HRS PROPERTY MANAGEMENT - Waterloo, Ontario

Arash Khazaie

Horrible Experience with HRS Property Management - Avoid at All Costs

My experience with HRS Property Management has been nothing short of a nightmare. The house was handed over to us in appalling condition, infested with cockroaches, winged ants, and spiders. To make matters worse, there were missing and damaged furniture pieces that were never replaced, despite numerous requests.

The management repeatedly entered our unit without notice, violating our privacy on numerous occasions. Even more frustrating, they often left a mess behind, leaving us to clean up after them.

They tried to deceive us with a three-year lease when the place was advertised as a one-year lease at a cheaper price. This shady tactic is clearly aimed at forcing students to sign an N9 form to end the agreement prematurely, allowing the landlord to remove tenants and drastically hike up the rent. It’s clear they have no intention of retaining tenants and prefer to cycle through new students to exploit the rental market.

Our key deposit was only returned four months after we moved out, and in the form of a cheque that required us to go in person to collect it. Ironically, the rent and deposit had to be paid through pre-authorized transactions or e-transfers, with penalties for any other payment method.

HRS Property Management even had the audacity to claim that we had damaged the unit and attempted to charge us for damages that were already present when we moved in—issues we had communicated to them via email. They passed this bogus “debt” to a collection agency without obtaining an order from the Landlord and Tenant Board (LTB), the legal body that oversees such matters.

As a result, we have taken legal action against them through the LTB and are receiving legal assistance as students. Unfortunately, the process is lengthy and has yet to be resolved. It’s disheartening to know that companies like HRS Property Management continue to operate with such predatory, aggressive, and unethical behavior.

I strongly encourage anyone facing similar issues to seek legal help through their university or other available resources. Don’t hesitate to take action—document everything, file complaints, and stand up against these unfair practices. The more tenants who speak out, the harder it will be for companies like HRS to continue exploiting students.

To let you judge for yourself, I’ve attached photos of the house in the condition it was handed over to us.

Sam Shaikh

WORST AND RUDEST MANAGEMENT I EVER CAME ACROSS.Would suggest kindly do not tent this property

LISTS WHICH I WILL SPECIALLY POINT OUT

1. RUDE BEHAVIOUR- While returning the keys when asked for the refund of key deposit, THE RECEPTIONIST is shouting on us to get out instead of properly giving the answer.
2. FALSE CHARGES - Before the apartment is being rented, they seems too polite and good, but after lease documents is signed, they will start behaving rude, will imposed Arbitrary charges.
3. INSECTS IN APARTMENT- Not a single-pest control was done by them. Only once there was a pest control done in our apartment for which they charged $350 from us. Many times I saw insects crawling in kitchen and bathroom which were coming out from the heater vent.
4. They do no care for the tenants, neither care for the privacy, even if we asked for rescheduling the viewing our apartment as no one was available at home during that time, they frightened us saying they will complain and impose charges if denied their entrance.
5. ONE THING ESPECIALLY I WILL TELL THAT IN LEASE IT IS WRITTEN THAT THE LAUDRY IS FREE OF COST, BUT THERE WAS COIN SYSTEM FOR LAUNDRY AND WE WERE PAYING $5 fOR EACH LAUNDRY.

This are the photos when WE FIRST entered the apartment to show what type of apartment they gave to us.

Silvanos Saju

Stay Away from them

I’ve had the extremely bad experience with them. they are incredibly unprofessional and seem more interested in scamming tenants than providing any actual service.

On top of that, they charged bogus fees without any explanation or justification. When I asked for a breakdown, they completely ignored my inquiries. They also raised rent unexpectedly, violating the terms of the lease.

The customer service is non-existent—every time I tried to reach out, I was met with rude responses, or worse, silence. It feels like they’re only after your money and could care less about the tenants.

If you’re considering renting or dealing with this company, I would strongly advise looking elsewhere.

Susan Brown

Disgusting! This company takes advantage of students who are working hard and trying to better their education. The apartment was supposably furnished. The couch is soiled and filthy, the fridge looked like it had never been been cleaned. The mattresses were also soiled and ripped with roaches crawling out of the holes. I cannot believe the LAW has not done a better job at regulating student housing. These crooks are receiving $4,276 a month for a small apartment loaded with roaches. We contacted to complain about the sofa among a lot of other issues, and were told 'you can buy another, just leave it in the apartment when you leave'. They ignore phone calls and hang up on you when you ask about your rights as a tenant. Please do not rent from them and make sure to do your research where ever you rent! We are contacting a lawyer. (fingers crossed)

Soraiya Saunders

I strongly advise against renting here, especially as fall housing searches ramp up. While the rooms may seem spacious and the rent affordable, that's where the positives end. Upon moving in, we were met with a truly appalling situation: the apartment was filthy, damaged, and infested with cockroaches. Despite their claim that they had notified us about the roach issue, their last-minute pest control efforts fell short, as these pests become extremely active within a 14-day window, finding new places to hide—such as our clothes and suitcases.

Seeking assistance proved futile, as they were dismissive and uncooperative until the city of Waterloo intervened, prompting them to act just before facing penalties. The water temperature fluctuates wildly, making morning showers an uncomfortable gamble between freezing or scalding. And let's not even start on the laundry room or the security issues that allowed a homeless individual to take up residence for an extended period.

Their disregard for tenant well-being and blatant exploitation of students is unacceptable. Save yourself the headache amidst the demands of school or work; steer clear of this place. If I could rate them zero stars, I would. Invest a little more for a better living situation—it'll pay off in the long run.

The photos I uploaded are 4/50 I have from the initial move-in.

Samin Mohammedaslam Shaikh

I had a terrible experience with this property management company and would strongly advise others to avoid renting from them. At first, they made the apartment seem very affordable, but the real problems started once I moved in.
They added various unexpected charges and often intimidated tenants, especially students like me, with emails about potential fees for things we didn’t even do. The staff was always rude to us.
One major issue was their lack of pest control, which is something any good property management should handle without extra costs. During my entire stay, they never provided pest control services. If we wanted it done, we had to pay out of pocket, which cost between $350 and $400. I frequently saw insects crawling in the bathroom and kitchen, coming from the ventilation.
They charge for Wi-Fi as part of the utilities, but the connection is very weak and often doesn't work at all. When we asked them about this issue, they told us to either get our own Wi-Fi or buy an extension at our own expense. Then what is they charging for? The maintenance of the building was poor, with dirty hallways and old furniture. They even charged us an extra $100 a month for this outdated furniture.
I recommend reading reviews carefully before considering this property management company. Their practices are very disappointing and not worth the trouble.

Sabrina E

Horrible. Their staff are the rudest people I’ve ever had the misfortune of speaking to.

Also it appears they buy/withhold your money in return for positive reviews? someone mentioned “their frequent visits were comforting” which sounds very backhanded and very fake… I was frequently visited by them and their maintenance workers without notice (the old man in particular who entered, said hello & left at NINE PM)… and I didn’t feel very safe.

Also they won’t do anything about bugs… very gross i had to put down traps myself.

Nima Karimpour

Their customer service is absolutely terrible. I had never been called, yelled at and then hung up on for simply having emailed a question. They don’t hesitate to send passive-aggressive emails as if you’re late on a payment when you are not. Unfortunately, the students’ high demand allows for companies like this to be plainly rude, aggressive and greedy. Stay away from this company if you can, I could not recommend them less. Treating paying customers this terribly just because they mainly consist of students is a new low and I cannot believe the lack of professionalism in these people.