Douglas Weir, David Reid and Nic Mayall are no longer directors of Gibb. That's the good news. The bad news for anyone who has Gibb as a factor is that Gibb now seem to be under the control of Speirs Gumley (who Strathspey Capital, owner of Gibb, bought a few years back). SG's reputation is even worse than Gibb's. It's not difficult to see the way this company is going. Too many factors as it is operate largely uncontrolled, taking advantage of industry rules that exist purely for show and are never enforced by the government. None of this is good news for homeowners who now face a bigger imbalance. Yet, the government is sitting back and letting this happen. Why? We need to know. I have asked and have been repeatedly refused information or ignored. Not acceptable.

Had a persistent leak which previous contractors didn’t fix, JG found another contractor who seems more attentive. Communication from Johnny has been great in this respect (timely and friendly responses, especially regarding an issue they can only refer to contractors/insurance companies for), dealing with individuals for JG is always fine. Prices have been exponentially increasing the last two years but putting this down to a lack of maintenance from the last company and increasing insurance costs. Small issue of one single building costing 1500% (roughly) more communal electricity than average (due to a heat pump I believe) which would be nice to see addressed but JG did acknowledge the crazy difference (though don’t think this should’ve been implemented given the price increase for everyone).

Lovely to Speak to and deal with Muryum, she was very friendly and a pleasure to deal with, I would definately recommend her and how professional she came across

Absolute turds top to bottom. The front line staff are under-trained and overworked, the senior management spend 100% of their time running cover for the resultant appalling service and continual mismanagement. They will constantly add dubious charges to your invoice and fight you for *years* over each and every one, hoping you give up first. Do not stand for it. Their modus operands is that they know 99% of the development will simply pay the invoices by direct debit, they then plan to drive the remaining 1%, who actually check their invoices, insane with the cunning strategy of simply ignoring them. Do not stand for it. Their favourite trick is to hit you with £40 late payment fees it you refuse to pay disputed amounts after they have literally forgotten about the issue. They expressly forbidden from doing this but do it anyway. I used to wonder why this is not illegal. It turns out that it actually is illegal. Do not stand for it. Their second favourite trick (which often appears in answers to one star reviews here) is to tell you to use their complaints process. The standard response to you raising a formal complaint is to refuse to accept your complaint. Do not stand for it. Their written terms of service give timescales for dealing with issues that they will gleefully exceed. Start an informal dispute. After 5 days turn it into a formal dispute. After a further 5 days raise a formal complaint. You then need to go through two stages of pointless resolution where they will accept no fault and take no action, taking a further 2 months, after which time you can send your issue to the First Tier Tribunal which you will almost certainly win if you have documentation against the specific clauses in the Code of Conduct/Written terms of Service that they have invariably failed to meet. They will attempt to fob you off at each and every stage. Do not stand for it. You must absolutely familiarise yourself with the Code of Conduct for Property Factors Scotland and their written terms of service and start quoting it to them from the very outset. Read both documents top to bottom and you will be able to accurately categorise each of their dubious charges for the tribunal. Gibbs will invariably fall foul of their obligations under one of: "The Overarching Standards of Practice", "Communication and Consultation", "Financial Obligations", "Carrying out Maintenance and Repairs" and most bizarrely of all "Complaints Resolution". I also believe they can be held to account for sections of their written statement of services, but I've not tested this yet simply because it takes up all of my time to chase them up over all the other nuggets. Oddly, they are very tight of "Debt Recovery" and "Insurance", probably because both are profit centres for them. If you are even slightly mad with Gibbs, I suggest you look into the amount of commission they earn off your insurance or their relationships with their contractors which will make you even madder. Gibbs are of course obligated to reveal all this information, for which we can refer to the musings of Douglas Adams: “Yes,” said Arthur, “yes I did. It was on display in the bottom of a locked filing cabinet stuck in a disused lavatory with a sign on the door saying ‘Beware of the Leopard."

Terrible terrible company. One of the worst I’ve ever dealt with. They shouldn’t be allowed to operate.

Paid my factoring account as alway and received a demand for amount - called local office and got an apology on phone as there was no outstanding amount due as as always paid as soon as I received invoice. Today a month later get another threatening letter demanding payment which was paid. Awful company 😡

Having now (thankfully) sold on properties that these amateurs at Gibbs have been factoring for a few years (since they took over the previous crowd who were every bit as bad), they are still sending out ***NEW*** Bills after 2 years, having found mysterious "Communal" anomalies like "Communal Electricity" out of the blue. They send these pretty much illegal demands out in the post as "Reminder Letters" having NEVER even issued an Invoice in the first place it seems. When queried, they take a week to reply via E-mail. My online accounts were always paid promptly every quarter, always ZERO'd, and when properties were sold, Solicitor paid them in full, whilst leaving the "float" for 3-5 months for overlaps at the very end. To get the "float" (a Credit) back from them was another nightmare of admin. Well, the Accounts Dept at James Gibb must be so incompetent as to be the new Horizon scandal. To find these random charges TWO years after owning properties they "looked after", to not even have issued an Invoice for, and then demand payment immediately with £40 charges per week... these people need locked up imho. ***BEWARE*** any property in Scotland that uses James Gibbs as their Factor.

