"This company is not honest and straight forward. We rented a house on a lake in Groveland, Cali and after booking and paying full rental extra fees started popping up that were not disclosed prior a 2 weeks before rental date. The house claimed to have a BBQ grill for use. But a couple weeks before our rental date I get notified we have to pay $65 for a propane tank if we want to use it. But that's not all... after you say OK for the tank and they bill you after your stay they tack on a 13% fee for putting it at the house that was also not disclosed anywhere. I emailed them before checking in to our rental replying to them double checking if I wanted the tank or not and told them NO thanks and they still delivered it and charged me. Also be prepared to pay $30 per vehicle just to get to your rental that was not originally disclosed till close to rental date. And there was no notice of the paddle boat included with the house not working our able to use (one of the main reasons I picked that house for us and the kids over others). So don't expect their postings to be accurate in available amenities or final price even after you pay the full bill before showing up. "

"This agency provides the worst experience I ever have. I read through the 1 start reviews and found a lot of people also have similar bad experiences with them and their business behavior is fraudulent in nature. I highly recommend future travelers to avoid places that's managed by RedAwning!
I booked this reservation from 2/8/2023 to 2/14/2023 through hotel.com and the place is called Cozy Wildernest Loft At The Top Of Buffalo Mountain 1 Bedroom Condo by Redawning.

I cancelled the reservation before I go there due to medical emergency for a near-death event for my pet, and did not use any of the service. They provided contradicting information to us, mislead us to cancel the reservation under the impression that I can get refund back later, but then refused to refund any amount back to us.
Full detail below:

On 2/7/2023, there’s a medical emergency for my cat and I sent her to the ER for rescue. She’s at high risk and could die anytime. I need to transfer her to different hospitals and would not be able to go to the reservation I booked which starts from 2/9. I immediately notified the host through hotel.com.
At the very beginning (2/7/2023) I was told by an agent that as long as I provide documents for the emergency medical records then I will be able to get a full refund and she will go ahead to cancel the booking for me. (This conversation happens over the phone call, and she also sends a message later to confirm on this)

Then at (2/8/2023) they changed their mind and said there will be no refund until someone else booked those cancelled days, then I can get the refund for those days. (This conversation happens over the phone)

But the next day (2/9/2023), we showed them all the cancelled days are already rebooked (screenshots provided in the documents), they changed their words again and told us that even those days are booked by someone else I will still not be able to get any refund. (This happens through email)

Besides that, the platform first told us that they contacted the host and the host won’t be reachable until 2/12/2023 and ask us to call the host after that, but on 2/9/2023, they emailed us saying that the host declined to refund us any money. We asked them to provide any evidence of the communication which they failed to do. They also gave us a number to call the host directly, which we called several times and no one ever answered the phone and we found later that we are blacklisted and blocked by that number.

Additionally, the price we paid initially includes not only the room fee, but also cleaning and other fees which would not be spent if we have not even spent a single minute there.

Their information is highly inconsistent and mislead me to cancel the booking with the impression that I’ll get refund back. Attached are the evidence showing that the days we cancelled already been fully rebooked on 2/8/2023 and conversations with them at our best efforts.

I highly suspect that the host/the platform lied to me initially by saying if cancelled I can get the full refund. So that on the website this place will be shown as available and new people can book this place. By doing this, they can receive double payments from the cancelled period. On the one hand they received payments from new bookings, on the other hand they still hold the payments I paid to them.
"

"I arrived with my children to Florida on January 2, 2023 to a filthy place unfit for human beings. The vents were full of dust and mold, the sheets and pillows had yellow, urine stains, and one of the beds had big bugs on it, the toilet was broken, The carpet was full of brown stains, dishwasher smell like 2 million rotten eggs, it was overall filthy filthy. I contacted red awnings immediately and they told me they would open up a ticket and label it urgent. I wanted a refund and to be rebooked right away , they did absolutely nothing about the situation. I sent them all the pictures I had taken I did not even get one email from them. I called and called and nobody helped me know that I am back home. I am seeking legal action you will not get away with this . My Booking ID is 334506. "

