13888 SW 90 AVE, Miami, FL

I lived at Residence of the Falls (former Briarwood)for a year and I loved the place. There is some noise from US1 and community is huge, so somebody would park the car or slam the door in the middle of the night. If you are noise sensitive, move to the county, however, it is impossible to find really quiet place if you want to live close to transportation and shopping. I never had any safety issues and have not heard from my neibours that a car was vandalised on prmices. Managers are not smiling all the times but generaly do their job and keep grounds and buildings safe and functioning. Laundry facility needs to be cleaned more often during weekend. Some units have washer and dryer inside, try to get one of those. Good school district. Overall, it is good deal for the price and location.

this place is terrible! The grounds are not maintained. The office staff is rude! there is no emergency help. They do not fix problems in the apartments. They are under new ownership but they are worse then the previous managers. There is no communication. They do not listen or help with any problems. They lie to you.

My father lived at Briarwood at The Falls for about three years. He passed away unexpectedly July 8th and I wasn't able to get there until the 13.th. He had been in the hospital for two weeks before passing and the management took care of his dog every day without anyone asking. They walked her and fed her twice a day until I could arrive. The apartment was not violated in any way and they never once pressured me into getting his personal belongings.

I have an apartment """FOR RENT OR SALE BY OWNER""" 2 bed, 2 bath,Pool front, all recently painted. For rent in only $$$$$ 1.100.- $$$$$, For sale the cheapest price ever!! $$$$$ 215.000.- $$$$$, CALL ME NOW 786.208.3678 or 786.287.8833 Send an E-MAIL to receive more pictures to: [email protected]

So at first I thought this complex was kind of cute. It's huge with lost of bike trails 3 pools and 2 gyms and a sauna! Whoa, was that a hoax! The management office is so pathetic. It's run by a bunch of idiots who hardly have a handle of the English language. They have no idea what customer service is or even just basic business management. The complex boasts that they have wonderful amenities and lush areas but it s all a facade. All you get is a pretty exterior right in front the leasing office. It's like cardboard walls. Walk thought the complex after the entrance and you'll notice that 2 of the 3 pools are empty and the tennis courts don't have nets. I haven t even gotten started- most the condos are poorly maintained. You can see obvious holes in the roofs of most of them and rusty balconies. The apartments selves are so damn old. The pluming is one the worst problems. They have not redone the plumbing since they were first established and as a result about once sometimes 3 times a month they have to shut off the water to service one apt. So if someone in a building half a block from you flushes a too much ----, you won't have water from 9am to 1:30. Whenever you complain about it, all the ------- at the office say- that there's nothing they can do- they warned you in a post near the mail boxes. They just recommend saving water the night before. WHAT? Who the hell wants to live in a place where you have to ration water? This is not Bagdad! The walls in all of the apt are paper thin and you share them with your neighbors. From my bedroom I can hear the loser next door play his video games till 4am. The walls are so thin that any bass or treble creates a hellish vibration. I would never recommend this complex to anyone. A TOTAL WASTE OF MONEY!!!!!!!!!

Residences at the Falls, October 2006<br><br>If your renting:<br>We thought we had found the ideal complex, drive up to your unit, nice pools, decent looking laundromat, etc. We were lied to from the beginning by some chick called Sulei, that must be blowing someone in charge, cause she ----s up on a regular basis and they still havent fired her. She told us there was immediate occupancy when there wasnt, and we had to put all our stuff in a storage and wait 1 week. When we did show up a week later as we were told, she had left a message for us that they werent ready yet, as we stood there with a rental truck full of furniture. Fortunately for us the one person that seems to know what to do was there that day. They then gave us a unit which wasnt ready for new residents, ie: broken fridge, dishwasher. They changed the fridge but never did anything about the dishwasher. <br>In the 2 months we were there we saw the following:<br><br>-a leak in the roof of our 1st floor unit which took them 4 weeks to get to.<br><br>-the pools were shut down due to code violations by the county health inspector.<br><br>-dumpsters filled to the brim right before and during the last of the Hurricanes, thank God it wasnt a bad one, or else there would have been debris and trash everywhere and who knows what damage it would have caused.<br><br>If your buying: <br>There seems to be water leak issues all over the place, because we saw it in our unit's roof (meaning our neighbor had some leaks also), our bathrooms, this would concern me very much as a potential buyer. These buildings are old and fixing old pipes would cost a fortune in assessments.<br><br>I would be concerned about the association fees and future assessment costs. With a management team who's priority is to sell their units at any cost and desperate to sell in a tight market I would be extra wary of this complex and all its hidden cons.

I lived here from Jan. 2005 to April 2006. While there the development went condo. They tore up the playground and left an unimproved empty lot in front of my apartment. Then, when Hurricane Katrina hit, they used the lot for hurricane debris (which was alot) so I got to look at that for 8 months. During the hurricane, my apartment leaked like a sieve. A few months later, my garbage disposal went bad. Took 3 weeks to replace. The received a shock from the stove every time I used the oven. The dishwasher wouldn't open because it was mounted too close to the stove. The front door didn't work correctly. I had to lift it to get it to close. The shower leaked and the toilet didn't flush properly. AND MANAGEMENT DIDN'T DO A THING! I was incesantly bombarded with loud, thumping music at all hours, even during the week. Then, went they couldn't sell there highly overpriced condos, they began renting again for $950 a month plus a $950 deposit. After being there a year and NEVER being late with the rent.

I was leaving over there for two years. After the owner decided to convert this place to condo, I moved out. The management and maintenance people were really bad. Now, after I met new management, I consider the old crew as angels. The new team is HORRIBLE. They will lie and smile to your face. Right now I'm fighting with them to get my deposit back. Believe it or not it is going for more than 6 months and the only option left is to bring them to court. Again, I can write a novel about Briarwood, but here is a conclusion: HELP YOURSELF, NEVER DEAL WITH BRIARWOOD.

If you pay a deposit, they never return it unless you take them to court.<br><br>F.S. 83 says they must give you in writing why they are claiming your fees. if they don't, they forfeit the deposit monies. I still had to take them to court!

The office staff is very ingorant and<br>unprofessional. The grounds are only<br>kept up in the front of the community.<br>Maintenance is horrible. <br>