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Phone: (815) 316-2157

Phone: (815) 397-6134


Professional Property Mgmt

Professional Property Management Incorporated

Real Estate Management, Apartment Finder & Rental Service, Organizing Services-Household & Business, Real Estate Rental Service


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Gina K.




Edward T.



I have several friends who live in the Lincoln,Il complex also known as the blues the management there pick friends to move in ignore those who need it n the place is full of drugs and druggies several apartments are full of black mold on the walls the heat in the bathrooms throw sparks toilets that are about to fall threw the floors good luck getting anything fixed even with there lame maintenance forms an apartment of someone I know who lived there had turned in at least 15 different forms and nothing was repaired infact I eventually took upon myself to repair stuff n do maintenance on other properties for free n not to mention the manager over the property uses drugs ���� themselves I def would not recommend this property company to anyone in fact If it wasn't for people needing a home I'd say these properties need condemned and tore down -100 ���� rating

Christine R.



my disabled son lives at their apts in rochelle,il and has been unable to get any answer from them on the phone ot otherwise. there is black mold in his apt. and toilet works only when it wants. this is a lawsuit waiting to happen!

Anonny A.



We FINALLY got a 2 bedroom apartment for me and my son after being in a one bedroom for a year, but the fridge in the new place doesn't work when we told the manager she said to put in a work order and there was nothing they could do! All our food spoiled and melted they refuse to compensate us for what we lost. Not only that our bathroom didn't come with a shower curtain rod, there are NO lights in the bedrooms, the whole place is a mess. We are only living here because its the only place we could find in our short time span. The manager is rude and demanded we give 100 dollars we didn't have to her before we got the keys to move in.



ppm employee

My wife worked for them for 5 1/2 yrs.she was excellent employee . L kw life jerry Walters comes to her property and says it's one of his best properties.then 2 was later the area mgr. Donna shows up and fires my wife. Reason given its time for a change??? They treat there employees as bad as the tenants.

Sonja H.



Arbor Terrace in SoCal, for the sake of your sanity do not use this business. They should change their names to unprofessional property management. They would'nt make repairs because they will be "renovating" the entire complex. They claimed we were supposed to get new cabinets, new carpet, new windows the whole shabang.They told us this early in January NOTHING had happened by the time I broke lease in October. I had a leaky faucet that was starting to grow mold, According to them it wasnt an emergency and could wait. Seriously? My unit was infested with roaches, and other units had them & bedbugs. My neighbor had them so bad she couldnt sleep and had bumps all over her body. The property manager refused to help her. She acutally had to complain to the manager's supervizor just to get them to hire an exterminator!They sent out an exterminator who might as well have sprayed water on the bugs because the poison did absolutely nothing. You wouldnt see one dead roach. In fact, more roaches would come out just to laugh in your face. I bought a can of Raid max and it worked 100x better. They have cameras on the property that arent even operable! This property had a serious drug user/dealer problem.My car was broken into and vandalized, when I told this to the manager she told me I needed to make a police report. I got the report only for her to turn around and say that the cameras dont work and she cant do anything about it. I couldnt take this horrible apartment anymore so I broke lase and left. They were overcharging me on more than one occasion, the property managers were corrupt and it was no secret. They overcharged people for various things( Charging $70 to replace a gate key when it really was $10) We had maybe 3 or 4 new managers in one year! This was my first apartment and I had no idea about tenants rights. They were always messing up my rent so I asked the manager if i could get my rent amount on paper and she said no. Later, I found out they have to give you copies if you request them. I planned on waiting until the lease was up and moving out then, but I just couldnt stand it, this is how bad it is!!! A review below says they promise things and dont follow through, I can back up this claim by personal experience, they wont make repairs, They claim to be low-income assistance, but will gradually increase your rent until it costs as much as a normal apartment (which you're better off applying for, IMO). The majorty of the tenants were frauds, they were unemplyed and claimed disability checks. These people were not disabled, they sat around all day getting high and drunk, blasting music for the world to hear. It's sad that the tenants who were quiet and followed the rules were punished instead of the self-entitled, crackheads who were aloud to do whatever they pleased. I could go on and on about this neglectfuly company, Save yourself the stress and money and just stay away from these slumlords!!



