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From studio apartments to six bedroom houses we have the perfect home to suit your needs in Lawrence, Kansas. Our exceptional management expertise and the ability to adapt to Lawrence's rapidly changing real estate market has led not only to our company's substantial growth and progress, but more importantly, to a steady succession of satisfied customers.

We focus on customer service. Our fully staffed business office is available to answer your questions, show available properties, respond to residents' maintenance requests, process payments, and solve your housing needs.
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Gage Management is the premier company when searching for a residential property management company in Lawrence, KS. Gage Management understands the financial goals of our clients, and our focus is to make sure every client is 100% satisfied with our property management services. Gage Management will make your investment property an income producing property.
Select one of the articles listed for helpful hints and timely topics related to real estate. No matter whether you're buying, selling or renting there's an article here for you. We hope you find them very informative.
Once you have selected the home you want it is necessary to apply to lease the home. Applications can be picked up at the office, faxed to you or downloaded from this website. No one under 18 can apply as a party to a residential leasing agreement. Each resident must fill out an application even if married.
By submitting this application, you are accepting the following terms. You are declaring that all of the information on this application is true and correct. You hereby acknowledge that submitting false information on this application constitutes a breach of any resulting Rental Agreement and is grounds for immediate termination of the Rental Agreement.
Reviews (18)
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Jill Williams
Jun 05, 2022
Do NOT rent with this company! What a joke! My son just moved in two weeks ago and he has had nothing but problems with his AC not working I talked to their "emergency" number to get someone out there to fix it. The girl that I talked to, by the name of Stacy, was completely rude. After some back and forth between us she told me she was going to call the company that deals with the AC.

I never heard back from her so I called Anchor myself. Anchor stated they had not received any calls from Stacy. Wow, It must be nice to get paid to do nothing! Hardly an emergency number when you have to wait until Monday to talk to someone in the office. Meanwhile, my son can't stay in his own apartment because it is so hot. If you are a person considering renting, DEFINITELY avoid this company and certainly don't rent at Emery Place!
J. R.
May 31, 2022
Do you love run down, dirty properties, refusal to do repairs, entry without notice, and being lied to in every interaction with the company managing your property? If so, Gage might be right for you! If not, look elsewhere. You won't find anything good here. I've never dealt with a more dishonest cabal of people and I'd sooner trust a crack addict off the street with my bank information than trust a single word anyone here says. It's a top to bottom clown show and will no doubt be the worst company you ever have the displeasure of dealing with.

They cannot be aptly described as anything other than slumlords. It's really too bad since a few of the properties they manage could be really nice if they wanted them to be. I recommend anyone still on the fence abour renting here to go ahead and read the other reviews as well. I'm sure you'll come to the right conclusion.
Layne Lloyd
May 28, 2022
Lived with them for one year and had stuff that needed to be fix from the start and they never came but were always on time with an eviction notice
Jennifer Fernandez
Apr 16, 2022
I will share the sentiment in that Gage Management does not care about its tenets. When we first moved in there was so many issues from the a/c not working, to the washing machine not working, and when we tried to bring forth these issues they would first blame us for it not working and then after having my friends mom pull a Karen we finally got those issues fixed, but we consistently had a lot of issues with the apartment because it was not maintained well.

I saw a prior comment saying what did you expect, but if someone is paying rent to live there then the place should be better maintained. One thing I do want to say though is the maintenance team has always been very kind to me and my cat, and have been nice to work with, I have no issues with the maintenance team more of the people that manage the ongoings of this rental company.
Nash Chaney
Jan 17, 2022
Zero star managers. They will almost certainly not resolve any issues you have with your rental. The rent they charge is far too high for what you get, absolutely look elsewhere. Complaints raised during move in and work orders addressed were never taken care of. They have confirmed work orders that have not been completed and they do not always comply with code. Knew a person with one of their properties who didn't have a working toilet for a week.

It's no wonder they require renters insurance, my house is surely bound to collapse due to foundation settlement. They are slumlords, nothing else to it. Don't give them your business.
Alex H.
Oct 23, 2021
About as pathetic as you can be for a rental company. No response from the office, months long wait for any maintenance, and bandaid jobs by all. The units are run down, with horribly unclean and unsanitary conditions upon move in, even the newly renovated units. The people in the office are nice, but won't respond to your emails for help. We moved in as we had nowhere else to go, and we cannot wait to find a nicer location asap. Only live with their units if you don't want to be homeless.
Carly Conroy
Aug 24, 2021
If I could, I would rate 0 stars. Management barely ever responds and when they do they'll come look at the problem and say "I don't know" and do nothing about it. They're as dumb as a rock, no one at the company seems to care about their renters quality of life, I mean half of their properties are falling apart as it is, and it's just obvious that they don't actually care about providing housing or caring for their properties. They want your money and F everything else.
Susan Giusti
Jul 12, 2021
My daughter rented a house that was managed by Gage Management with 3 of her friends for 1 year. Over the course of that year, management was completely non-responsive to problems that the girls were having. The only exception to that was when the pipes were messed up because of weather, which was a problem throughout all of Lawrence. Otherwise, every request was ignored, even with repeated communication.

