K & S Properties

DO NOT RENT WITH THEM! This company charged me for bogus fees like light bulbs and stove drips pans when I had replaced them before moving out. I hired professional cleaners to clean upon move out. What do you know? They took my entire deposit and still charged me for cleaning, repainting, light bulbs, stove drip pans and basically anything they could. Cleaning labor was $ 25 an hour. Who makes $ 25 an hour in Waco? Then a month after moving out, I saw the place for sale online for $ 49k with pics of the apartment looking exactly the same as how I left it. Despite disputing their bogus fees, they still charged me over $ 1800 upon move out. That certainly pays for a lot of mortgage payments, doesn’t it? Of course, they sent the charges more than 60 days after I moved out which is a violation of tenant laws in the state of Texas.
They even charged me for water damage from when the kitchen sink pipes busted right before I moved out. The repair man made a disgusting huge mess and didn’t clean it up causing the cabinets to warp. The dryer had rusty sharp edges inside of it that ruined about 2 loads of clothes before I could figure out was wrong with it. How did I find it? I gashed my arm open on the rusty, corroded metal while reaching inside to get my clothes. Did they do anything about that? Nope, didn’t even replace the dryer. Never even heard from them about it.
It’s so funny because they definitely felt comfortable showing the place to potential renters while I was still living there, so it couldn’t have been that bad. Basically, they just charged the cost of preparing the property for selling. They’re frauds and crooks and should be avoided at all costs.

Indifferent Thieves
My daughter rented here for the ¹²⁄₁₃ academic year. Moving in went fine and they’re happy to take our money. However, they were slow to maintain & repair the unit and getting deposit funds back was impossible — even in violation of state law. Stay away from these guys!
The Good: K&S has a number of decent properties around Waco near the Baylor campus. The office staff are polite and friendly, if not competent.
The Bad: Slow to respond to repairs or maintenance of any kind. Withheld hundreds of dollars from deposit refund for wear & tear items like routine painting (this is not legal in Texas). Completely non-​responsive when challenged about this (still taking action on this as of ⁹⁄₂₀₁₃ after moving out last May).
The Bottom Line: There are limited options for renting off campus and K&S manages many of these properties. If you’re happy with an indifferent rental manager and with giving away your money, have at it. Otherwise, I suggest you steer clear!

PLEASE READ
So let me start off by saying that Rene is a very sweet woman and she was very helpful in finding me a great apartment to live in while at Baylor. The only problem is every single other person that is a part of this company is a complete crook.
Several months in advance, I signed a lease– starting August 1^st 2013– to stay at 404 Cedar Ridge and was looking forward to me living there. I planned to move all of my stuff and get my place furnished on the 15^th of August, a Thursday. I received a call around August 1^st and was told that the unit next door had been flooded and that the tenant needed a place to stay. Lisa asked me if I was comfortable living in 402, the flooded unit, instead of 404. I said that I wasn’t comfortable switching units after touring all of the available units and picking 404. She said she’s send me pictures of the unit after they renovate it along with floor and carpet samples. I never received the samples.
It turns out, they have moved the 402 tenant into my apartment, 404, without my permission whatsoever. They argued that the action was legal and necessary by «Delay of Occupancy» which is clearly stated in my lease. Delay of Occupancy is a situation in which if your unit is damaged in any way and needs to be repaired, the company must notify the tenant in writing of the necessary delay of occupancy, must prorate any lost expenses in rent, and must accommodate the tenant in the meantime. The problem was that any repairs that my unit needed as a result of 402 flooding had already been taken care of and that completely and legally negated the «Delay of Occupancy» statement.
Sick of the excuses and lies I was being told, I decided to drive up to Waco on August 13^th to speak with the management about how to solve the issue, as I was moving in on the 15^th. I was told that I would no longer be allowed to move in on the fifteenth. Absolutely and entirely against the law, I was told that if I attempted to gain access to MY UNIT– in which I had already paid for for the month of August and in which they deposited– to ask the tenant that had moved into my apartment illegally that they need to leave that they would legally prosecute and sue me. Lisa yelled at me and threatened to sue me for attempting to notify the tenant that was living in my apartment illegally that they needed to leave. When I got to Waco from Austin, a broker of K&S came to talk to me. His name was Jimmy, and oh man was he a piece of work. I brought my lease agreement in which it clearly exposes that K&S had illegally denied me access to my apartment, all while accepting rent from another tenant in my 1 person apartment. I was blatantly insulted by Jimmy and in his immature and desperate attempt to control the conversation, he threatened me with personally terminating my lease agreement on the spot for simply wanting access to my apartment. Neither Jimmy, nor any employee of K&S, have the legal right to terminate my contract and when confronted with this obviously illegal threat by saying, «The lease allows me to terminate my contract in this situation in which K&S illegally operated, not you» in which he responded that he could do whatever he wants and it doesn’t say in the lease he’s not allowed to. After going over the legal document of the lease, Jimmy resorted to personally insulting me by saying that I was immature to bring the lease in and discuss the legal matters of it. I was absolutely astonished that this man was telling me that by pointing out the flagrant illegal procedures K&S was taking to keep me from the apartment that I have paid for was immature. I respectfully explained to him that they legally have no right to keep me from living in the apartment I had already paid for for the month of August and that I needed to gain access to my apartment. After about 45 minutes of attempting to reason with the completely illogical, incompetent, and disrespectful man that Jimmy is, he said he’d make a few calls. After realizing that he needed to listen to the law, he contacted the tenant living in my apartment. Apparently she’s in Iowa and won’t return until the 20^th of August. I wont be able to get into the apartment that I have legally signed an agreement to be a tenant of through the whole month of August until August 21^st.
In a simple attempt to be able to access the apartment that is in my name and that I am legally a tenant of, I experienced massive backlash of truly the most irresponsible, immature, threatening, and incompetent employees I have ever worked with. Their flagrant threats, legitimately illegal operation, and massive disrespect in the way they operate their business will one day come back to bite them, as I am positive that if they show this kind of disrespect to the wrong Baylor family, a very rich parent could easily expose their thievery via a lawsuit that will hopefully run these crooks out of business.

This company gets a zero! Beware! It is the biggest ripoff company I have ever encountered. I am a parent of 2 Baylor students between 2003 – 2013. We are a military family and have encountered many rental companies over the years, always getting 100% of our deposits back. Even in waco, I helped my kids learn to clean apartments before they moved out and they always got 100% of their deposits back – except this company. They conveniently charged what the deposit was for things like normal painting between tenants, light bulbs (and we even left some there in case they burned out betwwen moving out and inspection), ac filters (we left 2 clean ones there), door stops (they weren’t there when they moved in) and numerous nit-​noid stuff. They won’t let you call them to talk – only email and then they don’t return your emails. Their word is final and there is no discussion. Take pictures before and after. Be prepared to lose all your deposit. And they would never discuss the pet deposit, much less return it for no pet damage. Maintenance was always slow but did always get done eventually. One time there was a water leak outside at the road, on the other side of the building out of view – not noticeable until the water bill came. We had to pay the ridiculous water bills for those 2 – 3 months until it was fixed – k&s would not even consider paying the bills above the normal monthly average before that incident.
I would not recommend renting from this company. The other 2 major companies in waco have been fine – fair and appreciative of being good tenants. Beware!

There is a reason this company has the initials K & S.
Krook and Screw.
I lived in way too many properties «managed» by K&S during my tenure at Baylor… all of them were not managed, but dictated. The ways they dream up to charge you more money, each month always amused me… yet it took months to get maintenance to come out to fix anything.