The company now has me regularly in tears out of frustration. You’re upsetting people by doing next to nothing, but demanding a fortune for it. The 5 star reviews are a kick in the teeth. I don’t know what to do anymore.

Scammed once again. I was aware that this was going to occur when I saw a cherry picker going up to our roof. The same man who ATTEMPTED to rip us off in 2019! Then we were going to take James Gibb to a tribunal for a ridiculous bill of £900, they knew they couldn’t win so reduced the bill by £400 if we agreed to stop proceedings. I have ALL the communications. As soon as I saw him back ,I took a photo and when our property manager made me aware that we were being billed for gutter cleaning front and back, I sent her the dated photo and told her he was here for 20 minutes, no longer. Bill came today £1050 !!! At the time of the last incident I said, never was he to come back here. He did! No warning from Gibb that this was going to take place, how could this happen ? Seeking legal advice now, shocking. 4thJuly 2024 James Gibb have replied re my serious “allegation” This is no allegation, you are , or should be aware of all the facts in this case. In the case of the contractors first visit, all owners were aware that we had been robbed. Charging for a cherry picker when the truth was that he climbed a ladder and speedily pumped silicone filler into a gap, almost £1000, we were all pleased to get the bill vastly reduced. I have all the communications! We were never given an estimate or were made aware that he would attend our property again. Not one person here would have agreed to him returning.

I'm very grateful to Jo Cooper for dealing with my concern very quickly and efficiently. The problem was fixed within a day and I appreciate how effective Jo was. It's actually quite rare these days.

Such a disgraceful company and I genuinely can’t believe the people at James Gibb are actually Human Beings. Disgusting and unethical practices, disgraceful customer service, and a completely pathetic excuse of a company. Never in my life have I experienced such incompetence and never in my life have I paid this much for almost nothing. It’s complete and utter day light robbery and the shower behind it are absolute crooks that don’t care for the voice of the customer and rather they just pay up for nothing. Shameful.

I contacted James Gibb Aberdeen about a letter I had received from them about new communal keys for a property I own in Aberdeen. I was put through immediately and Jo Cooper their Operations Manager who was very friendly and extremely helpful, stating that my tenants had received new keys and that she would also send me out a new set recorded delivery same day. I enquired about giving a set of new keys to our agents in Aberdeen who let the property for me. She also sorted this for me arranging for them to pick up a set.Thanks so much Jo wonderful service very grateful for your efficient service.

Very quick response to an urgent repair issue

Absolute shower. They do almst nothing except levy stupidly high charges (3 times as high as my previous flat. It's absolutely nuts!) and try really hard to justify their existence. A neighbour had a leak in their ceiling this morning and contacted JG. Did they check on it? Send someone round to invstigate and find out where it was coming from? No. They just sent an extremely passive agressive email to the flat upstairs telling them they have a leak and need to fix it. They don't, it's just that JG hate actually doing anything. That email will probably turn up as a £2000 charge for 'repairs' on the next set of factor fees too

Is it possible to give a company zero stars? Absolutely awful company, zero communication skills and lack of customer care.

Within our retirement complex we have had a number of ongoing issues, where we were not getting satisfactorily resolved with our factor (James Gibb) which resulted in us forming an Action Group to take forward various problems, particularly at that time, roof repairs. The group were also tasked to consider changing factors, should the poor performance continue. However over the past year with the group working with our factor, confidence with Gibb's has been slowly but consistently growing, resulting in a steady, growing support and confidence within our Action Group and the residents/home owners. This improvement in performance has recently been accelerated and subsequently consolidated, thanks to Clare Bugden (Director of Customer and Retirement Services), who has been working with us closely and, I must say very effectively. Amongst other things, communication has improved dramatically with response times moving from an annoying 5 days to hours and even minutes. I am sincerely hoping this dramatic improvement can be sustained and while composing this review, I must thank Clare for her superb work and of course hope it continues. David Reynolds

Horrific company!!! If you need a property management company this is NOT. The one for you! They are a joke and absolutely horrible to speak with on the phone so rude and disrespectful along with being unprofessional they really are this bad! They have the contract for the building I live in which has an underground car park with an electric gate for the residence. This gate stopped working one day and only open a small bit before getting stuck. This locked those inside the gate in and obviously no way in or out. I phone got an horrible man on the phone with a serious attitude problem and basically didn’t want to help. He asked if I was the owner or tenant once I said tenant boom NO I can’t speak with and hung up. I call the letting agent for help they phoned and guess what they got the same response and stressed the fact we don’t speak with you we only deal with landlords so it’s not our problem!! Top class service there like so if you have a problem you need to contact your letting agent then have them try and contact the landlord which can take sometime as we are all well aware how long it takes for replies back from a landlord and James Gibb are happy to sit back and let you suffer with whatever problems you have. The most horrible and disgraceful company you could ever imagine or find!!!! After seeing the generic responses below, my review is edited to say it is for Edinburgh, EH7 5FB. The problem to be reported started on the 4th April, and here we are 5 weeks later and the problem is still not resolved. Edited 9/6/24. Yes the letting agency have done this and have us down as been able to speak on there behalf, But if you staff weren’t so F**king ignorant and terminating the call so quickly each time as there clearly afraid of actual work like your so called “ contractors”. The gate was only finally fixed on Friday evening just gone the 7/6/24 strangely enough this was done very promptly after men armed with weapons believed to have been large knives or worse! Hmm I wonder how they got access to our secure building to terrorise this poor neighbour oh yeah wait they walked in through the WIDE OPEN CAR PARK!!! Top class there eh? I think you’ll deserve a round of applause for nearly getting someone robbed or killed due to your negligence, but you were quick to fix it once the police arrived on scene then your so called “ contractors “ appeared and magically fixed it!! Well for now anyway due to your track record that will be broken again by tomorrow!! Maybe you will wait until someone dies the next time god knows that is your style as it took a month to fix that gate and once this happened oh it’s done that afternoon!!