If you are renting a house that is managed by this company, I caution you to be aware of the possibility of problems that will not be resolved. Parents, be prepared come to the rescue of your kids and take care of home repairs on a rental property on your own and with your own funds.
Suzanne La Pointe
Jan 31, 2021
I gave them a very positive review a year ago on this site. Since I've moved I wanted to update regarding my security deposit. I have learned over the years that you might as well write off ever seeing much of your deposit after moving out. Not so with Gage. They kept the carpet cleaning fee specified in the lease plus $40 to clean the oven. (The $40 was well worth it to me since I hadn't cleaned the oven since moving in even tho I used it at least 2-3 times/week), They even returned my pet deposit entirely, which I didn't expect at all. The only reason I moved out was because I qualified for Senior Housing. I'm sticking with my mega star rating.
Mia M.
Jan 08, 2021
I hated this company. They didn't clean our house when we first moved in. They never listen or try to work with you. I still am renting from the and I was going to stay in the same house next year. All my roommates graduate this year so I needed time to find new roommates. They gave me two weeks. I kept telling them I needed time but I'm forsure renting the house and they basically said "f**k you" and started showing the house to others. Also, the house gets showed so often it's like it's no longer our house anymore because multiple people are walking through it. not to mention covid btw. it's only been 3-4 months and they're already showing our house EVERYDAY! Like can I get some privacy? Thanks.
Idris Blue
Nov 22, 2019
I've been with Gage Management for 4 years and have had a very positive experience with them. Sometimes maintenance calls can take a few days depending on what the call is for, but that's to be expected. The maintenance guys are always helpful and friendly. They've made several improvements to the house since I've lived here. The office staff is great, too. A few of the girls even know me by name, which I think is awesome. I would definitely recommend Gage Management!
Barb M.
Jul 09, 2019
DO NOT rent from Gage Management in Lawrence, Kansas. They do not care about you. They do not maintain the properties they manage. I have put in multiple work orders for vinyl flooring that is in the entry. It is only attached by the metal strip at the door and a thin metal strip where the carpet meets the vinyl. I had rain coming in under the door two weeks ago.

The water went under the vinyl straight to the carpet and pad. The carpet is still damp. I have black mold in the master bathroom. The maintenance guy said it wasn't mold. It's just black paint on the kick plate. The vinl yin this bathroom is black in places. I told him I know what black mold looks like because we had it in our garage when our roof leaked.

I have a serious problem with bugs and brown recluse spiders. I was told it's because it's spring and there are a lot of bugs this year and it's also due to the amount of rain we've had this year. Any and every excuse they can make they do. I had to ask them to install downspouts on the gutters to direct water away from the front door and the foundation.

I don't smoke but the apartment smells like cigarette smoke. When I open the cupboard in the kitchen the smell is strongest there. The top rack of the dishwasher comes off when try to pull it out to load/unload dishes. The sad thing is the next tenants have rented it sight unseen and have no clue what they are getting into. I will be mailing them a letter with pictures of what it looked like when I moved out. That way they will know if the 'routine maintenance' and turnover has been done or not.
Katie H.
Jun 06, 2017
DO NOT RENT FROM GAGE (unless you like throwing your money in the trash)! Awful, horrible, terrible, no good, despicable. They are the worst! They charged me because they decided to replace the flooring by the front door that had water damage because the door did not seal out rain (how is that my fault?)! They charged me $1250 for "repairs". After I paid the ridiculous charges, their lawyer sent me a letter threatening me to pay up 2 months later! Intimidation, deceit, and dishonest.
Kelly D.
Aug 16, 2016
Words cannot begin to describe my dealings with this management company. My daughter was told the house she was renting was all set for her to move in except for a little paint touch ups and a minor floor repair in the bathroom. Imagine my shock and disbelief walking into this home.front screen half ripped off, not cleaned from previous renter, rotted mildew front steps, trash throughout front and back yard, mold and mildew throughout the house including under the floor tiles which they were covering up, urine smell coming from the wood floors, a steel grate warped and broken in the middle of the floor, water leaking down the ceiling from the upstairs bathroom, duct taped repairs.the list goes on.

