How to Deal with a Bad Property Management Company in Oklahoma?

You hired a property management company to take the load off your life, to handle repairs, collect rent, keep tenants happy, and protect your investment. But instead, you’re chasing unreturned calls, unanswered emails, waiting on delayed maintenance, and wondering where the rent went. That’s frustrating. The good news is, you’re not alone, and there are solid steps you can take to fix things or make a clean change.

Whether you’re a landlord in Oklahoma City, Yukon, Norman, or Edmond, or a tenant fed up with your property manager, this guide will walk you through how to identify when a property management company is falling short, what you can do about it, and how to move on to a company that actually delivers. Along the way, I’ll reference the National Association of Residential Property Managers (NARPM), the Oklahoma Real Estate Commission (OREC), the Better Business Bureau (BBB), and relevant U.S. landlord-tenant laws that protect your rights.

According to Buildium’s 2024 Property Management Industry Report, over 30% of landlords switch property managers due to poor communication and a lack of transparency.
You’ll walk away with a clear plan: know the red flags, communicate effectively, escalate when needed, and prevent trouble in the future.

Key Takeaways:

• Don’t ignore red flags: late rent, high vacancies or bad communication cost you.
• Document everything. Use clear communication with your property manager.
• If improvement doesn’t happen, escalate via the contract, regulatory channels or legal advisers.
• When switching, do it cleanly: secure all records, notify tenants, and hire a better company.
• Prevent future problems with clear contracts, regular reviews, good technology, and involvement.

Signs You’re Dealing With a Bad Property Management Company

A reliable property manager should act as your partner in rental success. When they fail to perform the basics, your investment and your sanity both take a hit. Here are the most common warning signs that you may be working with a bad property management company.

1. Late or Missing Rent Payments

One of the first warning signs: you expect your monthly income and you don’t get it on time, or you don’t get accurate statements. According to a guide on dealing with bad property managers, “late payments” is a strong indicator of poor bookkeeping or financial mismanagement.

Tip: Always check your owner statements against tenant payment dates. Under Oklahoma law, property managers must keep clear accounting records for all client funds.

2. Poor or No Communication

You or your tenant can’t get timely responses, then you’re in trouble. One statistic: 79% of renters believe they should be able to communicate with property managers via text or chat. In other words: responsiveness matters.

Also, “poor communication” is cited as the top cause of tenant complaints by property managers in one industry report, 52% said it. (Source: Worldmetrics)

A local OKC landlord survey found that “slow response time is the no.1 reason landlords switch management companies.

3. High Tenant Turnover or Prolonged Vacancies

Good property managers maintain healthy tenant relationships and minimize vacancy periods. If you’re seeing constant tenant move-outs, bad reviews online, or empty units, meaning you are losing your profitability. It might be due to unaddressed issues like maintenance delays or poor tenant screening or lack of tenant support. High turnover damages your property’s reputation.

4. Ignored or Sloppy Maintenance & Repairs

When tenant maintenance requests about leaks, pests, or broken appliances and nothing gets done, your property’s reputation, and value drops. These issues aren’t just irritants, they’re liabilities. In Oklahoma, landlords are legally required to maintain “habitable conditions” under the Oklahoma Residential Landlord and Tenant Act (ORLTA). A property manager who neglects repairs could expose you to fines or legal action.

5. Hidden Fees, Vague Billing or Lack of Transparency

If your management statements are unclear, or new charges appear without explanation, it’s time to question what’s going on. A trustworthy manager should give itemized invoices and vendor receipts upon request.

6. Lack of Local Market Knowledge or Regulatory Compliance

A good property manager understands Oklahoma’s rental market, local pricing trends, and knows housing laws like the Oklahoma Residential Landlord and Tenant Act inside and out. If they’re consistently mispricing units or violating city rules (like OKC’s rental registration), it’s a bad sign.

Note: 9 out of 10 landlords are dissatisfied with their property managers due to these kinds of issues. So, trust your gut. If more than one of these signs is present, it’s time to act.

Common Complaints from Landlords and Tenants

Understanding whether an issue is an isolated mistake or a recurring pattern helps you decide the right response. Here are some of the most common complaints landlords and tenants share during a tenancy:

Landlord Complaints:

• Poor maintenance handling: units degrade, and value declines.
• Unexplained or inflated charges for things like repairs, vendor work, and marketing.
• Errors or delays in rent collection.
• Lack of timely reports (financial, occupancy, maintenance).
• Legal non-compliance: missed inspections, lease violations, unaware of state law.
• High turnover / high vacancy rates.