How customer service should be done. From an awful initial experience with James Gibb to a very positive experience. I won’t go into detail but to suffice to say we had been asked to pay a sum of money for repairs that had not been declared when we purchased our property. After a less than positive experience on the telephone that prompted a stern letter of complaint. I was promptly contacted by Jo Cooper operations manger north region who very quickly acknowledged JG’s error, explained what had happened and waived the charges.

Our retirement development is currently being supported by Clare Bugden (Director of Customer and Retirement Services) Clare has been developing an arm of James Gibb dedicated to retirement developments and is also acting as our development manager at the moment supporting our committee Working with Clare we have developed a detailed action plan for our development and a comprehensive 10 year maintenance plan. In conjunction with Clare we also keep a close eye on our contingency fund and discuss financial matters at our regular on site meetings Clare is a professional, hard working and extremely diligent person with a genuine aim to support our development in everything we do Our committee can't thank her enough for all the support, advice and knowledge she provides us with on an ongoing basis Clare is a credit to James Gibb and we are sure she is as valued by the company as she is by us

As with other reviews, this morally questionable firm are extremely focused on collecting money from property owners for very little in the way or service. If you are looking at any property where there is a small patch of grass they cut a couple of times a year, my advice would be to look elsewhere. Dealing with them is horrendous. Horrible, horrible people only out to fleece you for whatever they can, with ridiculous legal loopholes that actually assist them in doing so. Threatening letters and emails should you have the audacity to question anything. When you ask them to assist with anything, it's ignored. Just symptomatic of the current climate where the general public are being continually ripped off and very little can be done to combat it.

James Gibb are very clever at making money. Our estate of private houses has been minimally maintained by them since 2021. They have responsibility for gardening on service strips and looking after a small area of grass and a few trees/bushes. They provide a fairly average service, occasionally mowing but apparently ignoring dead/dying trees/bushes. Now we are moving on to a new home we are being told we need to pay £100 for "significant administration." After speaking to them it turns out we are paying this because they have properties on 'other' estates with shared resources that they manage. Given our own estate is entirely private properties for which the factor shares and offers no responsibilities it seems disproportionate for them to charge us a fee for work being carried out by us and our solicitor. But we see how they remain profitable without actually offering much value for home owners on estates they manage.

Shocking factoring company. I have lived in several flats with several factors and Gibb is by far the worst. Very slow at resolving problems but quick to chase you for a bill even when the service hasn't been provided. Would avoid and look for someone else.

James Gibb have now factored my retirement property for a year. The level of service has been very good especially since Clare Bugden became involved. Clare understands the current issues and works extremely hard to progress solutions and get work done. She is helpful, efficient and communicates effectively to an older clientele - really appreciate all she does.

Our "stair" has had James Gibb as a factor for many years and, sadly, they have left a lot to be desired. However, this review of 4 stars is really in respect of their/our new development manager. Kayleigh Orman. What a breath of fresh air. Organised and practical, interested and concerned, friendly and helpful, knowledgeable and very good in replying to emails and keeping us updated. James Gibb should be recruiting a lot more like her. The best manager we've ever had with James Gibb.

Absolutely appalling Factor - have been hellish on every single front for the 7 years we’ve been in our development. Take an awful lot of money and do as little as they can get away with. Avoid at all costs

Sick of calling and being told the manager for my area is either out or in a meeting and when you leave a message for a call back it never comes how do you speak to these people I know they are busy but come on a 2 minute call back isn’t a lot to ask

Factoring is like any background task, when it works no-one notices, when it fails people yell. That means you are more likely to see a negative review of Gibb's over a positive review. So let me set a balanced review. Remember, with factors, what the community put in is what the community get out (except for some bad faith factors). First AGM in the time of the estate being set up went well. Was well managed by the Gibb's staff and the agenda allowed for the expansion of understanding in the homeowners. The negatives are the following 1) Tone of emails and letters can feel a little dictatorial and sometimes rude sounding. The friction build-up to the AGM could have been avoided around meeting quorum by not being so forceful in tone. 2) The AGM could have been paperless (just a personal preference) 3) There is still a bit of a them-vs-us attitude on both sides (the development and Gibbs). Likely largely unintentional. The good 1) Gibb's have always been quick to respond. 2) The AGM was very free and open. 3) Costs are relatively low and it was clear from the AGM that Gibb's like to keep it that way. 4) Raised issues have been taken as actions and I'm in no doubt will be actioned. 5) Follow-up contact has been prompt and polite. 6) While debt was explained at the AGM, the collection of it was not used as some glorified sledgehammer, but was explained well. Especially how some solution needs to exist. There was no condescending around it, just an adult to adult conversation. 7) An explanation of finances was given in a easy to understand way. Our community has a pot of money, like any other bank account, and it needs to be kept healthy, like any bank account. This review will be updated from time to time, where it is the block [EDIT] will be used to demark it.