The Falls at Sope Creek Apartments — Local services in Marietta

I wish I could review the maintenance, the office staff, and the property separately. If I could the maintenance staff would get a resounding 5 stars- especially Donny because he usually the one who comes to my unit for work orders. I always feel safe with him in my home and he fixes everything correctly and quickly might I add. AND he provided me some very helpful insights about why things were doing what they were doing (he came to fix my water pressure and he informed me about how often I should flush out my shower filter). He is absolutely a gem.

The office staff would get 4.5 stars. They are very kind and helpful but they are slow sometimes to follow through with their word. I referred other tenants here and the resident referral was stated ON THE PROPERTY GROUNDS was a $400 resident referral. I have yet to receive that referral credit and it has been months since they had moved in. I was also told last year that they would update my kitchen appliances to be a matching set (which is what the website states you will have in your unit) because when I moved in I had 3 different color appliances in my kitchen and fridge is over 30 years old. It’s been a whole year and still haven’t received updated appliances. Another issue is communication of expectations- the property website states that the units come with washer and dryers in unit which is not true. SOME units come with washer and dryers (the residents I referred had washer and dryer with their apartment). The floorplan I have is a 2x2 and it said on the website that it comes with in unit washer and dryer. I did not find out that it didn’t come with a washer and dryer until AFTER I signed the lease and inspected the unit. That’s when I was informed they they come with hookups and I was referred to a company to rent units if I did not want to use the property laundry facility.

Property grounds and landscaping 4 stars. The grounds keepers do a well job of keeping the streets clear of debris, but the one trash drums for the property is unsightly with overflowing trash nearly every day. If you live on the side of the property that has the trash dump, you will be subject to seeing it every day when you pick up your mail (it’s located right next to it) and when you make that right turn to enter this property side. It’s terrible. I see a groundskeeper out there every morning doing his due diligence to place overflowing trash bags into the dump but something is amiss here. The valet trash don’t do a proper job of respecting the property when they pile the trash in there late at night. We pay a mandatory monthly fee for trash pickup, unfortunately that same convenience is the perpetrator for the disgusting trash mound we have to look at day after day.

Apartment units- 1 star. Horrible paint jobs. No ventilation in the bathrooms which lead to excess moisture (keep a spray bottle of bleach in your bathroom at ALL times). Roaches. Electrical problems (broken and loose wall fixtures, many of them didn’t work upon my move in. Work orders took care of that.) Thin walls- you can hear your neighbors on all sides. Peeling bathtubs (one of my tubs just won’t take to the multiple attempts at respraying. It just needs replacement at this point.), THE UNITS ARE NOT PROFESSIONALLY CLEANED PRIOR TO MOVING IN. Today I just noticed my fire extinguisher is over a year expired. This was the case for my move in and the same for the residents I referred here. Broken locks, broken windows. It has been the worst unit I have ever rented in my 20+ years of being a renter. Granted this is an old property but my expectation of moving into a unit that is habitable was not unreasonable. I am still here and I have been patient to see many of the problems get fixed over the course of this year. This is my honest review. I moved here from out of state so I was not able to view the property or unit ahead of time before signing my lease so the things I experienced was a great shock to me. Ask to see the apartment ahead of time. If you do decide to move here, please be patient with...