The condition of the house had safety and health risks which Gage refuse to acknowledge and said the property had been cleaned and was habitable and there was no way she could get off the lease. It took getting a lawyer involved to get off the lease and be reimbursed what was owed. Be weary of any lease/rent agreement that you sign with this company there seems to be universally among past customers dissatisfaction with the professionalism of the management team, services provided and the quality of the premises. I am grateful my daughter got back her money, but it did not come without a price!
Josh N.
Nov 04, 2015
Gage Management handle a unit on behalf of a Landlord that I never met. The Place had horrible problems with insulation, so much that I had to pay over 400 a month for electricity just to keep the place heated. No apologies for gage, or the landlord. In fact they tried to make it seem like it was my fault. gage was the worst management company I have ever dealt with.

It is an absolute shame that gage even manages 1 property, I feel sorry for anyone paying them money, they are as shady as it gets. When I signed the lease I asked what the average electricity bill is and they said 150$ a month, well, they lied.
Casey F.
Sep 04, 2015
The year that I spent living in a Gage Management house was one of the most frustrating and uncomfortable experiences I have ever had. When we moved in our house was filthy, had broken blinds, broken closet doors and the bathroom was a mess. They would not send a cleaning crew out to clean and we were told they would not charge the past residents unless the damage was extensive and that is what we could expect when we moved out.

We cleaned that house top to bottom because we felt bad for the poor people moving into it. They still charged us an arm and a leg for the supposed cleaning crew they had to send out for the next tenants. Our house had a rodent problem. All year long we had racoons in our basement and possoms in my bedroom walls. So many nights I laid awake listening to my dog bark and growl at the walls while a possom or some other creature hissed back.

It was terrifying and disturbing. The basement was unfinished but had a finished bathroom and the washer/dryer. It was unusable all year because every time it rained the basement would be flooded for a week. Then when it dried out it would be full of creepy crawlies. Gage did not care about any of it and just told us it was an old house. The rent we were being charged was the same as a friend of ours who lived down the street in a brand new house. Crown molding.giant pantry.perfectly clean.same rent.

We battled ants in our bathroom all year long which they claimed was our fault due to brush on the outside of the house. We had the brush removed several times even though the state of the landscaping when we moved in that should have been their problem. Still ants all year long no matter what we did. This company does not care about their residents at all.

They are only concerned about the money and getting your rent on time. They can't keep track of any paperwork that helps you out, but if you have a late fee they've sure got it tracked to the last penny. I would not suggest anyone live in a Gage Management house unless you are beyond desperate.
Urban M.
Jun 28, 2012
Shady and underhanded are the two qualities that come to mind when I think of Gage Management. Rent from an independent landlord if you can, as you'll find the personal attention and accountability worth far more than any of the "services" Gage claims to provide. Our unit was a 3 bedroom located in the student ghetto, and was exactly what you would expect for $775 a month.

During our stay, Gage fined us $25 for a violation that they clearly didn't investigate, as nobody living in our apartment threw a beer bottle at the neighbor's baby, nor was there a baby living in our neighborhood. But whatever, it was only $25 and you can only argue with stupid and selfish for so long. After our move out, nearly 2 weeks after our move out, Gage informed us that we received $0 out of our $600 deposit due to cleaning and repair services.

It was pretty amazing that their detailed list of costs added up neatly to exactly $600. Gage claimed they had before and after photos to prove that the repairs (a smudge on the wall cost $240 in painting costs) were warranted. The bottom line, if you want to throw your deposit money away, go with Gage. If you would rather have your money returned and be able to put down a rental reference after your lease, find an independent.
Matt F.
Feb 01, 2010
I have lived in Lawrence for 5 years, and in a different apartment complex with different management each year and this company is the worst by far. They are negligent, they nickel and dime you, and don't care about your safety at all. One example that stands out is when I was living in one of their buildings and was concerned about our furnace, it looked disgusting and had clearly not been maintained properly.

I therefore decided to buy a carbon monoxide detector since one had not provided in the apartment. Turns out this is the smartest decision I ever made. This part of the story is not important, so long story short the detecter that I BOUGHT with my own money ended up saving my and my roommates life. (the words of the firefighters not mine) This displays first their blatant negligence they have for their properties, as long as they get a check they don't have any interest in maintaining the building.

Though their negligence was endangering our lives, they had the audacity to charge us with the cleaning of the furnace! Like our living there for 3 months of not using it caused it to build up massive amounts of carbon! Moral is NEVER I mean NEVER rent from these people. You may get lucky and have no problems, but that's a risk I'm not willing to take again myself!