Ratings & Reviews

2.1★ weighted average calculated from 589 Google + 804 Trustpilot reviews

Recent Reviews

Google 1.0★
"Giving James Gibb a One Star review feels generous. From unexpected charges on invoices, to charging very high management fees, no real SLA for resolving issues (they're extremely slow), outrageous building insurance charges, unusually high turnover (11 different property managers in 9 years),..."
forcepsgeist 2025-12-30
Google 1.0★
"The worst factor management company I've dealt with in over 25 years. If I could give zero stars I would. They are rude, neglectful, they never take ownership of their own errors and terrible client service. Rarely respond to emails in line with their own terms and conditions and they can't keep..."
Charlotte Vale 2025-11-30
Google 1.0★
"I notified the factor about this problem three months ago!!! Water is entering the gas boiler and it is blocking! This morning it was full of water again and I have no heating😡😡😡Shame on this company!!! The bills are insanely high and we don't get any support! Where is our money going????P.S..."
Зоя Маринова 2025-11-10
Trustpilot
2.1★ (804)
Reviews are collected from public listings and may not represent all customer experiences.

Written Statement of Services

View PDF →
Emergency Response
within twenty four hours of notification
Routine Response
within 2 working days of the request
Enquiry Response
Emails within 5 working days, Letters within 10 working days, Enquires made by telephone will be returned / acknowledged within 5 working days
Complaint Response
Stage 1 - 25 working days, Stage 2 - 25 working days
Billing Frequency
detailed in Section 10 of your Development Schedule
Notice Period
Section 15 of your Development Schedule
Delegated Authority
as detailed in Section 02 of your Development Schedule
Online Portal Mobile App Code of Conduct revised 16th August 2021 The Property Ombudsman, PMAS
The WSS is a legal requirement under the Property Factors (Scotland) Act 2011. Data extracted from official document.

Property Coverage

James Gibb manages approximately 53,795 properties across 14 areas of Scotland.

Area Properties Market share
Aberdeen & Aberdeenshire 14,095 35%
Edinburgh 11,675 17%
Glasgow 9,981 <5%
Lothians 3,316 8%
Inverness & Highlands 3,158 14%
Compare factors in Aberdeen & Aberdeenshire →
Based on 53,795 registered properties. Source: Scottish Property Factor Register ↗.

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This factor has a poor record based on tribunal complaints. We can connect you with up to 3 better-rated, registered factors in your area — free and no obligation.

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Tribunal Record

View cases →
Since 2021
85
Cases
80%
Upheld
(avg: 69%)
10.2
Rate/10k
(avg: 4.7)
29
PFEOs
Enforcement
£25,400
Paid
Compensation
Communication
Top Issue
61 cases
All Complaint Types
Communication (61) Maintenance (41) Complaints Handling (32) Financial (27) Other (26) Insurance (13) Consultation (8) Debt Recovery (5) Disclosure (4)

Complaint Pattern Analysis

Of 85 tribunal cases since 2021, 61 involved communication complaints and 41 involved maintenance issues. Of cases involving communication complaints, 80% resulted in a finding against the factor. Individual cases often involve multiple complaint types.

The tribunal has awarded compensation totalling £25,400 across these cases.

All complaint themes raised: Communication (61), Maintenance (41), Complaints Handling (32), Financial (27), Other (26), Insurance (13), Consultation (8), Debt Recovery (5), Disclosure (4).

Case summaries from official HPC decisions. Verify with official records ↗

Recent Decisions

Full history →
FTS/HPC/PF/24/3938 2025-11-19
PFEO Proposed
The tribunal found the factor breached multiple sections of the Code of Conduct, including failing to respond to emails and take adequate steps to address water leaks. The tribunal proposed to issue a Property Factor Enforcement Order.
"The Tribunal therefore proposes to make a property factor enforcement order (“PFEO”)."
Communication Maintenance Other
View on HPC →
FTS/HPC/PF/24/5614 2025-11-05
PFEO Proposed
The tribunal found the factor in breach of the Code of Conduct and proposed a Property Factor Enforcement Order to pay compensation to the homeowner.
"The Tribunal proposes to make a property factor enforcement order ("PFEO")."
Communication Financial Maintenance Insurance Complaints Handling
£1,000 compensation
View on HPC →
PFEO Proposed
The tribunal found multiple breaches of the Code of Conduct by the property factor and proposed a Property Factor Enforcement Order, including a financial order to pay the Applicant £1300 and actions relating to providing invoices and relieving the Applicant of liability.
£1,300 compensation
View on HPC →

Thinking of switching from James Gibb Property Management Ltd? Read our step-by-step guide to changing property factors in Scotland.

Had problems with James Gibb Property Management Ltd? Read our step-by-step guide to making a formal complaint about your property factor.

Company Info

Companies House →
Status Active
Incorporated 2006-03-23
Company No. SC299465
Accounts Up to date
Directors 2
Avg. Tenure 7.5 yrs

FAQ

Has James Gibb had any tribunal cases?
Yes, James Gibb has had 85 tribunal cases since 2021, with 80% of complaints upheld.
How do I make a complaint about James Gibb?
First, raise your complaint directly with James Gibb using their formal complaints procedure (required by law to be in their Written Statement of Services). If unresolved after 8 weeks, you can apply to the Housing & Property Chamber. Visit housingandpropertychamber.scot to start an application. Our complaints guide explains the full process including template letters.
How do I switch away from James Gibb?
To change property factors, you'll need a majority vote from property owners in your development (typically at an AGM or EGM). The new factor must be registered with the Scottish Property Factor Register. Our switching guide explains the full process step-by-step.