactured Homes in ******* ***** August 9th,2024. We were promised a trailer in the culd-a-sac and then it was sold out from under us. We were given a second chance option and this mobile home has a lot of problems that were fixed temporary to get it sold. I have turned in numerous repair orders and took them 6 months to repair a walk in shower that my mother ( she is 76 years old) has FALLEN OUT of 3 times and now it is still messed up. This shower has a drain that is popping out every time and there is MOLD and MILDEW that is still there. I have emailed and sent pictures to the managers in the office and to corporate and they are stating the TEXAS STATE STANDARDS law that they are required to do minimal to get the homes sold. I have been back and forth with this community office and them serving an eviction notice within 2 days after the rent was paid. They change the rules and regulations without notice to anyone. I feel that we were just pushed into the home that we were not happy with. Now they don't want to fix what was turned in as a repair. I will be filing a grievance with an attorney Monday 4-21-2025 because this is getting out of hand. I feel that this community is taking advantage of the elderly and making things up as they go.

  

  Business Response

  Date: 04/21/2025

  Hello, We keep receiving these complaints, yet they are for a completely different Oakwood Manufacturing home management company. Is there any way to create a rule so that these quit coming to Oakwood Management Company residential?

   

  Thank you!

  

  Business Response

  Date: 04/21/2025

  Hello, This has come to Oakwood Management Company in ***************** who manages all residential communities. We do not manage your property.

   

  Thank you!

• Initial Complaint

  Date:04/18/2025

  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 moved out of my apartment with their complex The ******* at ****************** November 9th of 2024. Upon my departure I was asked to provide my new address and to drop it off at their office. I did so and handed the written address to the leasing manager *****. A week later I was reached out via email (I have the emails retained if needed) of the same manager asking for my address once again, so I complied and sent it to them respectively and they followed up shortly after the same day confirming they received my email and will get in touch if needed. I never heard anything from her again. A month later I was reached out to from a woman in their management department at completely different location on 12/30/24 stating I received your resident file from the rental office at The ******* @ ******************. I do not see a forwarding address on file. So, Im contacting you by e-mail in hopes of obtaining one, as there is a balance due on your account after move-out. In the meantime, we have mailed out information regarding your balance due, to your former apartment address, in hopes that you may have placed a forwarding address request with the ****************************. I have Email confirmation that my address was updated and everything was good on my end so this did not make sense to me and I assumed it was a scam. Another reason I thought this was because I changed my address (and have confirmation) on the **** website on 12/19/24 so there shouldnt have been any issues if her statement was correct. I received nothing and checked my mailbox weekly. I received a call yesterday stating I have til the 22 of this month to complete the payment and pay a 100$ late fee or it will go on my credit history. I have evidence proving I complied in every way possible and they have all my updated info so I am not sure why I should be penalized? They say I have a late water bill that is the issue but all my emails from buckeye water shows I was on autopay and paid everything

  

  Business Response

  Date: 04/21/2025

  Hello Bo, I appreciate you bringing your concern to **. I have researched your complaint, and it seems the $100 in late fee charges were incorrect. We have honored the refund of the $100. I believe you were contacted by the collection agency today that those were waived, and you paid the remaining balance of $85.00.

  I believe we have solved this case.

   

  Let me know if you need anything further.

   

  Thank you!

  Oakwood Management Company

  Customer Answer

  Date: 04/28/2025

  BBB called the consumer using an automated calling system.  The consumer replied with a text message  with the number 1 indicating that their complaint was resolved and could be closed - see below for details:

  
  

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

  *****, **

  Apr 28, 2025 12:05 PM

  
  

• Initial Complaint

  Date:02/17/2025

  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.

  Signed a lease on 7/28/2024, the lease states it will keep the property safe and sanitary. There has been glass all over the parking lot, ice/snow not dealt with (I fell while 10 weeks pregnant where they did not care), car break ins, a sexual assault on the property, apartment break ins. They have not dealt or resolved anything. The cost per month is $1,200 and I want removed from this lease. Also, charged me over $300 for a poo print incident that was not true. They commit fraud and break their terms on the lease.

  

  Business Response

  Date: 02/18/2025

  Hello Ms. ************* have researched your complaint. It is unfortunate that the Canal Winchester/ ******** and many surrounding areas have reported a string of car break in's. From the reports I read they did catch the thieves. Unfortunately crime has no zip code or specific interest and can happen anywhere. We as the landlord are not held liable for acts such as this as again it can happen anywhere, anytime, grocery store, mall, etc.