"If I could give negative stars I would. Rented a place for the weekend with my 2 small children, 3 hours away from home. Around $1300.00 for 2 nights. When we arrived, the place was TRASHED. Garbage everywhere, laundry everywhere, every bed stripped, one bed was completely broken so that room was unusable, another room had a bunk bed for children which was so wobbly I did not feel comfortable having my children sleep on it. The 2 of them ended up having to share a bed which is unacceptable considering this was a 4 bedroom home, floors were filthy, sink full of dishes, smoke detector was covered with a shower cap and was too high for us to reach and remove. There has been a lot of shotty construction done around the house as well so there is tons of untreated wood around. Got a few splinters from accidentally brushing against door frames. We arrived at 330, couldn’t get our stuff into the house till 8pm due to the owner having “cleaners” come and take care of the mess. The people who came were not cleaners they were just the handyman/trash removal people. They all seemed like they were on some type of drug which I didn’t like considering my kids were present. One of them informed us that there was blood on one of the pillows and the owner has instructed him to not replace the pillow, only the pillowcase! One of the toilets was caked in feces… Everything smelled like dirty mop, mildew the entire time. Towels smelled like they haven't been washed. We asked about a fire pit and grill before we booked, when we got there, there was no propane, and no wood for the 2 fireplaces we would have liked to use. The owner was unresponsive and said he was out of country and when he did answer back he was completely ignorant and would not take responsibility for anything going on. He even admitted that the last renter was out of the house 4 days prior to our stay….. and it still had not been cleaned. He said he would take care of us and ended up offering $100 and a free night…. The cleaning fee alone was $300 and we left the house cleaner than when we found it. Since this home is 3 hours away it doesn’t Make sense for us to stay again and the way things were handled, we would NEVER stay again. Also, the owner gave us the pin to get in the house on Wednesday… we weren’t coming until Saturday which to me compromised the security of the home. We then tried to contact red awning to see if they would rectify the situation, they stood with the owners offer of $100 and had the nerve to say “don’t leave a negative review if you want the $100”…. After spending $1300 we don’t need the $100. I will never rent from
Anyone doing business with red awning again and I suggest no one else does either. I have been renting homes through Airbnb, VRBO for years and have never experienced anything like this. The lack of respect this company has for people, their money and time is outrageous. Ruined my sons birthday trip. Thanks Red Awning."

"I booked Negril with these idiots and then cancelled on booking.com. It was a free cancellation and they took all the reservation fee up front and then shorted me three hundred dollars on the refund. I sent copies of my Visa statements and made several phone calls. They have ignored me and their own accounting is all wrong. Absolute crooks. DON'T book with these people!!"

"Hot the whole weekend we stayed. When calling host he said he wouldn’t be able to do anything until we left but would refund half of our stay. They refunded 60 of our 600 stay for all the crap we dealt with. That’s honestly ridiculous and incompetent amount for how terrible our stay was. Hopefully my review I left will help prevent further crappy stays. Tvs didn’t work throughout and when we checked out they claimed that they did work. Why would we lie about the air or tvs??? We spent all day in the Disney parks and come home and it’s hot in the home. Listed at 76 and the ac unit wouldn’t drop below 70. The coolest it ever got was 74. We followed the directions on the tvs and didn’t work. We had two men who work on tvs/video game consoles and they couldn’t get them to work. Just truly disappointed. Also there was hair everywhere in the floor on arrival so not clean at all. Which **** considering we didn’t arrive due to a cancelled flight until 3am and it’s dirty and hot! Will never book with this host
Or your company again. The host told us on the phone he would refund half of the stay so I guess he is a liar too."

"Very disappointing stay. Our room was dirty and when brought to the attention of guest services there was no offer to come and clean it or move us to a clean room. There were bags of trash in the hallway outside of our room that remained there for all 3 days of our stay. Our pool key did not work, guest services stated they would come and let us in to the pool. After multiple calls and multiple no shows, a representative finally informed us that the pool cover was not functioning properly. Overall, very disappointing stay and very poor communication from Vail resorts and Red Awning."

"Booked a stay in South Lake Tahoe for 4th of July which will be my 40th birthday. The property was expensive (about $3,000 for a 2 night stay) but you only turn 40 once so I said screw it, the kids will like the pool and can see fireworks for the first time. I get an email this morning advising that the property manager requires a 5 night stay in their property minimum and we had only booked 2 nights. I go on to the app to speak to someone in customer service to see what we can do, but they had ALREADY CANCELLED MY RESERVATION!!!!! I look at my credit card statement. No refund. So they have taken my money, cancelled my reservation because of an error in their app that lets you book anyway when they require a longer stay, and do not seem to be giving me my money back. DO NOT USE THIS APP! "

"We booked a 2 night stay as a vacation in Orlando on Dec 3-5th. When we arrived at our rental, the unit was not cleaned and there was hair all over the bath tub and plenty of bottles and other garbage around- not to mention the trash in the bedrooms. When we called the property manager, we finally got a replacement property that was 10 miles away. By the time we had settled in, it was after 10:30!!

I left 4 emails to Red Awning to complain about the situation but their only response was " we are waiting to hear back from the property manager". I had sent detailed pictures of the mess and explained in detail the situation. Horrible customer service!!"

"3 different codes to get in. Customer service people do not read the notes. Gave us wrong code for each door. Don’t use Red awning!!!"

"I was attempting to finally have a honeymoon with my husband, we were married in Feb 2020 right before the pandemic started and have been working in a community hospital covid in Los Angeles unit since the pandemic began. With some extreme finagling, and by having us work a bunch of days in a row, I was able to coordinate us both having a few days off to have our honeymoon in September 2021. I finally booked in July 2021, when I knew our schedules would for sure match, and thinking I was planning ahead by booking a place for Labor Day in July. Unfortunately, despite being born and raised in So Cal so it's a little one me, but I did not predict a wildfire to begin in August a few weeks before our booking.

