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Amenities
Healthcare services
Activities of daily living assistance
Assistance with bathing
Assistance with dressing
Assistance with transfers
Coordination with health care providers
Hospice waiver
Medication management
Mental wellness program
Healthcare staffing
24-hour call system
24-hour supervision
Meals and dining
Diabetes diet
Meal preparation and service
Special dietary restrictions
Room
Cable
Fully furnished
Housekeeping and linen services
Kitchenettes
Telephone
Wifi
Memory care community services
Dementia waiver
Mild cognitive impairment
Specialized memory care programming
Transportation
Transportation arrangement (medical)
Transportation to doctors appointments
Common areas
Beauty salon
Dining room
Garden
Outdoor space
Community services
Move-in coordination
Activities
Community-sponsored activities
Resident-run activities
Scheduled daily activities
Reviews
4.22·(73)
Overall rating
5
4
3
2
1
Care
3.9
Staff
4.2
Meals
4.5
Amenities
4.3
Value
2.0
Pros
Scenic views and attractive outdoor spaces
Variety of apartment floor plans and spacious units
Chef-prepared dining with diverse menu options
Multiple dining venues including in-room service
Well-equipped fitness center, pool, and hot tub
Regular fitness classes and strength-training options
Robust activities calendar with outings, live music, and theater
On-site movie theater with comfortable seating and captions
Responsive maintenance and well-maintained common areas
Salon, art studio, and courtyard amenities
New, clean, resort-like facility design
Welcoming, attentive, and knowledgeable staff
Three-tier care model supporting independence to higher care
Cons
Inconsistent staffing levels and staff availability
Staff conduct and communication tone
Allegations of theft and financial misconduct
High and increasing cost structure with additional fees
Unreliable internet and phone connectivity
Variable dining quality and meal consistency
Pest-control concerns in some communal areas
Maintenance and completion gaps in some building areas
Management responsiveness and complaint-handling weaknesses
Facility scale and resort-like design may feel impersonal
Summary of reviews
The Springs at Happy Valley presents as a modern, amenity-rich senior living community with many strengths for prospective independent-living residents. The property is new, clean, and attractively designed, offering a variety of apartment sizes and large rooms with decks and scenic views. On-site amenities are comprehensive: chef-prepared dining in multiple venues (including in-room service), a well-equipped fitness center, pool and hot tub, salon, art studio, courtyard, and an on-site movie theater. The community programming is extensive, with fitness classes, group walks, day trips, live music, and a full events calendar that supports social engagement and resident connections.
Care and staff performance are described in strongly positive terms by numerous families: many reviewers praised attentive, friendly, and knowledgeable employees, responsive maintenance teams, and an overall warm and welcoming culture. There are consistent accounts of staff who facilitate move-in, help residents integrate socially, and provide respectful treatment. The facility’s three-tier care model is noted as an advantage for residents who want to remain independent while retaining access to additional supports if needed.
However, review content shows substantial variability in operational experience. Several families described inconsistent staffing levels and limited staff visibility at times, which is linked to concerns about responsiveness and the tone of staff–family communication. There are also serious singular allegations concerning theft and financial misconduct; such claims warrant careful inquiry during a visit and review of the provider’s investigative and safeguarding procedures. Relatedly, reviewers raised concerns about staff morale and perceived favoritism, which can affect consistency of care and workplace climate.
Dining is a frequently cited strength—many reviewers described excellent, healthy, and ample meals prepared by a talented chef—yet a smaller subset of accounts contradicted that, describing inconsistent food quality. Prospective residents should sample multiple meal periods and ask about menu rotation and quality-control processes. Facilities-wise, the property offers resort-like features and a strong social environment, though a few notes indicate finishing or maintenance gaps in certain areas and some pest-control issues that were concerning to guests.
Operational matters that prospective residents and families should review in person include the fee and contract structure (examples cited include price increases, second-resident fees, and additional charges), internet and cell-phone reception reliability, and the community’s mechanisms for handling complaints and safety concerns. Several reviewers praised transparent and involved leadership and regular corporate/founder visits; others described weaker management responsiveness. These mixed accounts suggest variability in administrative follow-through over time or across teams.
In summary, The Springs at Happy Valley offers many features that align with upscale independent-living preferences: extensive amenities, active programming, and generally well-regarded staff and dining. At the same time, there are operational and governance areas—staffing consistency, complaint resolution, connectivity, cost predictability, and pest-control/maintenance follow-through—that merit direct conversation and documentation during a touring and contracting process. Recommended due diligence for families: request current staffing ratios and turnover data, ask about recent incident investigations and outcomes, review the fee escalation policy in the contract, test connectivity in apartments, and tour at different times of day to observe activity and staff availability.
