James Gibb Avis 

We work very closely as a team with our property manager and during what has been a busy time for our complex she has been very proactive and extremely helpful.

I just got an email from them saying that since I sold my flat in May 2024 (which is news to me), that I owe them £371

They said they contacted my solicitors who said they hadn’t retained any money - blatant lie!!! I didn’t sell and therefore I don’t have a solicitor!!!

Then their charge was up until the November, but if I sold my flat in May, why are they demanding these 6 months??

Bunch of cowboys - please avoid this company at all costs

We had a good meeting with Marianne and Mark. This is a very important project and we need confidence in James Gibb to admin the project and ensure the project manager is competent and reliable. After meeting Marianne and Mark I am reassured.

Our property manager Carol-Ann Reilly has been very helpful and communication with here for issues have been dealt with promptly. Great asset to your company

Fiona Stone
GB
•
2 reviews
2 Oct 2025
Rated 1 out of 5 stars
Disinterested, unhelpful and rude
Phoned up to ask for advice about an issue. The women that I talked to was disinterested, unhelpful and quite frankly rude. The information she provided was contrary to all the other information that I had researched about the issue. Given the amount of money that James Gibb are paid to factor the housing estate that I live in, they should be ashamed about the quality of the service that they provide.
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Fiona,
I think the complete lack of shame/remorse probably isn't the most negative of JGibb's attributes, to be honest. The fact that they are an insidious organization that deploys intimidatory/coercive tactics to squeeze every last cent out of their helpless clients probably counts as their most disgusting attribute. But because Scotland has (for years) been governed by a political party which has always hated homeowners, these crooked factors know they have carte blanche to do whatever the hell they wish, and that they will never be held to account. It's a deplorable state of affairs and it'll never change. Those are the sad facts.

Useless factors company, the worst I ever worked with. I understand that we can change them if more than half landlords in the building block agree with.

The way these people conduct themselves is shocking, how they keep getting away with ripping people off is beyond me
Ask for a call back, never happens, the woman in accounts has no interest in helping, speaks over you and talks to you like dirt.
I also know for a fact that everyone else in my building is of the same opinion, we need to look at having them removed as our factors at government house.

Phoned up to ask for advice about an issue. The women that I talked to was disinterested, unhelpful and quite frankly rude. The information she provided was contrary to all the other information that I had researched about the issue. Given the amount of money that James Gibb are paid to factor the housing estate that I live in, they should be ashamed about the quality of the service that they provide.

Just horrible to try and contact or get money from. System for paying is a joke. I ended up with 2 accounts at my house so was double the hassle every time they demanded money from me. Thankfully sold up now but will 100% make sure in the future that these crooks are not in charge of the factoring for a new property.

Disgraceful treatment of tenements where this company just dump their flyers in closes. I wouldn't trust them to factor my property if this is how they attempt to generate new business. Happy to litter closes without any consideration for householders.

Worst factor I have had misfortune to deal with in my life, so bad I had to move home.

Personally would rather contract terminal cancer than deal with this so called firm ever again.

The company are ATROCIOUS.

No communication, no clarity, fees increase quarter on quarter, complicated invoices made so, so that no one is able to challenge unless you are a lawyer. Scary threats if you don’t pay on time.

I am close to selling my property due to the increase of fees and it is deplorable. I have tried to complain but receive very little help or correspondence back.

IF YOU ARE CONSIDERING RENTING / BUYING WHERE JAMES GIBB ARE FACTORS - RUN FOR THE HILLS PLEASE.

Read the reviews. They are pathetic at everything except for charging errors. Can someone not post anything about governing body or some official complaints mechanism (not their own useless one).

James Gibb is the most awful company I've ever dealt with. They charge £300 per flat per month for literally nothing, with the only tangible outputs being a fortnightly hoover of the communal stairs and landscaping outside.

They unilaterally changed our buildings insurance without instruction or consultation - it doesn't cover water damage or windows that need replacing, but it DOES cover space hovercraft damage, and terrorism. Make that make sense.

They never offer any help when you phone, they just want to get rid of you and tell you everything is your responsibility without even checking first so you just feel helpless.

The development manager for Edinburgh (Kayleigh) repeatedly pretends to be on calls to avoid speaking directly with owners, and they treat us all like we're thick, rich landlords who have money to burn on homes we don't care about.

We are stuck in our flat because Cruden built the development with flammable cladding, and because the Scottish Government and Cruden are taking 7+ years to 'help' owners, we cannot sell it or move.

Please, please, always self-factor and NEVER use James Gibb. No factor is there to actually do what you pay them for, they just send invoices and rob you blind.

Absolute cowboys/thieves. Shocking non service, do not control costs. Management non existent. Staff incompetent and unbelievably non responsive. Try and extort money at every opportunity. I actually hate them. I know that emotive but they are absolute trash and borderline criminal .

Blindly pay bills and no control

I can't warn enough. You have to stay away!
The screeds of reviews are for a reason.
They invoice charges and you just have to take it - never conferred with you what on earth they are doing. it will bleed you dry!
They have constant mistakes on invoices and I guess it is to slip a few dodgy transactions through. I just have to sit not knowing what is going on, then bam another invoice for god knows what for factoring my flat. So basically, I blindly get bills and have no control. £250 plus a month
Storm damage that I have never been asked about - multiple transactions with no further detail, ie. flat number xx damage, no access to their bills to prove what has been paid for in my name.
I pay more for this than council tax or mortgage.
It is quite scary actually, you just have to take the bill and pay. Kinda gangsterish if you ask me... need to go to my MSP/seek further guidance or something cos I smell a rat for sure.

Appreciate many of the comments made by other people with regard to this company. However the site manager , Steve Patterson from the Edinburgh office covers a property I own, and he deserves praise for the work he undertakes. His professionalism, communication and assistance with numerous works on this development is certainly a significant improvement over his predecessors. He deserves to be recognised positively by this company.

One star is too much !!! This company is a rip off merchant !! They don't reply to your emails, they go ahead with repairs (I have proof the repairs have not been done) and not advise residents in advance of the repairs ??
The cost of the buildings insurance is ridiculous - way more than if I was able to get my own buildings insurance. Their management fee is an absolute joke - they manage nothing !!!

Do not touch this company with a barge pole. They are very expensive becasue they bill commerical rates for everything and divide it between the residents. Regardless of the value of the properties or whether it needs done or not. My bill is 3 times what it was 5 years ago.