Terribly unprofessional factoring company. We have yet to receive correspondence from them which is not full of administration errors. Mr & Mrs Sharp

Just got a late invoice from these cowboys,AGAIN AVOID THESE COWBOYS and speak to your MSP to get these bully boy cowboys brought down a peg or two I’m speaking to my MSP on 18th October and they are going to look at putting the power back in the customers hands not these clowns they don’t care if people go without food or heating or have to sell their home as long as they get their pound of flesh

Crooks. They charge us ludicrous amounts of money. £40,000 a year to cut the grass once a month. The workmanship is terrible. You can’t get hold of them, and they just keep billing you. When you email them with a dispute and hold the money owed off for a couple days they threaten you with a £40 fee. If you carry on disputing with their bill, they’ll throw their weight around with “court” action. You pay for lost court fees, and you pay for literally everything. What they’re doing is disgusting. The Scottish government shouldn’t allow this. Property factors Scotland guidelines clearly state that as a customer you are to be given a sufficient time to pay. Not just 2 days, and the price they charge you for “late payments” NEEDS to be reasonable. £40 is outrageous. They are thieves. Disgusting thieves. If there’s an excuse to be made - James Gibb would make it. Scum bags.

If I could give 0 stars, I would. Still receiving bills from this factor nearly 12 months after leaving the property and paying the final bill. Their T&C's clearly state once the account is closed, no further bills will be sent, but they don't want to adhere to their own conditions.

I’d like to make comment on how helpful and responsive I found James Gibb to be when I encountered an issue yesterday (04/09/24). An urgent call to the Edinburgh office was answered quickly and I then explained that an engineer who was installing broadband to my flat needed access to a service cupboard. This had not been previously foreseen. The gentleman in the office then referred me to the Concierge who, despite being involved in other duties, attended immediately and allowed the work to progress. Without the speedy assistance of both these members of the team, the installation work would have suffered delays and may even have been postponed. I’m deeply grateful for the service provided on this occasion and, more generally, for the range of work provided by James Gibb at the site.

James Gibb Factor Once again the worst factor in Glasgow have made our life hell! Repeated urgent requests for them to fix roof issues that were causing water ingress through our ceiling. The work wasn’t done, it kept getting worse. Plaster falling from ceiling area, bowls having to be left to catch all the water, mould appearing and then to our horror, noticed funghi growing from the now exposed sodden and rotting wood. More emails and calls, requests for repair, even a visit to their office. Work on roof finally done today at least six weeks after urgent requests for repair. Damage to our roof extensive. Roofer said the damage a direct result of the water ingress. James Gibb refusing to pay contractor to come and fix the damage to our property. They say, and I quote ‘ ‘’Whilst I appreciate your frustration with the time taken for the repair to be made, I need to reiterate that James Gibb are not liable for costs involved for the reinstatement works.’’ Then he helpfully suggested we wait a few weeks to let the now soaked and rotted wood dry out! So basically, they can delay and delay doing repairs and then just absolve themselves of the damage caused to your property as a result. They tell us we can make a claim through insurance but will need to pay £1000 excess to the insurance company. The same insurance company that they get commissions from. No wonder they delay doing repairs. It’s criminal. No care, no responsibility should be their moto! Other issues like fixing secure entry system took over a year, leaking pipes over 5 years. Bills with electricity charges added in from 15 months prior that they won’t explain. The list goes on and on. Contractors, real estate agents, even Home Reports for property sales all roll their eyes or comment poorly when the name James Gibbons comes up. They certainly live up to their reputation of the worst factor in Glasgow. They quite simply don’t give a damn about you or their responsibilities.

This company are scammers, stay well clear, pity one star is the lowest

Why is there no zero rating? Terrible company and terrible service. Make promises but never keep them. All current owners should obtain and check the company's latest version of Written Statement (V16). This was previously called "Written Statement of Services". Service has been removed as has many of the previous "services". At our development, property inspections were originally carried out 1x / month, this was reduced to 1x every 2-months then 1x every 4-months NOW 1x per year. Development Schedules have also been deleted. Less service for more cost!

Avoid at all costs! I had two formal complaints where apologies were made but promises given were never kept. My third formal complaint was not even responded to. I took out a successful case with First-tier Tribunal (FTTS) who issued a Property Factor Enforcement Order against James Gibb. Document all communication and avoid phone conversations. If considering a new factor review information about the company on the FTTS website. Trust Trustpilot. If you have ongoing complaint(s) contact MSP / MP so they are aware of the company or consider contacting the press.

Terrible service, terrible communication. Would give less than 1 star if I could!

This quarter they are expecting people to pay over £600. They are robbing people and what we get in return is next to nothing. Still charging for past electricity bills that they can't prove. And if you say you can't afford that much, they just threaten you with late charges and court.

Worst factors ever! Take all your money for nothing in return!

1 star is being generous! James Gibb are good at one thing…taking the money for a service that they often fail to provide. They seem to use sub standard cotractors and charge over inflated amounts for poor services, for example our communal gardens have not been tended in months. They do not answer emails or phone messages. Both my development manager and senior development manager based in Dundee have little to no communication ability. High charges for such a dreadful service.