Provided by Citysearch - 
omfg! p.p.m. is the worst!!

do not use this business! they promise things and dont follow through!! i was told that being i am disabled,i would be able toget low income housing and i was supposed to be on a list and i would be at the top of the list because another tenant had moved out and that placed me at the top of the list,... well after 2 months of paying $464.00 per month and my monthly income is around $570.00 , i had to move! i cant afford this!! they also said my electric bill would be around 65 a month!! liars!! please dont rent from p.p.m.!!! you will be told things and every thing they say is lies!! look at all the other comments!! ghetto run and ghetto owned!!

myba goliath


Provided by Citysearch - 

Do not rent from PPM if possible! I rent in one in IL, all they care about is the outside of the places. They never repair or updayte anything. When i moved into my one bedroom it was not painted or the carpets were not shampooed. We have a new district manager and she went around throwing everybodys planters, grills, lawn chair out without letting anyone know. My kitchen floor is disgusting cigarettes burns and cut marks, I have asked repeatly if the floor can be replaced and it hasnt yet, I have lived here going on 6 years and can not afford anything else and they know they have you right where they want you. THEY ARE SLUM LORDS AND ROCKFORD DOES NOT CARE!



when dealing with managers/mai...

when dealing with managers/maintenance people on your complexes, beaware, tenants do have rights. Not always are the manager right, or capable of doing the job that they were hired to do. There is a thing such as Fair Housing, where tenants can make complaints if they feel they are being threatened by management or other tenants. Tenants should never walk out of a manager's unit after signing papers without those papers in copy. Ask what you are signing, verifications should always be filled out completely before you ever sign and date it. You as a tenant have the right to have a copy of any paper your signature goes on. If the main company won't help you, or a supervisor over the property won't, them contact the agency that gives that building the funding for its renters and chances are, they will help you. I have been a property manager for over 40 yrs, and I know I have made a few tenants not like me, but I am strict, firm, and consistant with all of them. But when anyone asks the police or business owners where there is a good place to live, my apartments always are on the list. I take pride in my complex, my company and my tenants. I am here for them as well as my owners. Not all people make good managers. If they have not received the training, that is where you get the problems. Some come in and being the person to run the complex, they get a big head. People who are managers have to realize they are tenants as well. I do not put myself above my tenants. I am equal to them. That's the way you have to be in order to live in the complex with them. I feel sorry for the people who have to deal with managers and the bad companies that are out there. Those companies are getting rich off the tenants. If you would check in your state, the tenant rights, you can see that even when your maintenance isn't being done in a reasonable time, you can do something about that. Trust me, I sued a landlord many years back over bad maintenance and I won. Maybe I should open a web site where people with complaints can write me for answers on how to address things like this. Have to put some thoughts into that. I only say, learn your complex. Don't be afraid to stand your ground or ask questions. Sometimes you need to even contact an apartment complex in your area, similar to yours, and ask questions. I can't count the phone calls I get from people asking me questions on their properties. People pay to live in a clean, safe home. I had to put a star here, it wouldn't do anything, but this company really needs an overhauling of its policy, and its supervisors, and managers.



Provided by Citysearch - 
Disrespectful People!!!

I live at Cummins apartments in dixon illinois. I just applied for another apt. not affiliated with the people where im at now. its been horrible!! Nothing is getting fixed. I was out of work for a month and i couldnt pay my rent. i tried multiple times to get ahold of the Rockford office and my landlord. So when i finally talked to my landlord she was so rude and told me that i have no choice but to pay the rent or they were going to kick me out. and now since she is only in the office one day a week by her choice i have been waiting for almost 3 weeks now to change my rent still. and now she is telling me i will have to pay the same amount for next months rent since its taking so long...last time i checked these were low income apts for ppl in need!!! that means youre suppose to try and help me. Not make me struggle!! im still trying to pay the rest of my last months bills and now this happens? Once i move out i will never go back and they need to find someone else to take over the apts. obviously this lady doesnt have time to keep up with them. they are so disgusting. i have been there for 2 years now and i have filled out 2 papers saying what needs to be fixed in my apt. and still NOTHING!!!



