Luma Headwaters — Attraction in Oak Ridge

Edit 10/9/2020.

So here's the story, back in July we toured the apartment virtually and really liked it, put in for an application but then life happened and we were unable to continue with it. Fast forward to this month and I recontact them to see if they had any apartments available as I was able and ready to go ahead and lease one thankfully. They were very nice and reactivated my contract sent over the forms and we SIGNED the lease. Then I go to set up ATT internet and I'm told someone else is living in the apartment that I rented out, I figured okay this is a mistake because I've already signed all the forms and received them back with their signatures as well. So I called them and left a message to see if I could get this figured out. Get a call back turns out someone has been living in that apartment for almost A MONTH now, that apartment was available online and I believe it's still available online to apply for. They leased me an apartment that has been occupied, then they tell me they have no more of that kind available but they have a one bed one bath, they don't even offer any sort of compensation or anything, in their defense Monica was very nice however it is absolutely unacceptable that I had signed all the forms and they pretty much willingly leased me an apartment that someone has been living in. I am absolutely livid this is the biggest mistake you could ever make I don't even understand how you could do this. I was quite looking forward to having an apartment here but that's not happening now. I cannot bear to give my money to these people, it's very frustrating because they seemed very nice but they're absolutely blind and clearly don't have any organization as they leased me an apartment that has been occupied. I can't express my frustration enough, they didn't even seem bothered by it, the person who showed us the apartment who I will not name for their sake didn't even know that it was occupied. It's really really sad because I was quite looking forward to this as I said before but I cannot even comprehend what has happened, I still don't understand as I'm writing this on how an apartment building leases out an apartment that's been occupied. I know I'm reiterating this but I am absolutely livid and I encourage you to make sure they actually have an apartment before you sign a lease. PS I had also ordered stuff already to that apartment which I had to cancel now and hoping to get a refund. I really really didn't want to do this but I really don't think you should get an apartment here and if you do make sure they're...

Since the majority of these reviews seem to be incentivized, I thought I would add my actual experience to potentially help out prospective renters. In 15 years of renting and being a model tenant, this is the only location where I have not received my full security deposit back. One of the charges listed was a textbook example of normal wear and tear (broken cord on blinds) and another was damage that was present when I moved in, which I described in detail on the move in inventory that I returned to management at the start of my lease. Neither of these were mentioned during the move out inspection. I should note that I cleaned for hours and left the unit in absolutely pristine condition, so if you actually cause any damage, prepare to be sued.

Any attempt to reach Venterra Management on this has been met with radio silence, which is what I expected based on previous communication with them - if you submit a request through the portal, maintenance could turn up the following morning or in a week and a half, or they could just email you in a couple months and ask if you are still experiencing the issue. Communication about leases or general questions will usually take a couple of weeks and multiple calls/emails to get a response. In the meantime you will receive a few texts and emails per day about food trucks, pool closures, landscaping, and office closures due to staff retreats and parties.

As far as the complex itself, it's average for the area, cheaply constructed in the last few years. Your mileage will vary greatly depending on how respectful your neighbors are, as you will hear every sneeze, every racist podcast, every argument about who their partner follows on Instagram; dogs howling for 9 hours per day at being left alone, etc. The hallways and stairwells are generally covered in dog urine. I'd also note that despite paying monthly for pest control (part of the TWO HUNDRED DOLLAR bundle for "amenities" you cannot opt out of), there were regular issues with ants, centipedes, spiders, and silverfish; in all my other Orlando rentals I've never experienced anything but occasional gnats.

I will say that parking is pretty easy and the finishes in the unit are cute (watch out if you drink coffee or tea, or like, cook - the countertops stain in seconds). The location is convenient, but there are multiple new complexes going up on the south side of I-Drive right now; I would try my luck with any management company...

Let me begin by addressing recent commendations towards maintenance, which, in my opinion, are unfounded. There seems to be an imbalance in reviews focusing on maintenance versus the community's overall experience, which is concerning.

Having resided at Luma for three years, I feel compelled to provide an honest assessment of my time here, highlighting both the positives and negatives.

Pros: Location

Cons:

Management turnover has been frequent during my tenure. Office staff appear inexperienced and struggle to address basic inquiries. Package theft and misdelivery issues persist, with management reluctant to provide surveillance footage without police involvement. Parking availability diminishes after 8 or 9 PM, often resulting in difficulty finding a spot near one's building. Poor sound insulation in apartments allows for excessive noise transfer, including snoring from neighboring units. Instances of neighbors reporting minor infractions excessively create a tense environment. Dog waste is prevalent throughout the community, particularly in hallways. Persistent odor of marijuana permeates apartment buildings, with management citing legalization as a reason for inaction. Valet trash service damaged personal property, and management refused responsibility for replacement. Contrary to positive maintenance reviews, my encounters with personnel have been unprofessional, including inappropriate behavior and solicitation for favorable Google reviews. Exorbitant charges for minor maintenance requests, coupled with recurrent issues like gate malfunctions and reckless driving within the premises. Lack of thorough background checks, evidenced by the presence of individuals with criminal records within the community. Frequent appliance malfunctions, suggesting either subpar quality or maintenance practices. Management's failure to communicate security concerns, leaving residents uninformed about safety risks. Deteriorating community standards, characterized by tolerance of illicit activities and neglect of cleanliness standards.

In summary, while Luma's location may appeal to some, the numerous issues I've outlined may dissuade prospective tenants seeking a well-maintained and secure living...