LL Hawkins, Portland OR

Updating because ownership and property management recently changed (Avenue5 are now the owners), and I’m happy to say that my experience living here has only improved since the switch. Jose, the property manager, has been beyond helpful. Even in the short time they’ve been here, the team has already begun to make notable improvements to the property. Not to mention that their communication and transparency has been top notch.

Moved here earlier this year and absolutely loving it. Apartment is a good 1.5x bigger than anything else for the same price in a half-mile radius, with the added benefit of NOT being a converted warehouse like a lot of the nearby properties.

Property management is absolutely lovely: even with all the ongoing supply-chain and labor-shortage issues, they’re always able to get things done promptly and effectively. Not to mention that they’re all wonderful and kind people! Seriously, they actually care about the well-being and happiness of their tenants, an incredibly rare and special thing in the world of property management, I gather.

Unfortunately upon moving in I didn’t realize I live directly above the garbage/recycling dock for both retail and residential which pickup occurs 6 days a week between the hours of 3am and 5am and comes twice between those times for both recycling and garbage. It is so incredibly loud there is no sleeping through it even with the best ear plugs and white noise, it’s intolerable if you like sleep. Stay far away from any apartments facing south. The leasing office acts like they had no idea about the noise and that nobody else has complained about it, but come to find out they are liars. All of my neighbors have complaints about the intolerable noise. They bait and switch you, they tell you that you can move apartments after 6 months, signing a new lease of course. I would like to bang pots and pans in their ear at 3am and again at 4am everyday and see how much they like it
Only good thing about this place is the location, but it’s slabtown and there are many other options, and new complexes being built.

Update in May - after some time they finally worked with us to help. We really appreciated it and once Ashley stepped in things happened fast. She's very helpful!

It's been a really tough 6-weeks living here in increasingly unbearable conditions. Two major water leaks within 6 weeks or so coming from sixth floor flooding the entire side of impacted part of the building. After the first one, we had two industrial size fans in our unit. We suffered through the loud noise hoping it was temporary and wanting to give space to the residents who had it way worse on the floors above us, but the fans and accompanying noise lasted a month or so the first time. Then, a few days ago, yet another major water leak happened. With both leaks water poured through the vents and light fixtures. Now, we once again have industrial size fans in our one-bedroom apartment. However, this time we have three fans and a massive industrial de-humidifier. It's so loud we can't hear each other talk without yelling and it feels as though it is harming our hearing. I feel for the employees that work here because they have the hardest job working on the ground. I hope whoever can actually make the call to help the many units and people living in them do so soon because it's truly unbearable. We have lived here for over 5 years and this building isn't that old compared to the more historic ones in the area. This has become our home and this reality is currently negatively impacting our emotional and physical health and well-being. We also work from home, and with this current state, we can't. We have voiced our concerns and have asked for another temporary housing option, but we still have yet to receive any alternative options for our situation.

Also a side note - if you do rent from here. Thefts sadly seem to be an increasing issue in this area. I would avoid leaving anything in your car if you have it in the garage, wouldn't pay for the storage units, and don't let packages be left open in the mailroom area.

We moved in January of 2023 and have loved the atmosphere. Management and maintenance have been very responsive and helpful. Our dog loves going to the leasing office to get treats and say hi to the staff. Overall, we are happy we chose LL Hawkins.

You'll see some reviews that call out some things that have occurred at this property. Water heater failure, emergency septic tank drainage, and ownership changes. I think these are things that can happen to any property at any time and should not be how a property is judged. The apartment we lived at in Virginia before our cross country move changed ownership mid way through our lease. Things were confusing, but the staff did their best. I think the same can be said with LL Hawkins. The staff are always friendly and ready to help whenever I walk into the leasing office.

I moved into the building 2 1/2 years ago. There has a steady decline over my time here. Multiple management companies. Change in ownership. Constant turnover in the office and scattered office hours. Most recent “manager” not friendly or helpful at all. When I first moved in there were two amazing men who ran the maintenance for the building. Two of them were here most days of the week and one on a couple days a week, but someone was always here 7 days a week. There is now one person and it is way too much to maintain for one with all the apartments, the commercial spaces and the daily upkeep of cleaning the trash rooms, taking out recycling and cleaning around the property. This building lacks many of the amenities that surrounding buildings have and the very few that were here when I moved in, guest suite, coffee service in lobby, have all been taken away. Multiple car and storage break ins because garage is not secure. When Cushman Wakefield took over my shared utility costs increased by over $50 a month with absolutely no explanation and a lot of run around from the unhelpful manager I referred to before. Garbage and recycling pick up at 3 and 4 am is quite loud right below my window. Trucks left running in the truck zone below my window filling my apartment with exhaust. I do like my unit so I hope things improve but other than that and the convenient location, not many positive things I can say at this point.

Toured at LL Hawkins with Ashley. This place is a no-brainer considering the location, walkability, and square footage of units. Excited to see what homes come up in the near future!

Water heaters have failed twice in the first thirty days of living here. My unit wasn't affected but water drained into the building from the roof and went through several floors. Maintenance is responsive but still seems concerning.

Garbage trucks outside my window at 4am three to four times a week. A routine sleep disturbance. They let you move within the building at six months but feels more like a scam or bait and switch since that requires a new lease. City code allows garbage trucks to violate noise laws for mixed use real estate. Since garbage trucks service the neighborhood at 11am anyway, it's unnecessary and compromising to tenant health. The contract Cushman Wakefield has with Waste Management means they control when the trucks show up and screw tenants over because they can.

Frequent cars and motorcycles in the neighborhood that are obnoxiously loud and no law enforcement or other deterrents. This neighborhood focused more on return to investors (LL Hawkins is owned by a REIT) than the tenants paying rent. The construction and appliances are modern but the floor above me still squeaks when that tenant walks around.