Provided by Citysearch - 

Grass Valley Commons. They made me back date my paperwork and are total idiots. Added up my income and charger me to much. I have a 2 bedroom and the lady upstairs that waters my porch has 5 people in a 2 bedroom when the lease clearly says 2 per bedroom. The lady in the office said you can have 3 and 2 in the living room. WTF? The noise is absurd and written 8 letters with no response. Calls are endless and PPM doesn't answer police dont respond. Who the hell I talk to? When I didn't live in low income their response time and attitude was totally different. Recieved my entire deposit but this time I have a feeling the outcome will be different. THEY SUCK



Provided by Citysearch - 

I applied for an apartment at Waterloo Green, Waterloo WI May 15. I started calling every two weeks after sending in my application. At first she had told me they were waiting for more information. Then it was she'd get back to me shortly. Eventually, her excuse was that she had surgery in the beginning of June and wasn't in her office, yet I was calling her office number. Due to surgery she would get back to me July 5. Still no phone call I called back again today, July 14. She pretended she couldn't hear me like I was on a cell phone, I was calling from a land line. So I called back, she picked up and hung up, then turned the machine on. Waste of my time. I wouldn't rate this place if it wasn't required.



Provided by Citysearch - 
Be Careful

I live in an apartment complex in Northern California run by PPM. I had an apartment manager from another complex come and backdate all of my paperwork to force me to pay rent with only a few days notice of an increase. In California, this is illegal, so she backdated my forms and now has given me a 3 day notice to pay or quit. In california, this is a quick way to get tenants out. Make sure all of you who rent from this place check out all paperwork before signing and never sign anything you are not sure of, remember you have rights and you are allowed to ask questions and see your file depending on the law in your state. Dont let this company bully you into signing anything, otherwise you will be the one to pay in the end. Wish you all well with your experiences with PPM.



Provided by Citysearch - 

I was a resident in 1 of their Wi locations.I had a bad car accident n became disabled leavin my son n I quick move to a PPm property.I had cockroaches so bad n my heaters were frying the walls n melting my belongings far from each unit n so on with tons of very harmful problems.I also had tons of things broken threwout my unit that were never fixed.I called the head quarters office over coarse of 2 yrs n never got a call back, along with the district manager.The manager of my unit n the other PPM property in town sold drugs.He also came into my apt without warning n harrass got to the point I could no longer have my son living their saffely due to the heaters n he got so sick by the cockroaches.I broke my lease which says u can with 30 day notice.Once I did that I was out in 10 days n I cleaned the apt spotless.I contacted the manager n he wouldnt do a walk threw with me.Then got a letter from a collection company that stated I broke everything in the apt n so on.I called over 100 times threwout a 6 month peroid to coperate office in Rockford, Il.I never got response back n told them I was gonna sue them.Every time I called I left voicemails.the receptionist was very rude n hung up on me a good tons of times.I am writin u cause the Head Quarters knows what goin on in their units n all the buildings they have threwout the US has the same probs.BE CAREFUL!!! What they did to me n they did to tons people also when I was living their n what there known to do is either evict u or when u leave turn u into collections.The prob is u cant do anything bout it unless u sue them.people that live there are low income so usually have to suck it up n it ruins their credit but worse with any of this on your record u cant ever get back into a income based apt of any kind with that on your record.instead of helping people PPm ruins u.I did sue them.Their attorneys are horrible n screw u so bad I ended up havin to get an attorney.So make sure when u leave take pics of everything! take pics of cockroaches n any other probs u have n document everything! Make sure u tell as many people as u can that live there! I did win at court but had to front 1500 for attorney plus filling fees nother was a nightmare! I wish u the best of luck but if I was u I would have u n anyone else u know in a PPM property call the number to a place that will show up without contacting them n inspect.Thats all that can be done is to get as many people as possible so they will have to shut down which usually causes them to sell out n another place will take over n will have to get everyting fixed and up to code asap.



Provided by Citysearch - 
Bad Management-Ginger Smith

I live in Morris Family apartments in Morris, IL. This place is a joke. Ginger Smith is the apt ""manager"" here, but doesnt get anything done.She has you sign papers and then backdates them so SHE doesnt get in trouble. She never does a damn thing when it comes to other tenants bullying or threatening other peoples children. There are so many drug users which Ginger knows about and doesnt do anything about...we are informed to take care of it ourselves and call the police. Ive not had a working window since I moved in almost 2 yrs ago. They take forever to get necessary paperwork completed but when THEY want something, it has to be done NOW. Id love to leave, but being unable to work with very limited income prevents that. I can only hope that if enough people complain, Ginger Smith will be run out of here and then maybe the place can be cleaned up of all the garbage tenants around here!




