Tenants at the Collingwood Boulevard high-rise were told their leases are ending Aug. 8 due to severe water leaks and safety concerns.
TOLEDO, Ohio — About 100 residents at a Toledo high-rise are scrambling to relocate after the building’s management issued a sudden order to vacate, citing severe plumbing and water damage that they say makes it unsafe to remain.
Tenants at Executive Towers, located at 1920 Collingwood Blvd., were notified in writing on Monday, Aug. 4, that they must move out by Friday, Aug. 8. In a letter, Denizen Management said unresolved water leaks throughout the 12-story building have made it impossible to conduct a full professional evaluation while the property is occupied.
The notice states that under the building’s lease agreement, management has the right to terminate leases with written notice if “catastrophic damage” or dangerous repair conditions arise.
The vacate order follows a city inspection conducted July 30, which identified serious violations at the property.
In a letter issued Aug. 1, the City of Toledo Code Enforcement Division cited the building for unsafe plumbing, stagnant water in multiple areas - including the elevator shaft - and extensive interior water damage from roof leaks, failing HVAC systems, and flooding inside apartments and common spaces.
Photos and reports from the inspection described collapsed ceiling tiles, soaked carpets, visible mildew and standing water in hallways and resident units. In one case, inspectors documented a resident using buckets and towels to catch rainwater that regularly seeped into their apartment.
While inspectors issued emergency orders requiring the removal of standing water within 72 hours, the city did not declare the building unfit for human habitation.
“To be clear, we didn’t declare the building unfit for human habitation,” said Rachel Hart, spokesperson for the city of Toledo. “We will work with the property managers on a plan to resolve the violations.”
The city also corrected an error in the inspection report: while it initially noted 48 occupied units, the actual number is 102 units occupied, with 48 vacant.
Denizen Management, based in Carmel, Indiana, oversees more than 3,500 residential units in Ohio, Indiana, and Nebraska. The company promotes a personalized approach to property management but is not accredited by the Better Business Bureau and has received multiple complaints in recent years regarding service and communication.
In Toledo, Denizen also manages Beacon Place Apartments, located less than a mile from Executive Towers, where lease transfers are being offered on a first-come, first-served basis.
The issue at Executive Towers follows recent 11 Investigates reports into how out-of-state and investment firms have increasingly acquired residential properties in Toledo, squeezing local home buyers and renters. Notably, Riparian Management, an out-of-state LLC, made headlines this summer for purchasing 115 residential properties for approximately $8.2 million, making it the largest individual property owner in Lucas County.
The investigation highlighted concerns that such large-scale acquisitions by external investors often lead to rising rents, reduced local ownership, and deferred property maintenance, as evidenced in multiple reports from tenants across the city.
The situation at Executive Towers - where residents were abruptly ordered to vacate amid unresolved water damage and initial concerns over management’s limited relocation support - reflects broader patterns seen in Toledo: When landlords outside the community hold significant control, it can complicate communication, accountability and timely resolution of building issues.
While Denizen Management has offered some tenants the option to transfer their leases to Beacon Place Apartments, also under their management, residents tell WTOL 11 they’ve received little hands-on support or relocation assistance.
Management’s letter states that security deposits will be returned, rent will be prorated, and references will be available upon request. Tenants with questions are encouraged to call the leasing office at 419-243-8128 or email [email protected].
The City of Toledo recommends residents who have questions about their rights contact Legal Aid of Northwest Ohio, which specializes in tenant-landlord issues.
Denizen has not responded to WTOL’s request for further comment on whether residents will receive temporary housing or financial assistance during the displacement.
WTOL 11 will continue to follow developments and publish updates as they become available.