  Due to the break ins that did create areas on the asphalt to have glass, the site team spent a lot of time cleaning up what they could, due to the inclement below freezing weather some of it was unable to be removed and until a thaw unable to get every piece.

  The recent snow that fell in the area was under 2"- We do not have our professionals remove snow unless 2" and above- this is industry standard. Our service technician did come out and apply salt. However, with the below freezing temps, salt struggles to work at certain temperatures- our of our control.

  In regards to the Pet waste fine- I do read the report that it was in fact your pet matched the f**** we sent off to Poo Prints. This is an established company, that we pay money too so that we can catch those who are violating the pet policies on our site. This is 100% proof as it is based on the *** of your Pet.

  At this time, if you are wanting to break your lease, you can contact the office. We do offer a Lease Buyout or Break option to terminate your legal contract prior to its date of expiration. With the findings there will not be a credit or refund to your account.

  Thank you,

  Oakwood Management Company

• Initial Complaint

  Date:02/14/2025

  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.

  The retreat at canal property on gender road in ****************, which is managed by oakwood management is where I currently live. About 3 weeks ago my car window was smashed and nothing was done. The leasing office ignored my calls and has since began to harass me when I asked what they would do about my car. Because I dont feel safe and wish to move out, they say I will have to pay fees to break lease. The weekend following the incident with my car, another 7-8 cars were vandalized and had the windows broken into because the office failed to implement a single security measure. They still constantly harass me when I ask if any security measures have been put into place. I do not want any reputations for the car window at this point I just want to move somewhere without having to break lease/pay an insane amount of fees (this would normally be part of the contract but I feel it should not be upheld when the management can not keep the property safe). I fear for my life here as there have been many break ins since I have moved in and want the safety of myself and the other residents addressed, as well as the inadequate leasing managers in the leasing office.

  

  Business Response

  Date: 02/18/2025

  Hello *******,

  We appreciate you reaching out and sharing your issue. I have reviewed your complaint and request. It is very unfortunate that your car was broken into. I just researched the ****************, ********, and surrounding areas car theft reports, and it seems it is happening in several location across the city. The city says there have been a rash of car break in's in many areas.

  Because crime can happen anywhere, and in the lease we are not liable for it, we are unable to let you break your lease with out the penalty. Your lease is a binding contract in which we hold all residents too.

  The options you were presented to break your lease early, are what we can offer you at this time.

  Customer Answer

  Date: 02/26/2025

  [If you do not say why you are rejecting the company's response, BBB must close your complaint.] 
  
  Complaint: 22942753
  
  I am rejecting this response because: 
  
  Regards,
  
  ******* *******

• Initial Complaint

  Date:01/30/2025

  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 moved into this companies property two weeks ago since moving in *** had pest,water damaged cabinets that are falling off,floor that is coming apart from the wall. I would just like everything fixed

  

  Business Response

  Date: 02/06/2025

  Hi Danera,

  I have shared your issues with the Property Manager, she will be contacting you immediately to schedule completion of your issues. I appreciate you reaching out and apologize for the inconvenience you have endured.

• Initial Complaint

  Date:10/04/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

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

  Answered:

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

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I moved out of my unit at the end of July we lived there for 3 years and they are charging us to replace the carpet in the unit. The carpet was brand new and our unit was exposed to direct sunlight all day. They are charging us to replace the 3 year old carpet as they state it is stained. They attempted to remove the stains but has been unable to produce photos of their attempt to remove what they are calling staining I stated to them this is the same type of proof that would be requested in small claims court show me that you attempted to do your due diligence and clean the carpet prior to just ripping it out and replacing it. There is nothing a carpet cleaner could not have cleaned. Theyre refusing to show that they attempted to clean the carpet or remove the charges.I know the way this place handles move out. I worked from home the entire time I lived there and you would see someone move out instantly carpet replacement carpet replacement never saw carpet cleaner there ever all they do is replace the carpet and charge you to replace it so they need to provide proof that they attempted to clean it and that the stains were still there or they need to remove the charges I have photos and videos from my final walk-through right before we turn the key in. That is the same photos. They have provided me for proof of damaged carpet what they are calling staining the carpet has actually faded because there was furniture on the other portions of the carpet

  

  Business Response

  Date: 10/07/2024

  Hello ****,

  I have researched your case. I have attached the photos of your carpet at move out. You can see the major discoloration. Though we attempted to clean it, it was unable to come out. As you would agree, you would not want to move into a unit with carpet looking as such. We charged you a pro-rated amount deducting the age of the carpet, and did not charge you for the pad. The current charge is now down to $411.11- You should be receiving an updated move out statement.

