Urban Evolution Property Management Reviews 

Terrible property management at Arndale House. So happy to no longer have them in place.

Trustpilot has asked me three times to revise my review of Urban Evolution although I have never written anything that is rude or offensive but stating facts about my experiences with this company .
They managed my unit for a year refuse to reply to any of my emails I if I dare to question any of their charges they will send me a rude and offensive emails with personal attacks
It is indeed the worst Property management company I have ever had the misfortune to deal with. This is my experience with them.

They are untrustworthy and extremely unprofessional .
I almost have a feeling that even this review will not be published as this is my third time trying to write about my experience nightmare with UE
Many of other leaseholders of units managed by UE are complaining about the reviews being flagged time and time again although none of us write any offensive sentences towards them

What’s the point of asking people to write reviews when they do not accept any negative statement?
This is a typical tactic by UE to deter people from flagging the truth about them

“Excellent property management—professional, responsive, and always on top of things. Highly recommended!”

Avoid this company! I was charged alot of money for repairs and maintenance that just never occurred. Be warned.!

Where to start? Too much to mention. Please do not go anywhere near. It seems if you put too much detail of your experience they flag on their side as illegal, therefore taking your voice and right to review them away. I’ve had so many sleepless nights and stresses with this company. Don’t trust!

Not even sure where to start...
I am about to move out of one of Urban Evolution's buildings (Norfolk House 1) and I can't wait to leave after what has been the most stressful experience I've ever experienced when renting somewhere. I have had issues with hot water since moving in May 22, most evenings the water will only run lukewarm and not hot when you are trying to shower after work or wash up. The boilers have broken completely a couple of times, the worst being in January 2024 when the whole building was left without hot water for 9 days in total when it was freezing cold temperatures.
The lift has broken at 5 or 6 times during my time here, the worst being when I moved into the flat (8th floor) in May 22 when it was broken for several months, meaning I had to carry all my belongings up to the top floor. Now as I prepare to leave the lift is once again broken, this time it's been out of service for 7 weeks so I am now having to face moving all my belongings out via the stairs including many heavy items, which is extremely dangerous.
The washing machines are also often broken or you are left having to clean them yourselves before using and the tumble dryers rarely actually dry anything without paying to use them 3 times.
I am mentally and physically drained from living in this building!
The company love to make excuses, deny any bad press against them (even when there's a BBC investigation into one of the bosses) and delete reviews like this one. Avoid them and every building they manage.
Just to update this, the review is directed at the bosses of the company and I’d just like to add that the staff working on the desk at Norfolk House were very nice and always helpful, which is the only saving grace.

They claimed that they have transferred rental income to my bank account but we did not receive item we contacted them several time to request for of remittance so that we can trace the payment but they never can provide any proof they pay the payment they claimed. Don't trust this company

If there were negative stars I would have signed for -5. This company is shameful and totally unacceptable for the business. So many faults that it is impossible to detail them here

Quite possibly, one the worst estate agents in the country.

Senior management team is untrustworthy and can never be trusted.

Stay away from them...!

Not worthy of a single star.

Dealing with Urban Evolution has been extremely frustrating. They consistently fail to take requested action, and their lag in response is completely unacceptable. It is incredibly difficult to reach their staff members, and even when I do, the follow-up and communication are severely lacking.

Their lack of responsiveness has caused me significant opportunity loss, including considerable delays in listing my property. I expected a professional level of service, but the constant delays and poor communication have been nothing but disappointing.

I would not recommend this company to anyone looking for reliable and efficient property management.

Awful. Just awful. Letting team never respond and when they do they never actually act on fixing the issue, not to mention their website states that the Liverpool office in the honeycomb building but according to people there they’ve not been there for months. ‘“all of our advisors are currently busy” load of rubbish there’s no one there. Never book with this company as the reviews only further the point more

DO NOT LIVE AT ANY PROPERTY OWNED BY URBAN EVOLUTION. I can’t stress this enough. I was here for three years. I could endure the unprofessionalism from X1 Lettings for two years but when Urban Evolution took over my tenancy in 2023 I faced extreme mental health issues because of how they treated me and my issues with flatmates.

I had to live with three pigs (no pun intended) for my last year of university. I was doing my dissertation and I was stressed about the move. During my last three months of my tenancy I had no internet at all. This is something that I was paying for as a part of my tenancy and they tried so hard into making me believe that it wasn’t and that it was only a complimentary service in which it was not. All they could think of for compensation was a £40 voucher to Amazon. And it took them two months to come up with it.

