Our experience with Caroline at Umega Property was extremely poor. For months we were repeatedly misled about timelines and next steps, only to find the information we’d been given was inaccurate. The whole process felt like we were …

Do not recommend Umega for property rentals.

We let out our flat after its sale fell through. Having a positive experience with Umega Sales, Umega Lettings was substantially different. Umega consistently present surface-level impression of being reasonable & helpful. Their ‘resolutions’ are often unilateral (already done deals). Emails & information provided frequently ignored, responses regularly include obfuscation, inaccurate statements, devoid of facts. Their MO seems to be that they think you’ll just give up. 1) Communications were consistently poor, absent, late, misleading. We repeatedly raised concerns re last-minute “hit send & run” emails received Friday afternoons. Despite discussions, the next communication again arrived on Friday @5pm (on the very dot). Early ‘issues’ listed from Umega were verbatim from the tenant. The majority were simply non-issues/nothing to do with us (rent cost, size of deposit, flat wasn’t furnished, odd marks on ablind, pictures of clear shelves &top of meter box?!). Their own move-in report recorded the flat clean to a high professional-level clean; however, we accepted that a dusty bedhead recently out of storage was an oversight on our part. Umega did not challenge anything, simply issuing us an additional cleaning bill after the fact. 2) After some hot weather, Umega hired an air-conditioning unit without our consent or knowledge. It’s not unusual for our building to be hot inhigh summer (it has a full glass side window). A week after the summer weather had cooled, they notified us they’d hired an air-conditioning unit; with no notice & after the fact. Had the tenant flagged an issue in the weeks it was hot, we would have agreed. But at the point they hired it, it was no longer necessary. Umega stated I ‘declined’ a phone call, which is incorrect. I took the call & apologised the conversation was short as I was ina meeting – nothing mentioned about air-con hire (it would’ve been the very first thing I mentioned if I were them). We were not given opportunity to make alternative arrangements, e.g. buy a machine - a permanent &cheaper solution! (again, if it was in the previous weeks’ temps, we would’ve agreed). When Umega hired the unit, the hot weather had abated, it was ~17 degrees daytime & 10 at night, & remained this way. They failed to cancel the hire when there was still time to, despite 3 emails & a call. 3 days later we had an in-person meeting with 2 Umega representatives who agreed the hire was indeed unnecessary, & they would de-hire the unit. This didnt happen, & they’ve ignored our repeated requests asking why this didn’t happen. Billing & hire periods changed — one invoice for air-conditioning hire Umega provided was £379 & a second was £696. They’ve been untruthful about extending the air-con hire - on 3rd Oct & 20th Oct, Umega emails outlined air-con was hired from 21/08/25 & finished on 25/09/25. But the invoice billed to October – we queried this (again numerous times). Now Umega are telling us (email 3rd Nov) & expect us to believe (which is new news to us) that they actually extended hire of the air conditioning until the 10th October. Most egregious - no matter that this is Scotland with Sept/October usual cool weather conditions, - unbeknown to Umega I had called the hire company on 6th Oct myself & they told me the unit had indeed been collected from our flat back in Sept when Umega indicated (xx address confirmed). So Umega have been caught bang in a lie! via their own complaints procedures. 3) Umega continued to classify the hire as a welfare issue in to October but providing zero evidence (when repeatedly asked) of high temperatures in the flat since our August communications. Its not an urgent maintenance issue, there is no legal obligation to provide air-conditioning into October in Scotland. Umega clearly accept responsibility, as they’re covering half of the hire cost. We’re now in dispute over the other half of the cost. Cue the ‘reasonable Umega’ response on here. Meantime, we’re taking this to Tier 1 tribunal & Umega has lost any future business from us, including our sale

Avoid! Had a tenancy for almost 5 years, place left spotless. Trying to charge me for cleaning even though they stated I left it very clean. Also damage to a window not caused by myself and declared. Charging over double cost that was quoted!

TAKE PHOTOS WHEN YOU MOVE IN. EVERY SINGLE CORNER, EVERY APPLIANCE, EVERY MARK. Umega will find a way to take money off your deposit. We left the flat clean, but they still tried to charge us £245 for “cleaning”. At move-out they took 1,671 flash-lit close-ups of dust and smears, compared to just 284 general shots when we moved in. How is that a fair comparison? It’s not. They told us an “independent” company judged cleanliness, but that company only saw the photos Umega sent them. If you give them 8x more photos with way more detail at move-out, of course it’s going to look worse. That’s still completely biased and completely stacked against the tenant. They tried to charge for a “sparkle clean” (which they couldn’t even explain), a smear in the fridge, a drip mark on the oven, a ring in the toilet - all totally minor things. Rust on radiators, warped counters, old sealant (all stuff that was already there when we moved in) but we were told it didn’t matter because we signed “clean” on the inventory. They even told us we’d left items behind that were clearly in their own move-in photos lol?? Later they threw in that they’d “forgotten” to charge us £246 for a mattress that was broken before we even lived there - completely irrelevant, but obviously just to try and make us feel lucky ??? They also held back the entire deposit so we were under pressure to settle. That’s how they operate: overwhelm you with biased evidence, drag it out, and rely on the stress to make you cave. We got them down to £150 in the end because they knew SafeDeposits Scotland would never award them the full amount - but we only settled because we couldn’t afford to wait months for our own money back. Don’t let them get away with it. Take your own photos. Challenge them at SDS. They play the system and tenants pay the price.

I’ve had an incredibly frustrating experience with Umega. Despite submitting multiple Fixflo requests regarding urgent issues with my shower and toilet leaking, I’ve been met with complete silence. Weeks have passed with little response, no updates, and certainly no action. Basic living conditions should not be ignored, but Umega clearly has no sense of urgency or respect for tenants or landlord property. I’ve tried to follow up, but my requests are either dismissed or ignored entirely. It’s unacceptable to be left without essential facilities, especially when I’ve done everything by the book to report the issues.

I am extremely disappointed with the service provided by Umega. The level of professionalism and responsiveness has been shockingly poor. As a customer, I expected better communication, accountability, and action, but instead, I was met with delays, excuses, and a complete lack of respect for my time and concerns. I would not recommend Umega to anyone looking for reliable and professional service. My experience has been nothing short of frustrating and disappointing.

A very disappointing experience. A contractor they have - which was supposed to carry out a EICR certificate - had a irritating behaviour after he broke an electric shower, which tried to claim it wasn't working (and it was until the same morning) and not even apologising for it. I felt the agency completely dismissed the thing - taking only the side of the contractor and not even listening to the client. They took the money - which I paid completely - and not even a thanks. I wouldn't recommend them. It's probably one of these agencies that it's good only until everything goes well.

Very popular agency with main and only focus to do their job up to the point they get their commission and then the only thing they do is to keep charging landlords, run the yearly checks in the properties and that’s it. Absolute no care about the tenants, their tradesmen are the most expensive in the market with double commissions compared to to others (I’m guessing why). Moved to new offices now far away from city centre to avoid the demanding crowd. Is good to expand as business but can you actually handle it? Don’t think so..