James Gibb Avis 

I am very dissatisfied with my experience with this company. It is extremely difficult to contact the manager or anyone responsible, as they often do not reply or fail to provide a clear solution.

I have also experienced serious billing issues. The company has debited money from my account/card without my prior consent, or changed the monthly amount without informing me in advance. I have also requested a refund for amounts that were overcharged, but so far the money has not been returned.

The service is very expensive compared with other options in the market, especially considering the poor customer service and lack of transparency in billing.

I also find it concerning that they appear to put pressure on property/consortium leaders to make it difficult for customers to switch to better or more competitive companies.

I do not recommend this company. They should urgently improve communication with customers, notify clients before making any price changes, and refund any incorrectly debited amounts promptly.

Our housing manger Rebecca has certainly been far more help than recent HM’s with regards to prompt action where required and chasing contractors where needed .

My property manager is KerryAnne Cadger and I have found her to be very good at responding to my emails and queries and she also phones me back if I have left a message.

James Gibb manages the property adjacent to my close. It's the same building, but three separate entrances. You can clearly see the difference in the care and maintenance of the building. JG's part of the building, two-thirds, looks absolutely awful! Buddleia all over the place, damaging the structure, discoloured stonework from years of neglect... I really wish the owners would change factors. It's an absolute blight on the building.

Our development decided to switch factors from James Gibb after years of poor service, high/unknown costs and substandard maintenance work carried out.

We’d charges on our bills that no one was aware of yet specific repair requests from tenants would go ignored. This hints at ‘jobs for the boys’ between JG and contractors and left homeowners not having a say in the running of our development when it’s us who employ JG.

Upon leaving, JG advised £4k of debt had been accumulated on our development by 2 ex-residents 3 years prior so would be distributed amongst residents. This was news to us as we were never notified of any debt that our development was liable for. We decided to pay just to get rid of JG then pursue it.

I requested a detailed breakdown of this debt with evidence to back this up over 8 months and got nothing. No complaints case was created despite multiple requests. This lack of care is ingrained in JG, from reception to property managers, to debt recovery, to directors. Their 5-day policy to reply to an email, but then ignore it, says it all. Failing to communicate let alone come to a speedy resolution.

Thankfully, an application to First Tier Tribunal was accepted where JG had to prove they’d followed correct due diligence. At this stage JG finally took notice and offered to return the debt, only if I withdrew the application to FTT…not a chance!

The FTT case proved their failures in the Property Factors Scotland Code of Conduct, with compensation being paid. Clear proof of JG not doing their job properly. All details in this review can be verified, and the case can be found in Decisions on the Housing & Property Chamber website, along with 100+ cases brought against JG where they’ve failed on their factoring duties.

Our new factor is hundreds of pounds cheaper per year. They‘ve protection in place so a neighbour’s debt is solely their own and doesn’t affect others. All maintenance jobs go to a vote between residents and we can bring in trusted tradesmen and our factor will put them through their books. We’re made aware of who’ll be on the premises and when, so no surprise charges. Choices and decisions for our development are back in our own hands and its now being taken care of to a high standard.

I advise any disgruntled clients to involve FTT if dealing with disputes. They actively encourage cases to be raised to them. Your case can be heard in person, on video or through written submission. To do this, instruct a complaint with JG. If ignored or not fully addressed, submit a case to FTT providing evidence and state where you’re being failed in relation to the Code of Conduct.

If your case is accepted, JG may negotiate a deal with you to avoid having a case brought against them. I’d personally continue your pursuit for justice. They’re likely to request postponements to Hearings with ridiculous excuses then not attend them. All this to delay and defer the inevitable…them having to take accountability for wrongful actions.

Also, here’s how you can go about dismissing JG as your factor:
Contact a new factor and see what they have to offer. Or agree to do without a Property Factor
Send JG a 3 month termination notice with the majority of homeowners signatures. The have to accept.

If you’re not satisfied with any debt being distributed, raise a case with FTT before a penny is paid to JG. Their threats of late payment fees cannot be applied during a dispute involving FTT.

PS, I assume JG will leave a prompt reply on this review… If only you were as prompt in answering customer queries, resolving problems and addressing feedback. You wouldn’t have a constant majority 1 star rating on Trustpilot. 60% at the time of this review. Over 95% at its peak. This is over 500 poor reviews from disgruntled clients!
Or would you have a ‘How Bad Are James Gibb Residential Factors?’ Facebook group dedicated to you with over 1.5k members.
Shameful for any organisation and dreadful for any clients associated with you

I want to thank and recognise David McC from the Edinburgh office as he has been very helpful in dealing with a couple of maintenance issues. All are now resolved and David was quick to set the right plans in motion to remedy. He is a great asset to James Gibb. I also found James Gibb as a company very approachable when I purchased my flat in the last 6 months or so. Ive had nothing but good experiences to date.

James Gibb have been absolutely great to deal with.
Especially Claire in the Aberdeen office.
Claire is very professional & has been extremely patient & helpful.

Since Kayleigh has taken over our property management at James Gibb the service has been excellent.
Kayleigh is organised, helpful and reliable.

The person I contacted was very helpful & fully explained my question.

Great customer care with a prompt reply which was very much appreciated, thank you

Jackie and Kerry Ann have been amazing in helping on a number of issues in and around the property.

Thanks both!

If I could give them ZERO stars I would have.
Incompetent, unreliable, economical with truth, expensive and generally poor all round.
I would not again buy a property factored by this company.

Hi just to say we have a great working partnership with James gibb due to excellent work on our behalf by David Nicoll from the Dundee office , he has sorted every problem we have have without issue , long may it continue , june parkinson

problem sorted very quick thank you jemma

Everytime I had a problem they solved it very quick and efficiently

David McAllister of James Gibb is definitely one of a dying breed! In my recent enquiry to James Gibb Factors, he took control of my enquiry from initial enquiry to conclusion. David was very patient, took the time to provide a very detailed explanation in a subject which is very unfamiliar to me, this made be feel very relaxed. He listened and empathised with my concerns and really did go above and beyond to provide me with detailed information. David I apologise in advance if you find clients contacting James Gibb to be asking for you specifically due to this review! Excellent customer service which I cannot thank him for enough!

Purchased a property six-months ago which is factored by James Gibb. Process of onboarding was very smooth and the Property Manager (David McCallister) has been super helpful in regards to advising us on some remedial work that we needed to undertake. Communication from James Gibb has been very good.

The do a great job keeping the woodland and grass and surrounding area spotlessly clean and to high standard well done to all the crew for the hard work they do