On top of this, I had to live in filthy conditions. I had to deal with maggots, mould, flies, and fly eggs. Our bin had to be taken away twice because it was so bad. I complained about every single one of these issues with this company and they did absolutely nothing to solve it.

I was called petty, and immature by staff and I was told on multiple occasions that I was not allowed to have any contact with any of the staff. They would make any excuse not to communicate with me. I had to escalate the issues with the property ombudsman it was that bad. I was denied meetings and phone calls on multiple occasions. It was impossible to contact staff because they started using AI for their emails.

I also moved out in August, it is now December and I’ve still not received my deposit. I had to dispute my deposit because they tried to charge me for a replacement mattress cover. (Which is something they need to replace before others move in anyway). I am also fully aware they have tried this with others and they will continue to do so. They are taking advantage of students and it’s disgusting! My deposit was £200 I lived there for three years and I’m not even getting my full deposit back.

When I complained for months about maggots and flies and fly eggs and rotting meat for weeks they didn’t give a damn but when they complain that my skirting boards had dust on them they get to take away my deposit…

The disrespect and straight up bullying from this company affected my mental heath so badly I had to start therapy and taking medication for my well-being. I’m still traumatised and haunted by everything I had to deal with during this year and it was definitely not the amazing university experience I so badly wished for and that is something they have taken from me and something I will never get back.

Trust me it isn’t worth it and you will regret ever signing a contract with this company. DO NOT DO IT.

Our experience with this letting agency was extremely frustrating and dishonest. After moving out of the property at Parliament Place, we repeatedly requested the return of our deposit, but the agency failed to provide a proper response for over a month. We eventually contacted the Deposit Protection Service (DPS) to demand our deposit. The letting agency then tried to fraudulently claim twice the amount of our deposit (more than £1000), falsely accusing us of damaging the property and charging £119 for cleaning, even though the property was left in excellent condition (Pictures attached). We immediately disputed their claims and provided evidence in the form of photos taken on checkout day, which matched the check-in report provided by the agency. After a thorough review, the DPS ruled in our favor, confirming that we were not responsible for any damage and that we were entitled to the full deposit. The agency's attempt to cover refurbishment costs at our expense was unsuccessful, thanks to the evidence we had gathered.

Please be very careful during checkout, as this seems to be a recurring issue with this company. A friend of mine had a similar experience, and I've also seen reviews mentioning the same problem.

Maybe this review will prompt an apology from the company, but I want to make it clear that I am not accepting it at all. Please be aware, everyone.

An absolutely terrible company DO NOT rent from these people!!!!

I booked to live at the exchange Liverpool before I saw all the terrible reviews and news articles about the building not having hot water, multiple periods of time without hot water and a number of rooms having mould. NATURALLY after seeing this information I didn’t want to live there anymore and tried to cancel my contract by telling them I wasn’t willing to live in a building unfit for purpose.

I was told the only way to cancel my contract (even though the building was not fit for purpose) was to find a replacement tenant, I felt uncomfortable with trying to find someone willing to live in a building I knew was not fit to live in but I did this anyway as I didn’t want to have to fight on cancelling the contract after it started- so I found two people who were willing to take over the contract, incase one of them failed referencing I’d have a backup replacement tenant. I emailed about the first person, then a few days later emailed about the second person, then a few days later followed up asking if they had received my emails and were talking to the replacement tenants, I didn’t receive a reply from them.

72 days after I sent the follow up email they rang me saying I was still liable for the contract. In these 72 days they took to contact me I came to the (albeit incorrect) conclusion that they had found a replacement tenant and that’s why they were not communicating with me, but no. I was obviously very annoyed at this as I tried to get a replacement before my move in date so I wasn’t liable for any of the contract but they ignored me for so long and then they claimed I was liable after I had moved into a different building that I was more confident would provide hot water and electricity.

Apparently now the “cut off date” for finding a replacement tenant has passed, even though this was not stated to me verbally or included in my contract so I’m unsure if this is even legally allowed.

The company still wants me to pay them money even after they ignored me for so long and didn’t give me the chance to replace the tenant (BECAUSE THEY IGNORED ME) and are now sending me threatening emails demanding the money. This whole situation is causing me so much stress and I wish I never ever even had the thought to live in one of their buildings because they are some of the most unprofessional people I have ever come into contact with.

After moving out of the property for 3 MONTHS, I recieved with an unexpected £460 bill for things like "mattress enhancement replacement," cleaning fees, a contribution to repainting, and resealing the shower. This was on top of the £200 deposit they had already withheld through Reposit.