I have been living at this property 3 years in december lets just say i can't even give a rating star it is so mishandled. work orders are not filled , The so called managers of which a new couple just came in, this makes the 4th set now and it sure isn't getting any better, I pay my rent but really just wanna quit until they follow through with their part of the lease . all summer we have standing water and in the winter time ice. IV'E had 2 vehicles damaged here on their property they say they're not responsible/ where's their insurance , they decline to give that information. I just got recertified and few days ago i get 2 more papers to sign, of which came after they already recertified me and rased my rent so i didn't sign them, should have been a done deal when my recertification was sent in. BELIEVE ME i won't be here any longer than i have to be, the walls are paper thin , windows are totally like not having any at all cold air coming in under floor heaters lint sifting into my apt from laundry room , but we the tenants are never right just ignored, that is just some of the issues right off top of my head , oh and before i moved into my second apt management brought in a so called painter and he and the painter SPRAY PAINTED MY ARTMENT, OVERSPAY/ YA LOTS OF IT , RUNS ALL OVER THE PLACE. ETC. CANTON, IL

ccc ten


Provided by Citysearch - 
Canton Country Club Appt.

I live in Canton Country Club Appartments......what i call the white getto, I have complaned to managment and nothing get done about anything...The managment is a joke too. Our managment dont do anything around here! If professional property managment learned about the real truth about this place, well lets just say they would not be happy. First of all the maintnence dont get done by the managers, they ask the teniats to do it for snow removal with a snow blower they have a teniat do that for them, the floor in the one of the laundry rooms, they had another teniat do that as well, and if you want to live here well you better know the manager, they like to move in people they know or that will do things for them if they get them an appt out here. Even though there is a thick stack of applications with people who might realy need a place. So if you really need a place to live then you might be waiting a long time. If your not family or friends to the manager then forget about it. for instants they moved their mom and dad out here that make well over 600 a week because he is a truck driver, but ppm only thinks that their mom lives here.Then there are the appartmenst themselfs, for as long as i have lived here there are still things in my appt that are still not fixed and they know of this, one teniant that lives here has mold in thier apt. and dont forget about the cockroches, and the problem we have with racoons. One of these days one of the kids that live in these apt are going to get bit by a racoon and sue this place. Then there are parties going on all the time, people staying up drinking till 2 or so in the morning, on week days not just the weekends. there are also drug dealers that live here and the managers are aware of them, but they are friends so they look the other way. i wish that ppm would realy ivestigate this place and talk i mean not to the managers friends that live here but really talk to some of the people that live here. Its funny that the managment complains all the time that they never get paid or that ppm ows them lots of money...but what are they doing to be paid? any yard work that needs done they hire an outside company to come in and do that, they do the same thing for any plumbing problems, If the managers are supposed to also be the maintnents people then why do they do nothing around here. PPM should send someone out here as an undercover friend of someone who lives here and see how long they are aloud to stay and to see what is really going on. In our lease it states that you can not have anyone staying with you for longer than the weekend, then why has there been people and family members staying out here with tenaits for over a month, till they got them another appt in glassford. Why can the manager and some of the tenaits that all live upstairs have washer and dryers but other tenaits that live upstairs are not allowed to have them? This place is so messed up its not funny, none of the rulse gets followed out here, some tenaits can do some things but others cannot.