Tenant Complaints:

• Unanswered maintenance or habitability issues.
• Unclear or changing lease terms, surprise fees.
• Lack of transparency or responsiveness.
• Disrespectful treatment or unprofessional behaviour.
• Tenants feel “stuck” dealing with an absentee or unresponsive manager.

These problems quickly spiral. Frustrated tenants move out, leaving vacancies, and Oklahoma’s rental market, while strong, is competitive. Bad Google reviews can cost future tenants.

For example, My power-outrage request sat for 10 days; the property manager ignored our email completely.

If you’re seeing recurring complaints like these, it’s not just bad luck, you’re likely dealing with a bad property management company.

First Step: How to Communicate the Issue

Before you decide to fire your property management company, try resolving the issue professionally. Many issues can be resolved through clear and respectful communication. Here’s how to approach it effectively.

Step 1: Gather the Facts

Collect written records of emails & phone logs, invoices, maintenance requests, tenant complaints, vacancy stats, and financial statements. Having clear documentation strengthens your case and protects you legally.

Step 2: Set a Meeting or Send a Structured Email

Write a clear, calm message:

Dear [manager name],

Over the past [time period], I have noticed several issues: [list 2-3 facts: late rent, unaddressed maintenance, tenant turnover]. I’d like us to address the following by [date]:

1) Monthly rent statements delivered on time and shared by the 5th of each month.
2) All maintenance requests are addressed within 48 hours.
3) A review of vendor costs and transparency on fees.

Please let me know how you plan to correct these issues by [date]. If we cannot reach at a solution, we will need to review our management agreement and consider other options.

You’re treating this like a business discussion, not an emotional tantrum. That increases your credibility (expertise, trustworthiness).

Step 3: Get a corrective action plan

A competent property manager will respond with a plan: timelines, responsibilities, measurable metrics. If they don’t, that’s another red flag.

Step 4: Set a review date

For example, promise yourself, “We’ll re-evaluate this company’s performance in 60 days and if we’re not seeing improvement, we’ll move on.” Let the manager know you expect measurable improvement by that date.

This approach also helps you fulfill “experience” and “authoritativeness” criteria, you’re showing you know what good looks like, you’ve set standards, and you’re prepared to act.

When to Escalate: Filing a Complaint or Taking Legal Action

If communication fails or you don’t see improvement in the timeframe you’ve set. You may need to file a formal complaint or explore remedies. Here’s how to escalate safely.

1. Know your contract and your rights

Review the property management contract closely: termination clause, notice period (usually 30-90 days), any penalties or obligations. In Oklahoma, also review the Oklahoma Residential Landlord and Tenant Act for owner-rights, and check that your property management company is licensed or registered as required by state law.

2. File a complaint with the proper authority

If your manager is licensed and you suspect a violation, you can file a complaint with the Oklahoma Real Estate Commission (OREC).

You can also use the Better Business Bureau (BBB) to file an informal complaint and leave a documented record.

If your manager is a member of the National Association of Residential Property Managers (NARPM), you may also use their ethics or disciplinary processes.

3. Explore mediation or legal action

In minor disputes (e.g., withheld funds), small claim court or mediation through your local housing authority may be faster and cheaper than litigation.

But, for serious breaches (e.g., misuse of funds, habitability violations, large-scale tenant complaints) consult a real estate attorney. You may consider:

Contract termination
Recovering damages (e.g., lost rent, increased turnover)
Reporting to regulatory authorities

4. Document everything

Your documentation earlier pays off now. Emails, letters, phone logs, tenant complaints, financial statements, these become evidence if you go legal or regulatory.

5. Prepare for the cost & time

Legal action isn’t free, and regulatory processes can take months. But for serious mismanagement (especially with multiple properties), the value of reclaiming control can far outweigh the cost.

How to Switch or Fire a Bad Property Management Company

When it’s clear your property manager isn’t meeting expectations and the relationship can’t be fixed, it’s time to end the contract the right way. Here’s how to terminate the management agreement cleanly and professionally.

Step 1 – Confirm contract terms

Check your notice period and any termination clause. Some companies require 30- to 90-day written notice or may charge an early termination fee.

Step 2 – Give written notice

Send a letter via certified mail (or email with tracking) stating you are terminating the agreement as of a specific date, listing any outstanding deliverables (tenant files, vendor lists, financial statements) and instructing the manager to cooperate in transition.

For example: This letter serves as official notice to terminate our property management agreement effective [date], in accordance with Section [X] of our contract.

Step 3 – Secure records

Ensure you receive or download property files, tenant leases, maintenance history, vendor contracts, financial statements, keys/access codes, and any relevant data. Also, ensure continuity of tenant rent payments, maintenance contacts, etc.