   

  Thank you!

  Oakwood Management

  Customer Answer

  Date: 10/07/2024

  [If you do not say why you are rejecting the company's response, BBB must close your complaint.] 
  
  Complaint: 22380552
  
  I am rejecting this response because: the carpet in the bedroom is not stained it is faded per your photo. The carpet is lighter in color not darker. If the carpet was darker like the living room that would be agreeable as dirt it is not and I will not pay for the defect of the carpet fading. The property made no attempt to remove the stains in the living room no cleaning no nothing they did not even try and that is lazy and is not a justifiable reason to charge someone for carpet 
  
  Regards,
  
  **** ******

  

  Business Response

  Date: 10/07/2024

  Hi ****, It is stained. We call the carpet cleaners out- they assess and will tell us it can't be cleaned- so that we don't pay the $100 to clean it and then have to turn around and replace it for more $.

  This revised charge of $411.11 stands as is.

   

  Thank you!

  Oakwood Management

• Initial Complaint

  Date:09/23/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

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

  Answered:

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

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Lived there for 8 years and they decide not to renew my lease for no known reason and gave me 45 days to move. Been homeless for 3 months

  

  Business Response

  Date: 09/23/2024

  Hello, I'm sorry but I'm unable to locate you in our database system. Which property did you reside at under Oakwood Management **** I don't know what you're asking for as far as a repair, but that you have been non-renewed.

   

  Please submit the property and address of the apartment home you are talking about.

  Thank you!

• Initial Complaint

  Date:08/23/2024

  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.

  Long story short - MOLD ISSUE at Albany Corners that is not being taken care of. We have not been able to live in our apartment since 8/3/24 & have been staying with the closest family we have, 1.5 hours away & driving back ******* every single day for work. There has been NO apology whatsoever, no solution or provision on where were supposed to be staying at since we literally cannot live in our home that we PAY for, no action other than heres a dehumidifier and well send a cleaning company - just today a cleaning crew shows up (a *********** in street clothes that speak no English & communicated to me using ****** translate on her phone) - oh, & they had no idea they were there to clean mold. I dont need my floors mopped - I need mold remediated & spores killed so I can continue living in the home I pay for. Several attempts to reach out to corporate & now my attorney is involved. I would like my August rent returned to ******* home remediated so I can live in it without worrying about becoming ill. The mold is from the air conditioning vent that they failed to replace on time, the first time we sent a request weeks ago.

  

  Business Response

  Date: 08/28/2024

  Hello, I have researched your complaint. It seems your roommate has been in contact with the Regional Manager, and the issue was resolved. The ** being down can not cause mold or mildew, it has to have a water source, and our findings had no water leaks in your home.

  I believe the ** spoke to your roommate and we are scheduling air duct cleaning and sending cleaners back in- the maintenance supervisor will accompany the cleaners so there is no miscommunication.

  Thank you!

  Customer Answer

  Date: 09/06/2024

  [If you do not say why you are rejecting the company's response, BBB must close your complaint.] 
  
  Complaint: 22188105
  
  I am rejecting this response because: 

  The only reason I am selecting reject is in response to the businesss reply to me claiming that there is no mold issue. Before they had sent this reply, I had already contacted a mold specialist because they refused to do so (for a unit I am about to move out of on 9/18 because my lease expires - truly not my responsibility at all to pay for that, but since the company refused to believe there were any issues, it had to be done. I have pictures of every single incident of mold found in the home since the A/C started blowing out damp air in July - thats why Im rejecting this, because of their refusal to take ownership of the situation. They dont want to pay for remediation or have it known their property caused a mold problem. I wouldnt want that either if I were them, but I would still operate in integrity & choose to do the right thing, rather than gaslight my tenants who always pay their rent on time and have never posed a problem in all the years theyve been renting. This is where the frustration has all stemmed from)

  Anyway, I personally had to pay $400 out of pocket to have a professional test/inspection done, which came back absolutely positive on 9/4/24. I have the proof & lab report of the exact type of mold & quantities present - an uninhabitable amount, which is why my husband (not roommate) & I havent been able to live in our home since August 3rd, and have had to stay with the closest family we have (1.5 hours away), continuing to make the commute to Columbus daily spending hundreds of dollars in gas every week. 
  My attorney forward the lab results to the company - after receiving proof of the issue, Rose kindly reached out with a sincere apology & an effort to make restitutions. She was the most helpful person in this entire endeavor, NOT the property manager ******** who refused to acknowledge there was any issue going on & hung up on me two separate times when trying to speak about the issue! 