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Location
The Springs at Happy Valley is located at 13160 SE 172nd Ave, Happy Valley, OR, 97086.
About The Springs at Happy Valley
The Springs at Happy Valley sits as a senior living community with independent living, assisted living, and memory care services, and you'll find a full range of support here, whether someone needs help with daily tasks or is living with Alzheimer's or other dementia through the Footsteps® memory care program. There are 74 beds, so the community doesn't feel too big or too small, and the rooms come in several sizes-one, two, or three bedrooms-that are bright, comfortable, and have fine finishes that make them feel like home. There's home maintenance taken care of so no one has to worry about chores, and there's a strong focus on wellness, with places like a fully equipped gym with group workout classes and personal training, a heated indoor pool and hot tub, and a proper wellness center with a salon and day spa. People often mention the staff being helpful, joyful, and kind, which makes a difference in daily life, and you can tell there's attention to care details, including diabetic and incontinence care along with other health needs.
You can bring your pet, so you don't have to leave a companion behind, and you'll see several amenities like three outdoor courtyards, indoor common spaces, the Ink Spot art studio for creativity, Fancho's Pub for social visits, and community spaces where people can gather for various events. Meals here use fresh, seasonal ingredients and focus on nutrition, and there are regular community activities including workshops, guest speakers, devotional activities, and organized outings to places like shopping centers, museums, and theaters. There's a wide variety of programs to keep minds and bodies active-art, fitness, special events-and people from outside come in for talks and gatherings. Apartments and shared spaces keep a modern farmhouse look, feeling both bright and welcoming, and the entire design meets Fitwell Certification for wellness. This place's personalized care, focus on independence, and broad range of services have earned recognition, including Best of Senior Living and All Star awards, and the variety of activities promotes health and social connections in a way many residents appreciate.
People often ask...
The Springs at Happy Valley offers competitive pricing, with rates starting at a cost of $5,501 per month.
The Springs at Happy Valley offers independent living, assisted living, and memory care.
There are 54 photos of The Springs at Happy Valley on Mirador.
Yes, The Springs at Happy Valley allows residents to age in place and adjust their level of care as needed.
The full address for this community is 13160 SE 172nd Ave, Happy Valley, OR 97086.
No, The Springs at Happy Valley does not offer respite care.
Respite care in assisted living communities provides temporary, short-term relief for primary caregivers by offering professional care for their loved ones. It allows individuals to stay in an assisted living community for a limited time, giving caregivers a break while ensuring residents receive necessary support and assistance with daily activities.
Safety & Compliance
In Oregon, the Department of Human Services' Aging & People with Disabilities program licenses assisted living and residential care facilities, conducting inspections, complaint investigations, and renewals.
Investigated the staffing issue and found the acuity-based staffing tool was not fully implemented or updated.
Licensing—Failed to use an ABST
21 Sept 2025Inspection
21 Sept 2025Inspection
Found that the licensee failed to develop, maintain, and implement an acuity-based staffing tool.
Licensing—Failed to use an ABST
13 Sept 2025Inspection
13 Sept 2025Inspection
Identified a deficiency for failing to develop, maintain, and implement an Acuity Based Staffing Tool.
Licensing—Failed to use an ABST
06 Sept 2025Inspection
06 Sept 2025Inspection
Found violations for failing to keep residents from leaving secured memory care and for not providing a safe environment.
Licensing—Failed to provide safe environment
04 Sept 2025Inspection
04 Sept 2025Inspection
Identified a deficiency for not developing, maintaining, and implementing an Acuity Based Staffing Tool.
Licensing—Failed to use an ABST
31 Aug 2025Inspection
31 Aug 2025Inspection
Investigated and found that an Acuity Based Staffing Tool was not developed, maintained, or implemented.
Licensing—Failed to use an ABST
27 Aug 2025Inspection
27 Aug 2025Inspection
Investigated the allegation and found that daily staffing documentation was not properly posted and maintained and records were not provided to the Department upon request.
Licensing—Failed to properly post and maintain daily staffing documentation
18 Aug 2025Inspection
18 Aug 2025Inspection
Identified a deficiency for failing to develop, maintain, and implement an Acuity Based Staffing Tool.
Licensing—Failed to use an ABST
17 Aug 2025Inspection
17 Aug 2025Inspection
Found failure to develop, maintain, and implement an acuity-based staffing tool.
Licensing—Failed to use an ABST
13 Aug 2025Inspection
13 Aug 2025Inspection
Investigated and found a deficiency in acuity-based staffing tool development and implementation as required by the rule.
Licensing—Failed to use an ABST
12 Aug 2025Abuse: Neglect
12 Aug 2025Abuse: Neglect
Investigated and found abuse by neglect due to an improper two-person transfer causing a skin tear. Noted staff training gaps and failure to use a draw sheet, with a $169 fine assessed.