Step 4 – Inform tenants & vendors

Let tenants know the management change is coming (keep it positive), provide contact info for the new manager or owner direct line, explain rent payment procedures, emergency repair contact, etc. Maintain continuity so you don’t lose tenant confidence.

Step 5 – Transfer Funds and Deposits

Ensure all tenant security deposits and reserve funds are properly transferred to your control or the new company.

Step 6 – Confirm hand-off

Check that the outgoing company has transferred responsibilities like accounts, documents, and communications, and that tenants/vendors have the correct information. Make sure you’re set up at the first of the next month with all accounts switched.

Step 7 – Launch your new manager

Start fresh with clear expectations, performance metrics, and reporting schedules. Treat this as a new hire, interview well, set KPIs, require transparency, ensure you’re aligned from day one.

How to Find and Vet a Better Property Management Company

After you’ve invested the time and pain of switching, you’ll want to be smarter when hiring the next company.

1. Ask the right questions

• What is your fee structure and what is included/excluded?
• How often will you provide financial statements? (Monthly is ideal)
• What tools or software do you use for online access by owners and tenants?
• What is your tenant screening process? What is your average vacancy rate?
• How do you handle maintenance requests and emergency repairs?
• How often do you inspect properties?
• What is your local experience in the Oklahoma City/Moore/Norman market?
• Are you licensed through OREC? Are you a member of NARPM or other professional bodies?

2. Check reputation and reviews

Look for consistent testimonials, check BBB ratings, ask for 3-5 references of property owners with similar portfolios (e.g., if you’re from Oklahoma, ask for Oklahoma property owners references). Verify that they’re happy with communication, transparency, and performance.

If a company struggles to provide references, that’s a red flag.

3. Transparency & technology

Use companies that offer owner portals, detailed work-order tracking, online payments, vendor invoices you can review. If a company is still sending paper statements and old-school methods, you’re likely dealing with lagging practices.

4. Local market knowledge

Make sure the company understands rental rates and trends in your region (Oklahoma City metro, for example), knows tenant demand, has experience with local landlord-tenant laws and enforcement. Local knowledge reduces vacancy risks.

5. Clear performance metrics

Set expectations up front: vacancy rate below X %, rent collection rate 98 % or higher, maintenance response time within 48 hours, report delivery by the 5th of each month. A professional manager will want these too.

How to Prevent Future Property Management Problems

Once you’re working with a strong property management company (or managing internal processes better), put systems in place to avoid repeat problems.

1. Sign a clear, robust contract

Make sure your new management contract defines deliverables, reporting schedule, termination clause, fee structure, owner obligations and vendor standards. Avoid vague language. Use legal counsel if needed.

2. Use written communication and documentation

Everything important should be in writing, from new vendor contracts to owner instructions, maintenance costs, rent increases, etc. Written records protect you and ensure accountability.

3. Review performance periodically

Conduct quarterly or semi-annual reviews: check occupancy rates, rent collection, maintenance costs, tenant satisfaction (if applicable). Ask for a dashboard or summary from your manager. If results slide, act early.

4. Stay informed and involved

Even if you’re outsourcing, you’re still the investor/owner. Keep tabs on your market, stay up-to-date on relevant laws (like the Oklahoma Residential Landlord and Tenant Act), read your reports, and ask questions if something seems off.

5. Keep open lines with tenants

Encourage tenants to report issues via proper channels, set expectations for response time, track tenant turnover reasons. Happy tenants are your best asset for reducing costs and vacancy.

6. Choose Experience

Managers with 10+ years in Oklahoma property management understand local rental cycles, weather-related maintenance (like storm repairs), and city-specific ordinances.

Don’t Settle: You Deserve Better Property Management

Dealing with a bad property management company is neither unusual nor hopeless. The trick is to act early, carefully and with business discipline. Recognize the red flags, document what’s happening, set clear expectations, and if necessary, move on, but do so thoughtfully and professionally. Then hire wisely, set up strong controls, measure performance, and prevent a repeat of the same mistakes.

You have an investment to protect. Whether you’re in Oklahoma City, Moore, Norman or Edmond, you deserve a property manager who works for you, not against you. If you’re currently frustrated, it’s time to regain control.

If you’re struggling with your current property manager right now, reach out to us (OKC Home Realty Services) a trusted local expert who understands the Oklahoma rental market, landlords and tenants, and knows how to deliver the level of service you need. Don’t wait, the longer you sit, the more your investment can suffer.

FAQs: How To Handle Bad Property Management Companies