Horrible Management by Kelly Williams

We lived at the Crossings Apts in Princeton Il a couple years ago and had problems when living there that we never got any help from Kelly with. Neighbor getting in to mailbox, Pounding above our heads, and Kelly always seeming to have an attitude problem with us and our son even though we had never wronged her in any way. We were able to move out into a house and not have to deal with that anymore. My son (now 11) still has friends there and from time to time would go there and spend the night at his friends apt. Kelly would make snotty comments to him outside like "Why are you here. You don't live here anymore" or "You don't live here. Go home." Well a couple days ago, my son spent the night at his friend's. They were outside playing football with Kelly's son and another boy. My son tackled this other boy. Then he got upset and the boy and Kelly's boy jumped on my son's back and started kicking him in the stomach (he just had his appendix taken out 2 weeks ago). My son ended up hitting the landlords kids friend to get them away (and yes MY SON is in trouble for what he did). So then the 2 boys went back to Kelly's apartment and said they did nothing wrong and my son hit the one. Kelly's husband, Jeff, then went to the apt where my son was and brought the other dad with him. The other dad got in my boy's face pointing his finger at his forehead and told him that if he ever touched his son again that he would "kick his but" (in other words). To me that is a threat to a child by an adult that I don't even know. The mother of my sons friend called the police right away and then called me. i rushed over ther and of course Kelly, Jeff, the 2 boys and the other kids dad had all hurried up and left. When the officer arrived, all he really said was he would get a hold of these people when they came back. I was not satisfied so I went home and called the police myself and they sent the commander to my house to speak with us. He also agreed that "a lot of people have had problems with Kelly and Jeff". Well it turned out that no charges were pressed because the guy admitted to "going and talking" to my son but "no threats were made". The police said that since no adults actually witnessed anything that all that could be done was to file a report. And that for my sons safety to maybe not go there anymore. All of this has had me completely FUMED that Kelly and Jeff are supposed to be managers, but they can stand there and watch their "buddy" threaten my kid and lie to cops. The dad that did this to my kid says "he didnt know how to get a hold of" me and my husband and thats why he confronted my son himself. But Kelly and Jeff know exactly where we live and we have the same phone number we did when we lived there and it is in the phone book. Then today we have a letter taped to our front door. It is a No Tresspassing Notice saying my 11 year old son is not allowed on the Crossings Property or the police will be called. Words cannot describe how angry I am at the "management" of this property. My 11 yr old CHILD was threatened by a grown man and NOTHING can be resolved because of CROOKED PEOPLE! I most definitely do not recommend this place to ANYONE! WORST MANAGEMENT I HAVE EVER SEEN! And the funniest thing is Kelly has been complained about numerous times over YEARS and is still there!



Provided by Citysearch - 
Wendy Jill Apartments in Hurricane, WV

I was a tenant at Wendy Jill Apartments, operated by PPM, and it was a joke. Maintenance was never done, and when you made a complaint to the company, they never done anything about it. They will not keep maintenance up on the apartments, just the outside property. I didn't have bedroom doors, a garbage disposal, bathroom fan & heater, etc. They will not furnish an exterminator for the complex because it is too expensive. The tenants were made to fumigate themselves when I lived there. Some tenants don't have to follow the rules in the lease. They are trying to ban us from the parking lot because we left furniture in our apartment when we moved. The manager was very unprofessional, and discussed issues with us in front of other tenants and visitors. You can also ask other tenants there, that they feel the same way I do, if they'll just admit it, for fear of what might happen if they stand up. I really cannot imagine how PPM continues to make money on places like this - I guess it's because they don't bother with what needs to be done! They also tried to evict me when I had my baby and brought her home on 11/2/09 (increase in family size), but according to my lease, it said I had until the end of my lease (10/31/10) - I had to argue against it, but I won. It's only my opinion, but I wouldn't rent any apartments, etc from PPM, LLC. It's your decision, though!
*(I tried to change the star rating, but it will not let me!)



Provided by Citysearch - 
This place is a joke

i moved in about 4 months ago ago in morris IL this is my first apartment. the right side of the sink is totally rotted out and i cant use it. they still havent come to fix it. there is a huge hole in my closet door that still hasnt been fixed. they are also impossible to get ahold of. the smoke detector in the hallway of my building has been beeping for 2 weeks until someone finally called the fire department. i hope they get fined.... there is no back door out of the building so when it does burn down we all will burn with it. they OPEN YOUR MAILBOX! which is a federal offence and tried to accuse me of having someone living with me that was not on the lease. but as soon as the rent is late the send you a letter saying you have to vacate in 5 days. get to the library and grab a copy of the landlord/ tennent rights and see how many violations they are making for themselves..... unless you are really desperate dont waste your time and hard earned money on these scumbags.