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We’re a Scottish-based residential property factor working with homeowners and house builders throughout the country. We’re also a Community Interest Company with not-for-profit status. Our ethos is we let owners have the final say on maintenance works, and deciding which contractors to use. We listen to what's wanted and offer choice, with all charges agreed ahead of time. We mean it when we say we put our customers first.
329 Castle House, 1 Baker Street, Stirling, FK8 1AL, United Kingdom
2.1
10 reviews
No history of asking for reviews
This company hasn't invited their customers, so reviews may not be representative
Replied to 75% of negative reviews
Typically takes over 1 month to reply
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In Response to Ethical Maintenance late reply, the financial situation has nothing to do with the window not being installed that is the gross incompetence of Ethical Maintenance. We paid for the full job upfront and you have failed us miserably, your are a disgrace of a company. Tell me when are you fitting the window ? your problem, we have paid for it. this verges on Fraud.
Sadly it’s seems we’re not alone. In the process of discharging them as our factor I discovered that they had attempted to defraud me and my neighbours. We have now had to result to reporting them to trading standards and Kevin Wilkinson will be reported to the Insolvency Service for his attempt to have us pay for services they had no intention of providing.
Reply from Ethical Maintenance cic
Dear Mr Leask
1. It is a shame that you are taking your frustration to a public platform, especially since you are refusing to use our homeowner portal or any contact by email.
2. It is the prerogative of the owners to self-factor, this is not uncommon in our industry. We hope your self-factoring process works well and wish you all the best.
3. It would be helpful if you could to produce evidence of allegation of fraud or evidence of services not provided to your community.
Kind regards
Marianne Rutz
Stay well clear of this company the most corrupt people I have ever met all two faced in this company good at taking money and hiding files thinking if you delete them on there emails it just disappears... good at insurance fraud too as they hire clowns that dont know what they are doing on the roof and made the roof so much worse that it blew off the roof but lied to the insurance firm and didnt tell them the truth nothing but a fraudulent company, says alot when there own clients are taking them to court for too much extra charges and doing work on the site not letting them know the price and saying it was under £15,000.00 then few weeks later Jumped to £30,000.00 there is nothing ethical about them, only thing they are good at is causing so much problems and stealing money from contractors and hiding in there office ohh and blocking all communication from you so they dont have to deal with it Stay clear off them at all costs
Reply from Ethical Maintenance cic
Dear Mr Keegan
1. It is disappointing that you have chosen to use a public forum to express your concerns, particularly as you have spoken with the founder of Ethical Maintenance on numerous occasions. This includes your meeting with Kevin at our offices on Thursday, 4 June 2026, which was at least the third or fourth time you had met, including meetings at the development.
As you have made allegations without providing evidence, I would remind you that both Ethical Maintenance and the roof insurer have spoken with you, emailed you, and invited you to meetings. These attempts are well documented with over 100 emails. However, you have not provided the necessary paperwork to support the invoiced works you say were authorised.
2. Your claim that our owners are taking Ethical Maintenance to court for excessive charges, please provide evidence for this claim.
3. Your continued threats towards the homeowners’ development resulted in a cease-and-desist letter being issued to you earlier this year. At that time, we invited you to instruct a solicitor so that, with their assistance, you could provide the documentation required by the homeowners, the insurer, and Ethical Maintenance in order for payment to be considered. To date, you have failed to provide the necessary evidence and have not engaged a solicitor.
4. Finally, at no point did we question your workmanship; in fact, we have consistently acknowledged that the standard of your work is very good. It is unfortunate that this matter has been undermined by shortcomings in your administration.
5. We remain hopeful that your solicitor will be in touch and the issue can be sorted.
Kind regards
Marianne Rutz
I actually cannot think how seriously bad this organisation is. from property manager right up to their CEO.
We are all owners of a Glasgow property in Lynedoch Cr dealing with Ross Donnelly who quite frankly is awful at his job and not getting back to us. Our neighbour next door is trying to re- roof an entire old property and the chimney gable end of our building is in a shocking condition after reviewing photos taken by our neighbours roofer.
Absolutely no urgency from Ethical and should change their name to unethical
The evidence is there, it's dangerous, most of us want it fixed, but our factors are dragging their heels.