One of the most frustrating parts is the charge for resealing the shower. That issue existed before I even moved in and hadn’t been addressed during my tenancy. On the documents says - Reseal for shower needed to prevent any leaks. Now, months after I’ve left—three months, to be exact—they’re trying to pin it on me.

Thankfully, I took detailed photos and videos of the property after I left, and it’s clear these charges are completely unjustified. It feels like they’re trying to take advantage of tenants who don’t have evidence to dispute these claims.

If you’re renting from them, I strongly recommend being extra careful. Document everything thoroughly—before and after your stay—so you’re not caught out like this. I’ll definitely be disputing these charges and may escalate it if necessary.

Nice accommodation and good reception service, one of the best house I can recommend

TERRIBLE COMPANY - they try to take all your deposit
MAKE SURE TO TAKE PHOTOS WHEN YOU MOVE IN AND OUT TO SAVE LOSING YOUR DEPOSIT!!!!!

I moved into Norfolk House 2 - Liverpool, back in 2022. The flat itself was lovely but you could tell they hadn’t redecorated in a while and there was a leak in the entrance to the building (that remained there the entire two years I lived there).
The fridge light, above cooker light, and shower were all broken when I moved in so I had to wait for someone to come fix that. To be fair to them they arrived quite quickly to fix though problems but that didn’t last.

After a year of living there they tried to raise my rent from £575pm to £720pm, a price that I argued to get down to £650. I think this is a landlord issue and not necessarily the companies but the flat was definitely not worth £720. I was in the second building that did not have the gym, parcel collection or roof terrace and I didn’t have a key to access the other building as they told me I wasn’t allowed one. My room also didn’t have a balcony so I thought £729 was a bit steep for the room I was living in.

Any problem I had ended up taking weeks, or even months to resolve. The shower drain smelt of sewage, so bad the smell would spread into the rest of my flat. The drain was cleaned and unblocked regularly but the smell never went away. I know for a fact I wasn’t the only person in the building with this problem either. In the end I spent about £30-£40 trying different drain unblockers to stop it from smelling but none of them worked. My bathroom door had to remain closed all the time to stop the smell from spreading.

A damp/leak patch started appearing in April 2023 and kept getting worse, in the end there was mould spreading down the walk behind my wardrobe. I reported this multiple times over multiple months but it took about 3 months for someone to come and just paint over it.

The lift was constantly broken. And I would regularly have no hot water. In the last three months of me living there the water was off almost every week and when I came to move out the lift wasn’t working so I had to carry my belongings down 3 flights of stairs. The lift was broken at least 4 times a month, with it lasting about 4-5 days each time. Not too bad if you only live on the 3rd floor but there were 8 floors total. And the only response you would get regarding when it would be fixed would be our engineers will hopefully be out in the next couple days. Sorry for the inconvenience.
The washers were also constantly out of order and there are only 3 washers and 3 dryers for the entire building (8 floors) so it was nearly impossible to get one. And when you did manage to dry your clothes you would have to put it on 2 and sometimes 3 cycles for your clothes to even START to dry. It used to cost me £7 to wash and dry my clothes for them to just end up smelling of damp in the end anyway.

I moved out and cleaned my room to the standard it was when I moved in. I then heard nothing regarding my deposit for 10 days, when I emailed asking when it would be returned and the answer was less than satisfactory. I was informed that it was a busy time of year and my deposit would be returned “soon”. I then emailed back asking for a time frame for “soon” but got no reply.
I then found out that I had to request it back through DPS so did that. I then heard nothing for 2 weeks until they responded to my request saying I would be receiving £138 of my £575 deposit back and the rest would be going towards cleaning and redecorating the flat…
The flat was clean and tidy when I moved out and wasn’t redecorated when I moved in so I didn’t see it reasonable that I would be paying for it to be redecorated. I think it’s absolutely disgusting that they wanted £437 of my money to clean and paint a room that wasn’t clean and painted when I moved in.
I argued their claim and uploaded my evidence and waited for them to upload theirs. In the end I won the dispute and got my full deposit back, but no doubt if I hadn’t taken photos when I moved in and out I wouldn’t have. I think they try their luck with people and hope their tenants don’t take photos so they can claim extra money.

Anyway, they are a terrible company who try to take your money where they can. They are terrible at responding to any queries (sometimes taking weeks or not responding at all) and they don’t seem to care about their tenants at all.

Got good services all through my stay in the property,they are swift and smart in offering assistance of any kind.
Good human relationship too.
They are a good company.

Good accomodation