Yes, it is the cheapest prices for the area or at least it was when I signed my lease two years ago. However, you get what you pay for an then some. I lived there for a total of 2 summers and had working air conditioning for maybe 2 months both summers combined. When you did run your air conditioning and it was working, you had outrageous utility bills if you wanted your unit to be any sort of comfortable. I was never able to put my air above 75 or else my electric bill was over $200/month due to the outdated HVAC units and poor insulation of the buildings. My heat also went out regularly and at one point smelled like there was a gas leak so I had to call Georgia Power to look at my unit, they came out and locked out tagged out the unit due to copper piping going through the middle of the unit and not being under code. I reported this to the office and the maintenance supervisor told me there was nothing wrong with it and Georgia Power just put that as a 'recommendation but was not a necessity.' I constantly had pest problems in my unit and outside of the unit but again the office told me that nothing was wrong. Every time I put a work order in, they would just mark it as complete for any kind of work until I put a second or third work order in or went to the office in person and stayed there until someone came to fix it. Towards the end, I just worked directly with a member on the maintenance team that I knew would fix things and did not even go through the office. My toilet never worked properly while I was there and constantly dripped until the night I moved out the hose started fully leaking from the wall. When I moved in, my apartment was not even cleaned or ready to move in and they told me it was either that unit or wait an extra two weeks but I moved across county and could not wait. I bought my own washer and dryer and when the management companies changed, they tried to tell me that they owned the washer and dryer and put paperwork in my lease renewal to sign that the washer and dryer was part of the unit so thankfully I caught that but that caused a battle with them. The office is never available if you work full time because they do not have great office hours. Yes, there are leasing agents there but if you need the property manager or any supervisors, you will have to take time off of your 9-5 because they do not work outside of that. There was also a fire in the complex while I was there that caused a total loss of a building near mine, no communication from the office regarding updates or changes. They shut off water on us for a week because of pipes that froze that they did not preventatively covered and then blamed residents for it leaving us without any running water in the complex for a week. The amenities are never in working order so do not plan to use the pool or gym while you live there. If you have an animal, no one picks up after their pets no matter how many times they send out emails saying they will charge people for not picking up their pets. They also sell you on the valet trash service making it sound like this great thing but you usually end up taking care of your own trash or your neighbors leave it out for multiple days and then you have rodents and bugs all around. It looks great at first and sounds great with the price but I promise it is not worth your energy and personal welfare...

Would not recommend anyone to live here. They do not answer the phones. They do not respond to emails. I have called for MONTHS for noise complaints with zero response. A few months back, they tried to kick our entire building out of our apartments with no proper notice and did not offer hotels for the length of time we were being evacuated. All to repair a walkway that is about to collapse at any moment from the looks at it. These apartments are outdated, not cleaned for the new tenant and absolutely nothing special for top dollar. They are raising my rent to nearly $2,000 for a 2 bedroom, but won’t renovate anything? Hilarious. The dogs in the apartment complex poop all over the areas right next to your car. The owners also do not leash their dog when it is outside. As soon as you open the door, you smell hot pee and feces. The pool has never been opened since I have lived here. A previous staff member who worked at the leasing office told us that they are replacing the pool so it will not be useable until 2025. What are we paying for then? I’ve asked multiple times for a gym card with zero response as well. What sparked me to write this review now is because my apartment has a leak and the office is ignoring me. They will not do a mold inspection and treatment. They will not even confirm if someone came to my apartment to fix the problem while I was at work. So if you’re considering moving here, don’t. The maintenance tech claims “this probably been leaking for a long time” so my roommate and I could have been breathing in mold for who knows how long. Disgusting. Not to mention the water damage it has cause my apartment and the people below. I’m sure my list could go on about how disgusting and horribly managed this place is but trust what you’re reading and do not move here. Look for yourself and do a drive by to witness the broken windows, dog feces, unkept landscaping, trees growing in the gutters, rotting walkways and uneven/cracked parking lot. Update 9/28 I terminated my lease on 8/20 and I am still waiting on the prorated refund and documents stating my lease is terminated. I received a email today from Autumn the property manager stating: “ final utilities absorbed the move out prorate”.

I paid over $1800 for the month of august. Rent was roughly $1650 of that price. I was not in my apartment from 8/20/23 - 8/31/23. You’re telling me that my utilities costed over $500? And therefore I am receiving no rent back for 10 days in August? If I wasn’t a single 25 year old trying to buy groceries and afford a place to live I wouldn’t really care much for $600 back for rent money, but unfortunately I need grocery money in order to eat. I can’t simply throw away money that I was promised back. I wish I could not care about it, I really do, because I don’t like calling the office every day and emailing numerous times a week. All wasted energy because I know no one is going to call me back. I cannot express how much of a headache this apartment complex has been. I am extremely disappointed with what I have experienced. Clearly the dozen more negative reviews I see since I posted mine shows I’m not the only one who feels they have wasted time and money living here. I will continue to wait to hear from the HighMark management team to give me a solution of how to get MY money back...