We cannot get through to them and have decided to leave this shambolic company and move to taylor Martin who have requested information to be passed to them and still not forthcoming
PLEASE DO NOT DEAL WITH THESE PEOPL
Reply from Ethical Maintenance cic
Dear Billie Baxter
Thank you for bearing with me whilst digging into the correspondence and the notes we have on file in relation to the property we manage at Lynedoch Street. I'm sorry you felt you had to take to Trust Pilot.
I can see that both our Property Managers returned homeowners and contractors calls regularly and left a voice mails if they couldn't connect.
I can confirm that Ethical Maintenance has been in contact with all homeowners in relation to the chimney.
I note that you are not residing in one of our managed properties, hence you understand that I can't go into the granular detail as to where we are with the process of getting approval from all Homeowners to repair the chimney; nor can I go into details shared with us by the individual homeowners.
I can assure you that Ethical Maintenance is working inline with the Written Statement of Service which was issued first in 2019 and with the relevant title deeds. Furthermore the homeowners are invited to regular meetings and also they are advised when our PM's are on site in case they want to have a chat.
If homeowners wish to change factors, then there is a process we will follow through. To date we have not received a request for the factor to change.
Should we get a valid request inline with the title deeds we will work with any new factor, again following due process.
Kind regards
Marianne
Terrible factoring company, does not listen to home owners that is paying their salary, & they just make up random untrue so called "Facts" even when the majority of home owner oppose their views.
Their failure to listen & inaction has cost the home owners thousands of pounds per year!
Update:
I have already raised a official complaint against EM as per Section 7 of the Property Factors (Scotland) Act 2011, there were NO letters sent out to home owners for any kind of votes & there were no avenue for home owners to contact each other, even the so called "portal" use to log problem with the stair I live in cannot even view any repairs or incident related to my own stairs!
Also I do not know how EM can justify an factor fee increase of 77%?? from 2023-2024
Last update:
Im not here for a political debate on what EM do or not. I just want the communal stair lighting change to LEDs for the following reasons;
1) Reduce communal electricity cost by 2/3
2) Much longer lifespan – LEDs last about 25 times longer than incandescent bulbs
3) Better for the environment – Using LEDs produces fewer CO2 emissions and less pollution and waste
4) Energy efficiency – typically 4 times more
Cost-saving – LEDs offer long-term cost-savings because of a longer lifespan, better efficiency and lower maintenance requirements.
Please tell why EM refuses to change the stair lights to LEDs? Does EM not care about the environment? Or want to reduce the factoring fee for their customers? Ive spent the last 12 months on this simple request & its just fell on deaf ears....
Reply from Ethical Maintenance cic
Dear Homeowner EJ
I am sorry to read about your dissatisfaction with our factoring service provided to your development since 2021.
I’m taking this opportunity to respond in detail to your statement:
1. Ethical Maintenance does not listen to homeowners that is are paying their salaries:
EM takes great pride in meeting with their homeowners at least once per year and give you the power to instruct the works done on your estate. To be transparent, we follow your title deeds outlining the way works are instructed and delivered. First and foremost Ethical Maintenance needs a valid vote from all homeowners before work can be instructed.
We work for the community of homeowners and not for individual homeowners.
2. Ethical Maintenance makes up random untrue so called facts
The last meeting held for you and your co-homeowners was on 14 December 2023 where an agenda was presented and all topics discussed. Our notes show that you attended this Zoom session.
There were no untrue facts presented, in fact we endeavour to guide you, the homeowners, to possible options for your development. We present the facts, we present the options you have got. Then it is up to the homeowners to vote on the next steps.
Ethical Maintenance's services started in 2021 and since them we met with the apartment owners four times, with the next round of meetings planned for January 2024.
As your factor we have successfully implemented a number of changes on your estate including LED lighting in blocks voting for this change, roof repairs, security services.
Unfortunately, there has not yet been a majority vote in your block in favour of the changes I believe you are referring to.
It might be helpful if you were to engage with your fellow homeowners and bring your issues to the meeting planned for January 2024.
3. The failure to listen & interaction has cost the home owners thousands of pounds per year.
In this month (December 2023) we formally met three times with your estate. Furthermore our contractors have been on site almost every week.
As outlined above, as your factor we act on the instruction of the community not on the instruction of an individual. Please engage with your community and your fellow stairwell homeowners, this would save time and money to get topics successfully through the voting process.
In summary - Ethical Maintenance is meeting regularly with all their homeowners, providing a meeting agenda, listens and addresses all the concerns in those homeowner meetings and acts upon valid votes for works to be carried out as detailed in the title deeds.
