We moved to a new development in Banchory a year ago. James Gibb "take care" of the common areas. Last December a heavy vehicle ran over a man hole cover which is on the grass verge directly in front of our property. We informed James Gibb in December last year .... still waiting for it to be replaced, And then they had the audacity to chase me for our factoring fees and charged a late payment fee. Unbelievable.

This company appears to have a lean on my title and have increased charges without agreement with the on going cost of living generally I think they should consider thoes not in full time employment or retired. I hope to vote for change at the next AGM.

Recent experience with James Gibb has led me to feel compelled to leave a review. I owned a property for which they were the factors for 7 years. In that time they oversaw basic property maintenance, but despite repeated promises that they would arrange more major projects such as painting in the development, nothing ever happened. When I sold the property, I assumed that would be the last I would hear of them - but no. They waited to return my float until 5 months after selling the property (telling me that they had to wait until they could give a final invoice for all services). They made a mistake and overpaid me, but instead of writing to explain, they sent an unpleasant email from their income recovery team. And then 8 months after selling the property - another bill, for a service they had forgotten to charge for. I am sorry to say that the overwhelming impression is one of incompetence, and I cannot recommend them.

Absolutely appalling service. There is none except charging us a fee for Buildings Insurance they arranged. Taking over 6 months to reply on concerns and then state any leaks on our patios/ terraces and subsequent internal damage are not covered. State the owner is responsible for all costs. Rebuild my house as was but no patio/terrace? I don't think so. Have already taken them to 1st tier tribunal. Don't use them just awful. Staff change all the time and you don't know who they are. Beware.

Disgraceful company. Waterfront Park lift out of action for 8 months and no sign of it getting fixed. My 80yr old dad is really ill and can barely manage to get up and down the stairs. Residents have paid upfront for the repair bill but still they keeping stalling. Such a heartless company.

My sister and myself have contacted James Gibbs numerous times about a broken inoperable lift in Waterfront Park. My father is extremely ill and this company still haven't given any date for the repair. They have taken the money from residents and there still no timeline for the repair. This has affected my father's quality of life greatly.They haven't replied to emails and phone calls. Absolutely shocking customer service. This company are horrendous to deal with.

Phoned their emergency contact number due to water pouring in through a light fitting in the ceiling (top floor flat) after getting in from work. Mattress and bedding ruined, carpet soaked and water still coming in. Operator advised us that she would organise someone to come out first thing in the morning if we were able to contain it with buckets. Phoned back in the morning, no record of last nights call and nobody organised to come out. Advised us that as the leak had stopped we would need to call back on Monday morning and no one would come out at present as the leak had stopped. Not sure why someone couldn't come out the evening before when the leak was running. Currently have an unusable bedroom and due to go on holiday tomorrow for a week. Not a good service at all considering the monthly fees that are paid.

James Gibb took over from THE WORST factors we have ever experienced. The difference the development manager and his team are making to our area and community is incredible. So much positivity and energy! No query is ever too much trouble and we feel well looked after. Highly recommend

The worst company in the world! They maintain the building I clean. When I send the ivnoice I never know if they are going to ignore the invoice, sometimes they pay. Last invoice sent on the 12 of Dec, then againg sent on the 20th of January and until today - no payment. No communication, I have sent 2 emails asking what is the reason, no reply. They must find great pleasure in not paying people in time and ignoring them. Why do they still exists and who of a sound mind would choose them to trust them in maitaining a building? Avoid. 1 star is still too high score for them! Christine

An appallingly run business With zero care for customers. Inept at dealing with customers. Examples include: erroneous billing, roof leak not sorted in 18 months, fire safety issues ignored, high turnover of staff, never answer emails. Avoid at all costs. Our development has been forced to take them to tribunal.

Guys avoid them at all cost.The worst lot ever.Bandits i would say lost a lot of money due to them.Avoid them.

Sold my property nearly 2 years ago and still trapped in an endless loop of seemingly fraudulent billing and threats of late payment fees and legal action. Through their own error they calculated the wrong % per resident for building insurance and now are trying to reclaim hundreds of pounds with the threat of legal action but wont respond to questions of queries. Bully and intimidation tactics of the worst kind instead of just fronting up on a mistake that they made and bearing the brunt of it!

Useless company to try and get any kind of communication from. Unwilling to explain the breakdown of costs and the fee they charge is nearly as much as the landscaping itself.

Extremely unhelpful. No internal communication; very slow to respond to requests for advice, work to be done eg tree cutting, or to refund float. However, very quick to demand and take payments. Their procedures eg for moving house are not well-explained (and cost a lot). Still waiting for repayment of float several months after moving despite telling them by email, letter and eventually solicitor's letter about a month beforehand that I was moving! I also still get letters from them forwarded from my old address. Update your systems!!

I've been trapped in what I can only describe as an abusive fraudulent business arrangement with this sham of a company for many years now. I can't get rid of them because of a refusal to ever answer an email or respond to a question. They will take your money, they will ask you for more and more of it, and then they will run for the hills. Please avoid.

As is ALWAYS the case with james gibb. Any complaint takes between 10 and 30 follow up phone calls for anything to be done. Your development manager has changed nearly every time you phone up. They take a number and never get back to you. All bills have to be scrupulously checked as suspect charges appear. The only thing they are a well oiled machine at is getting your money off you. Avoid like the plague.totally untrustworthy. *** as to your reply , I am not really interested in your company structure , I am only interested in your capability as a factor. I reported a fault with the communal lighting before christmas . I was assured our development manager would give it his full attention and get back to me with progress reports to save me having to keep chasing you. As expected - never heard anything back. Phoned the out of hours emergency line 2 weeks later , was assured that the issue would be resolved asap. 2 weeks later , it appears they may have replaced one light bulb, although as nobody has been in touch its difficult to say what has or hasnt been done. I'm sure we will all find out when the next bill arrives and spurious charges appear on it. It should not up to me to continuously have to chase you for answers and progress reports , we pay you for a service , which you are paid handsomely for . You work for us. I left a review on a different platform over 2 years ago with exactly the same complaints. If anything you are even worse now.

I constantly have to review invoices from James Gibb & Co because they contain so many "mistakes". Have forced them to refund me but it takes so much of my time. The latest wheeze is for them to charge hundreds of pounds for "communal electricity" which seems to be for the social housing block in the same development, for roof repairs which they have no evidence of being carried out and which were never needed, and for multiple repairs to a communal door which has consistently remained propped up against a fence! They have an increasing market share and the Scottish Government really should do something to address both the issues their activities are causing consumers. Just what is the point of requiring residential property agents to be licensed if not?

Worst company on earth. Had no choice as the original factors sold on to James Gibbs, who have been taking advantage of us ever since. What a scam...

Simply put - they don't do their job and charge a fortune for it. Money grabbers and opportunists. Avoid at all costs

If you are lookign at changing factors and going to JAMESGIBB? One word of advice... DONT! Dreadful company who routinely ignore fee paying customers, complaints are also ignored. The only thing they can do regularly and without fault is take your money... AVOID AT ALL COSTS.