Quality of life here is low and would require so much work and advocating on my personal time to make it better. I shouldn't have to fight the city to change code allowing routine disturbance during quiet hours affecting my sleep and health. I can only count on property management to advocate for investor returns instead of tenants as the primary stakeholders here.

Ive been a resident going on two years now, and property management staff are amazing, Jennifer and Ashley are super nice and go out of their way to be helpful and kind. Also, the location is fantastic, in an up and coming neighborhood with everything you can possibly need right outside your door.

Jennifer and Ashley have been nothing less than wonderful. They have been nothing but commutative. There wasn't any actual sewer failure. I had to move my car for a short period of time which was a nuisance however they gave us alternative options for parking. There has been two water heaters flood from my understanding.
There was a weird guy that passed out flyers I think the same guy that attacked one of the drying machines in the hallway with a pipe a few weeks ago.

I feel sorry for the office staff I see Ashley and Jennifer working really hard to address all the upset residents. I hope management helps them.

Girls you're doing an amazing job!
We wish we could give you a hug, hang in there!

LL Hawkins is an outstanding building! My close friend has lived in this building for 2-years now. She has had nothing but positive things to say. Every time I visit, I'm overwhelmed with jealousy. The location is ideal, the building is stunning, and the fact that they have Besaw's in their retail space is a HUGE selling point. Oh, and don't forget Please Louise and their breathtaking pizza. I loved this building so much, I had to take a look for myself. I had the pleasure of meeting Ashley on their leasing team. Ashley was thorough, knowledgeable, and extremely personable. I can say from experience that my other tours in the Portland area were not nearly as good as my tour with Ashley. LL Hawkins should be very proud they have someone like her. Overall, my tour was amazing and I'll be keeping an eye out for any future availability at LL Hawkins.

I have lived here a little over a year. I have seen change in office staff and have loved all of them. Always quick to learn who I am and who my dog is. Quick to answer any concerns or maintenance requests.

Prime example: I had a dog sitter staying at my place. My sitter lost her key and office staff was able to get her setup with new key and fob in minutes. They communicated well with me before doing so as I was across the country and unable to be of help. They made sure my property and my dog were in good hands. (There’s a lot more to this story…but long story short) I am very happy with management.

Great neighborhood, feel safe inside and around the building.

Recently the building has had some water issues, but management is doing all they can to keep up to date with this situation.

Definitely would recommend. Feel at home.

I love it here. Been several years now and beyond all the goodness that comes from being in slabtown, I feel so at home here. I’ve owned homes and loved every one of them, but there is something wonderful about the flexibility, maintenance free, turnkey living that I get from LL Hawkins.

The 5 star review comes from what you don’t see in your living quarters. It’s how I’ve been treated by the management team. I adore Jennifer, Ashley and Lance who runs maintenance. Jennifer and Ashley in management have always promptly dealt with anything that has come up, they adore my golden retriever and we’re extremely helpful / fast / accommodating when I asked to get a bigger place with more space for my daughter and I. They are so friendly, always greet me with a smile and it’s so important to be kind and be met back with kindness. I can’t say enough. Lance is amazing too. He’s such a nice guy and is so fast at addressing anything that I need. When I moved into new unit, there will always be 1-2 things and his turnaround time is quick, he’s really good, and friendly.

I highly recommend LL Hawkins. I looked at 7 buildings in the area a few years back and very happy that I chose this.

The Maintenance guy Lance works really hard to fulfil maintenance requests in a timely manner. My microwave broke and he contacted me that it was ordered about a business day after my request. When it came in he was able to install it the next day. He is also very friendly!

Maintenance was performed the next day and completed before I got home from work. Much appreciated!

I was moving to Portland from out of state and Jennifer, the property manager, made my moving experience and process extremely easy for me. Now that I’m settled, her & the team at LL Hawkins have been nothing short of wonderful — always making sure any maintenance issues I might have are fixed quickly and respond in such a timely matter with emails and other communications. Not to mention, they put on great resident events and go out of their way to make sure each one is unique and interesting! I love living here and feel very safe. Thank you for everything Jennifer, Ashley & Lance!

I am so happy that I found this place! Jennifer has been amazing through this whole process. She has been such a delight and really helpful with all my questions. Love living here, definitely recommend!

**Do not recommend. Lease at your own risk**

My partner and I lived at LL Hawkins for 14 months (2021-22). During our residency, the property switched ownership and management and everything really took a turn for the worst. Management was poor - high turnover rate of office staff so no one knew anything (how to program key fobs, couldn't access storage units on the weekends, etc). The building was dirty (elevators regularly had trash, stains, smelled). Maintenance was slow to repair - the trash shoot on our floor was broken for weeks.

We moved out in October. We never received a final statement outlining what we owed / what portion of our deposit we would receive back - if any. Not only did we never receive a final statement.we just found out that LL Hawkins turned us over to a debt collection agency for an outstanding balance of ~$100. We are of course shocked and upset to learn that as they NEVER contacted us via email / phone / written correspondence to communicate that we had an outstanding balance.

For a "Luxury" apartment complex the management, service, and maintenance is all incredibly subpar.

The location however is fantastic and the neighborhood is wonderful so if you're keen on living in this area I'd highly recommend checking out the Carson.

When I moved in the management left. I was worried the building would fall apart. Soon Jennifer came in and took over the job and has done a fantastic job. She has bolstered my confidence that LL Hawkins is still a great place to live. She tirelessly works to make the place better and is quick to find solutions to problems. I highly recommend the LL Hawkins as a place to live but also a place with great managment. Great Job Jennifer and your staff!