I understand you have requested and received our complaints procedure. We will respond to this inline with our complaints process.
Kind Regards
Marianne Rutz
**** up-date***
Dear Homeowner EJ
In response to your up-date posted I'd like you to consider the following:
1. Your complaint has been received and is currently worked on as per our complaint guidelines.
2. Letters and emails have been sent out to your property on a regular basis.
3. At the last property meeting there was no majority for the issues you raised in your stairwell.
4. As your factor we can't share other homeowners issues and recommendations with other homeowners in the same block or stairwell. This would be a breach of GDPR. We encourage our homeowners to form committees, facebook groups or use an online app for communication amongst each other. We know that in your case there is a propular chat app being used. Please engage there.
5. The increase of the factors fee is correct. You picked out that part of our very detailed letter as to why and how the increase came about. However you seem to not have noticed the savings EM has been able to make for you and all homeowners relating to Insurances, Roof Repairs etc.
I'm looking forwards to seeing you at your next home owners meeting mid January 2024.
Regards
Marianne Rutz
terrible company,used as factor in my estate. received an invoice from them charging me £££ for work that was never done or asked for,they charged me for buildings insurance for my home,carrying out electrical safety checks,roof work and they also regularly clean my windows.which is news to me.i live in a house in an estate.cowboys,do not use them!!!trying to contact them is a waste of time as they use a call centre who also dont have a clue.
Reply from Ethical Maintenance cic
Dear Mr Baird
I'm very sorry to read about your experience using Ethical Maintenance as the factor on your estate.
I have looked into your account, noticing that indeed you were send an invoice on 28 September 2023 - which was sent to you in error. Our accounting department rectified the issue as soon as it was brought to our attention on 29 September 2023.
Please accept my sincerest apology for this mistake. I am looking into the root cause of the error and will certainly work with the team to avoid those issues within our accounts department as well as with the contact centre.
Best wishes
Marianne Rutz
Stay as far away from this company as you possibly can. Nothing is communicated, it will take them over a year to reply to your email. Made up additional services on our bills and were charging us for absolutely nothing and could not explain it when enquired upon. Completely unacceptable DO NOT TRUST THEM WITH YOUR BUILDINGS MAINTENANCE. Unethical maintenance would be a more appropriate name.
Reply from Ethical Maintenance cic
We are sorry to learn this week that you had a poor experience back in December last year. It’s a shame you’ve not said what happened, or where, so it is difficult for us to comment. That said, please get in touch so that we can discuss how the matter might be resolved.
As an owner, you’ll be aware that we meet with all our homeowners at least twice a year so that together we can review the work we have done and plan the work going forward. These meetings offer an opportunity for owners to raise issues and agree a way forward. We’ll not do anything that the homeowners in your property or development have not collectively instructed us to do. And as such you’ll always know what is coming in your bills, as jointly you will have instructed us to do whatever we invoice you for. You may already know that we are in the middle of the first round this year of meetings with our homeowners.
Being a Community Interest Company we work for you, the homeowners, in an open and transparent way. If you do not think what we have asked you to pay is right, let us know and together we’ll review it, producing the invoices for you. And you’ll know that, as a not-for-profit company, we only charge what it costs to do the job; we don’t make a profit.
In providing services, we fully meet what you agreed through your Title Deeds when you bought your property, and we are regulated by the Property Factors (Scotland) Act 2011. If we can’t resolve matters with you there is always the First Tier Property Tribunal for complaints. In addition, as a Community Interest Company, we are further regulated by the Office of the Regulator of CICs to ensure that we are serving our communities.
Having said all this, it is clear that you have an issue with the service we provided. Please get in touch and let us see how we can best address this for you.
I have been most grateful for the excellent support, advice and service from Ethical Maintenance over the last year, primarily as a company, who have responded so well to our building emergency and also for the repair works carried out.
Reply from Ethical Maintenance cic
Thank you for your kind words, Mrs Perry; your review means a lot to all the team at Ethical Maintenance. It was always a pleasure helping you through the process of repairing the damage done to your home. We're pleased the contractors we called on did a great job too.
I would like to thank all at EM for their efforts in operating through the challenging circumstances of 2020. The operatives have always done a fantastic job on site and I always find them polite and courteous.
Reply from Ethical Maintenance cic
Thank you, Lee, for showing your appreciation of how we've managed to work through this pandemic and continued to deliver a great service.
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