The company is saying that because I did not cancel within "the 24 hour after your booking grace period" I would be charged for my honeymoon in full, for something I splurged on which I very, rarely, do.

It's the combination of this entire two years of covid stress, feeling like nothing we do matters in terms of this covid thing because it keeps coming back...... but I had reallllly been looking forward to this trip and FINALLY getting a break. I am so frustrated and discouraged by the greed, of this BS company and their scammy cancellation policies, of Hospital systems sending us into no man's land with no protection, supplies, staff, and a pizza and a stupid sign as a thank you. Why are people like this, who raised you?"

"Boy do I wish I would've read some of the reviews about RedAwning before working with them. One of the worst companies I’ve ever dealt with. Completely dishonest and deceptive. Details are below, but if you’re reading this, please heed my warning and do not use this company for property management. Go with a more honest, reputable company like Evolve.

I was in communication with RedAwning for some time about managing a vacation rental I was purchasing. The representative I was primarily working with, James Tobkin, was a big talker – very salesy and confident that they would generate the highest revenue possible for my property. I was eating it up and already leaning towards using them for managing my property. They charged a higher fee than Evolve (13% vs 10%), but I was promised several exciting features:
1. They would handle all guest communication. This was something Evolve did as well so I didn’t think it was a big deal, but it sure turned out to be….(keep reading).
2. They couldn’t match Evolve’s fee, but they offered several free months of management upon starting with them.
3. They confirmed that they allow owners to keep the Airbnb account RedAwning creates on their behalf if you list with them for at least 1 year. This was by far the biggest deciding factor for me, because my wife and I planned to move closer to this property in a few years and wanted the option to switch to self-management without losing all of the reviews built up on Airbnb.
Well, I was sold. I said sign me up. During the signup process, it was revealed that RedAwning does not actually handle any guest communication at all after check in – they solely handle communication during the booking process. James had apparently used me as an opportunity to try and sell management on adding this feature, even though he had told me from the start that this was their normal process. Management denied the request.
That’s ok, I said. It’s still worth it to me for the flexibility of switching to self-management down the road and keeping the Airbnb account. Well what do you know, that turned out to be a bold faced lie.
During the setup process I was contacted by a new representative who was going to help me finalize everything. James had told me 5 or 6 different times that RedAwning allows owners to keep their Airbnb account after 1 year of listing if they decide to cancel service afterwards, but I asked this new representative anyways just to be extra safe. The new rep had no clue what I was talking about. I texted James to ask what was going on, and I was sent a very formal “break up” text saying that I was requesting too many “exceptions” and that wasn’t going to work for them, and that I should seek management services elsewhere.
I was completely blown away. Thank God I caught this lie early on instead of months or years down the road. I don’t know if that offer of free management for the first few months of listing was also a lie or not, but at that point it was already abundantly clear how deceptive this company is.

Please learn from my mistakes. Not only is RedAwning deceptive, but they also charge a higher fee and offer less services than Evolve. It doesn’t make any sense to work with them. "

"First of all they bombard you with emails right after you confirm a booking.... Overkill and as I learned the instructions, guidelines and use agreement may not represent reality. The directions given in email disclosed to check in at site. WRONG! Once we got there, after calling them to see where to check-in, they send a email THEN telling me to backtrack four miles to their local lockbox location for my keys! The pictures disclosed on the website may not represent reality. The bathtub was missing a grab handle with holes in the wall, the shower curtain was torn and moldy, the extra pillow in the closet was DIRTY and MOLDY!, the ice maker did'nt work, the living room furniture dirty and griddy, the TV remotes and connections were inop, the coffee maker vessel was dirty with accrued girt, the counters and floors were not only sandy but were dirty and lastly after reporting three piles of human excerment in the parking spaces, the customer service rep I FINALLY got a call from said all of the above were MY PROBLEM! After I learned comparing adjoining rental rates, we paid 40% more for all of the above! Red Awning still hasnt contacted me !"

"These guys want your money and once they have it they will never let it go, regardless of the circumstances. We canceled in advance of our travel date when the state went to a Red status and the CDC said ‘stay home’. It is almost impossible to reach a human and when you do, they can’t (or refuse) to help. We even proposed a partial refund to leave everyone with something, but No Go. We will never do business with them again and I advise you to skip them and move on to someone else."

"They cancelled my reservation on me the day before check in by email, gave no contact information to call, chat was on their website was down, didn’t refund my money and when I disputed my credit card transaction, they blatantly lied and stated I cancelled on them even though I have emails proving they cancelled on me the day before check in. They ruined my vacation. I couldn’t even find a place in the area we were supposed to stay in and had to pay thousands of dollars more and consume the whole day before my trip trying to find a place. I haven’t seen this big of a scam ever trying to book a vacation. "