LBPM (LB Property Management) - Sherman Oaks, California

xochitl M.

Lbpm- Please contact me direct. I would love to share the documents that I have on Robert Ha To back up my review below!

Living in my apartment has been an incredibly frustrating experience due to multiple unresolved issues, including persistent mold, water damage behind the walls, and leaking pipes. As a first-floor tenant, I am especially impacted by a continuous leak in the backyard that is seeping beneath the building, which is adjacent to my unit.

Robert Ha, the current property manager, has been unresponsive to my numerous attempts to contact him via phone calls, voicemails, and emails regarding these ongoing issues. I have reported concerns about the mold in the master bathroom, the leaks in the second bathroom, and holes in the master bedroom ceiling. Unfortunately, I have been left to manage repairs on my own, which I have had to cover out of pocket to ensure basic habitability.

While the apartment itself may appear aesthetically pleasing due to my personal upkeep and decor, the health hazards caused by the mold and water damage are severe. The strong, persistent odor has led to numerous health issues, including upper respiratory problems, and I’ve been forced to use a dehumidifier to mitigate the moisture, though it is not a complete solution.

Additionally, I have faced numerous issues with my neighbors, including noise disturbances caused by five dogs living upstairs, and the failure of property management to address these concerns. Despite providing proof of police reports at Robert Ha’s request, these issues have not been resolved, and the property management continues to dismiss valid service requests as completed when they have not been.

One significant incident involved my car being towed for parking in front of a designated parking spot. Management had promised to cover the towing fee if I provided proof of payment, but this promise was not honored.

In hindsight, I regret withholding rent as a form of protest against the lack of communication and assistance from Robert Ha. Unfortunately, this decision has resulted in the demand that I vacate my unit in three days.

As a single mother of four with a busy life, dealing with these ongoing issues has been extremely inconvenient and stressful. I would not recommend this property to anyone, as it seems the management is not responsive or helpful, and I feel my concerns have been dismissed due to bias.

Crystal H.

This company operates with gross negligence and utter disregard for the properties entrusted to them, regardless of price point. Over the course of my dealings with them, I have suffered hundreds of thousands of dollars in losses, irreparable property damage, and severe emotional distress due to their incompetence.

The tenants they placed in my high-end properties were frequently fraudulent, unvetted, and outright scammers, resulting in illegal subleasing, unauthorized Airbnb listings, and reckless destruction of my investments. My properties were trashed, vandalized, partied in, and even used for illicit activities, all under this company’s so-called “management.”

The leadership of this company is profit-driven to the point of reckless endangerment, cutting every possible corner and relying on underpaid, unqualified workers to handle the fallout. Their business model prioritizes quantity over quality, leading to devastating consequences for property owners who trust them.

My experience with this company has been nothing short of a nightmare, and I will be pursuing legal action for the damages they have caused. I strongly advise anyone considering their services to run in the opposite direction.

DO NOT use this company. Read the other reviews—mine is just one of many horror stories.

Alex D.

This is by far the worst property management company in Los Angeles County. Trying to get someone on the phone? It won't happen. Trying to get a response through email? Not likely. Try showing up in person for an answer? You will not be helped. I have tried over and over again to resolve an issue with a leaky roof for over 5 YEARS!!!! My property has been damaged, my family has been put at risk, and our health is in jeopardy because of a lack of accountability, professionalism, or concern for the well being of the people that this slumlord company are supposed to be helping. If you are considering buying or renting a property that is managed by LBPM run away as fast as you can because you will certainly regret it if you do not. Time and time again this companies neglect has affected the lives and well being of me and my neighbors.

Armine A.

Working with LBPM has been the absolute lowest low of any experience I’ve had with a management company. They’re completely unorganized, unresponsive, and give off the impression that they couldn’t care less about the community they’re supposed to manage.
Getting them to answer an email or return a phone call is next to impossible. When they do finally respond, the answers are either vague, dismissive, or don’t address the issue at all. It’s clear they’re more focused on dodging accountability than solving problems.
Their neglect is glaring. Maintenance requests take forever—if they’re even addressed—and follow-ups on community concerns are nonexistent.
To top it off, complete lack of professionalism.
If you’re considering hiring lbpm, don’t. They are the bottom of the barrel when it comes to HOA management, and I wouldn’t recommend them to anyone. Do yourself and your community a favor and look elsewhere.

Elizabeth B.

Update: July 3, 2024

Anyone else think they should be sued for mismanagement!

Update 4/8/24: HOA fees are going up another $100 for 12 months. So now $530 a month. So angry! Many of us can’t afford it.

Horrible Property Management company. If you buy or rent and they’re in charge, you’re screwed. They’re raising our rate from $405 to $430 for no good reason. HOA was $350 or so when we first bought and moved in July 2014. And no changes around the property since then.. Hot tub isn’t working as usual.. Landscaping, bugs.. 👎👎

Aka

It is very difficult to get a problem resolved. I have left 5 messages to resolve the timimg of payment of the HAO fees. The person in charge (MS) has not had the courtesy to call back. Very unprofessional.

Shawn S.

The worst property management co. Stay away will be talking to homeowners at our building to switch immediately. No one replies to email or picks up the phones. WORST CUSTOMER SERVICE!

Philip F.

If you can avoid renting from these people definitely do so, it's worth the 500-1000 dollars extra because you'll end up paying it to them in "cleaning" and "leasing" fee's upon move out which are $250 a pop. I also left the apartment spotless but thats beside the point. Upon asking if I could continue to rent my room with a monthly rent credit they had given me, for the agreed price. They ghosted me for about 13 days (I would message and call multiple times a week) until the end of the month came. I then told them "ok I'll pay you the 1,300 and move out". To which the only contact I had been in touch with for over a year, passed me over to his "supervisor" who told me I owe them 3,200 because my credit expired months ago and "they forgot" at this point I put them in touch with my lawyer. A few months down the road I am finally out of bed with these parasites didn't end up paying them a dime. However they took 500 off my safety deposit for god knows what. The "supervisor" Reina no longer works there and I'm sure Joel is off to find a new host to leech off of. I rented for a year and it was fine until it wasn't. BEWARE this company is crooked and loves to see what they can get away with.