  Thank you **** for your professionalism.
  I am content with the outcome now, but am rejecting this specific response made by the company to my initial complaint to the BBB for the reasons mentioned above. 

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

  

  Business Response

  Date: 09/09/2024

  Hello *****,

  It seems in speaking with **** the Regional manager it ended up working out. I have made notes regarding the issues you had and the communication of the property manager through this.

   

  Best of luck in your next home.

  Customer Answer

  Date: 09/09/2024

  [A default letter is provided here which indicates your acceptance of the business's response.  If you wish, you may update it before sending it.]
  
  Better Business Bureau:
  
  I accept the business's response to resolve this complaint.
  
  Regards,
  
  ***************************

• Initial Complaint

  Date:08/16/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

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

  Answered:

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

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I moved into a unit that has issue after issue. I moved into a unit that reeked of dog urine and f**** and fevers were left on the floor, they sent painters out to repaint and had to send them three separate times to get it correct. The garage still stinks in the heat of dog. Most recently my ac went out I did a maintenance request and gave permission to enter as I always do and they do not enter unit so I will be heading into tomorrow 8/17 day 3 of no working air conditioner with a newborn and two children with asthma. The property manager *** is extremely inconsiderate and I think its diabolical rent cant be late but I can be left suffering recovering from major surgery and my home is 84 degrees I want my ac fixed ! Its ignorant to do someone like this !

  

  Business Response

  Date: 08/19/2024

  Hello **************,

  I have researched your complaint. It seems you put this complaint in the exact same day you called in the **** was not working. No A/C is frustrating, our policy though it has to be 85 degrees for a couple of days in a row to be considered an extreme emergency. The other issue was our maintenance personnel was out ill on Friday. Our policy is we have ***** hours to complete a work order, regardless of the issue- and only if a part is not needing ordered.

  They did come first thing this morning and got it fixed. In speaking with the Manager, it had not been reported via a work order request for the odor in the garage. They have contacted a painter, who will come in and use an odor removing products to paint the entire Garage. They have this scheduled for 8/22/24. Will that work for you?

   

  We apologize for the inconvenience, and please contact the office if you need anything further.

   

• Initial Complaint

  Date:07/09/2024

  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.

  20-Dec-2023 I moved out of my apartment at ******************************************* which is located at "The View at *******" apartments. I received my final water bill which was substantially higher than any previews months prior. I have contacted the water company which is owned by the property management (Oakwood Management LLC). They refer me back to the property manager at the apartment complex. I have contacted them via email and phone calls and each time was told they would investigate the meter reading and get back to me. However no one has ever reached back out to me regarding this matter. I have reached out to the cooperate manager of the apartment complex and they also have told they would investigate and reach back out to me. Its been over 7 months and no one has reached out to me or returned any of my calls or replied to my emails.I have spoken with ***************** and he referred me to the property manager ******************************* and she completely ignored my calls and emails. I have contacted her boss at the Oakwood management cooperate office at ************ and she yet to respond to my complain.I was charged $155.67 for 19 days, I find that to be highly outrageous. The previous 30 days my water bill was under $40, their math is completely off. I have uploaded the final bill the apartment has sent me and the last 12 months bill from the water company.

  

  Business Response

  Date: 07/10/2024

  hello, Thank you for reaching out. I have researched your complaint. I got in touch with the *************************** to have them research your case and usage.

  What they found was the meter read given at time of m/out (due to meters being electronically read) was different than the electronic read monthly and it has been corrected and a refund will be given. We have a refund amount of $91.55. We need to confirm your new address. We currently have from the property not from Buckeye is
  **************************************************************

  We will have a check cut and mailed to you- Please confirm and respond with correct current address to send the check.

   

  Sorry for this inconvenience.

  Oakwood Management

  Customer Answer

  Date: 07/11/2024

  [A default letter is provided here which indicates your acceptance of the business's response.  If you wish, you may update it before sending it.]
  
  Better Business Bureau:
  
  I accept the business's response to resolve this complaint.

  My forwarding address is ***********************************

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