Abuse—Failed to provide inservice
06 Aug 2025Inspection
06 Aug 2025Inspection
Investigated an allegation and found a deficiency for not maintaining an acuity-based staffing tool.
Licensing—Failed to use an ABST
31 Jul 2025Inspection
31 Jul 2025Inspection
Identified a deficiency for failing to maintain an Acuity Based Staffing Tool on August 1, 2025, per the applicable staffing regulation.
Licensing—Failed to use an ABST
29 Jul 2025Inspection
29 Jul 2025Inspection
Found a deficiency for failing to maintain an Acuity Based Staffing Tool, in violation of Oregon Administrative Rules.
Licensing—Failed to use an ABST
01 Jun 2025Inspection
01 Jun 2025Inspection
Found a deficiency for failing to develop, maintain, and implement an acuity-based staffing tool.
Licensing—Failed to use an ABST
18 May 2025Inspection
18 May 2025Inspection
Found that an acuity-based staffing tool was not developed, maintained, or implemented as required by the rule.
Licensing—Failed to use an ABST
27 Feb 2025Inspection
27 Feb 2025Inspection
Found a deficiency in the development, maintenance, and implementation of an acuity-based staffing tool as required.
Licensing—Failed to use an ABST
15 Feb 2025Inspection
15 Feb 2025Inspection
Found a deficiency for not maintaining an acuity-based staffing tool. This relates to staffing rule requirements.
Licensing—Failed to use an ABST
08 Feb 2025Inspection
08 Feb 2025Inspection
Found that records were not provided to the Department upon request.
Licensing—Failed to make facility or resident records accessible
30 Dec 2024Abuse: Neglect
30 Dec 2024Abuse: Neglect
Found a violation for failing to provide a safe environment, which allowed a resident to leave secured memory care unsupervised. The resident was found outside and escorted back.
Abuse—Failed to provide safe environment
14 Dec 2024Abuse: Neglect
14 Dec 2024Abuse: Neglect
Identified neglect for failing to care plan interventions for exit-seeking behavior, leading to multiple elopements and risk of harm.
Abuse—Failed to properly plan care
13 Oct 2024Abuse: Neglect
13 Oct 2024Abuse: Neglect
Investigated and found that a resident was allowed to exit the secured memory care setting, compromising safety; a $169 fine was assessed.
Abuse—Failed to provide safe environment
13 Oct 2024Abuse: Neglect
13 Oct 2024Abuse: Neglect
Investigated the alleged neglect and found failure to properly plan care for an exit-seeking resident, who left the secured memory care area and was guided back inside. A $338 fine was assessed.
Abuse—Failed to properly plan care
18 Sept 2024Abuse: Neglect
18 Sept 2024Abuse: Neglect
Investigated an alleged failure to follow a care plan for exit-seeking behavior; a resident left the secured unit and the plan wasn't updated after the incident.
Abuse—Failed to follow care plan
18 Sept 2024Abuse: Neglect
18 Sept 2024Abuse: Neglect
Found violations for failing to follow the care plan for a resident with exit-seeking behavior, risking harm by letting the resident follow a visitor out of a secured unit.
Abuse—Failed to follow care plan
14 Sept 2024Abuse: Neglect
14 Sept 2024Abuse: Neglect
Investigated and found that care plans for a resident with a history of altercations were not followed, leading to a resident-to-resident incident and harm. A fine was assessed for neglect and abuse.
Abuse—Failed to follow care plan
24 Jul 2024Abuse: Neglect
24 Jul 2024Abuse: Neglect
Identified neglect and abuse due to failure to properly assess elopement risk and plan interventions, resulting in a resident leaving and being found about a mile away.
Abuse—Failed to provide safe environment
25 Jun 2024Abuse: Neglect
25 Jun 2024Abuse: Neglect
Investigated an allegation of neglect and found that interventions to prevent elopement were not implemented, resulting in a resident found outside unsupervised.
Abuse—Failed to properly plan care
16 Apr 2024Abuse: Neglect
16 Apr 2024Abuse: Neglect
Found that the resident’s fall risk from alcohol was not properly addressed in care planning, leading to injury; a fine was assessed.
Abuse—Failed to properly plan care
12 Feb 2024Initial
12 Feb 2024Initial
Investigated identified multiple deficiencies in care planning, monitoring, infection control, medication management, and safety, with substantial compliance reached on follow-up.
Deficiency—Fire and Life Safety: Training For Residents
Deficiency—Inspections and Investigation: Insp Interval
Deficiency—Housekeeping and Laundry
Deficiency—Administration Compliance
Deficiency—Compliance With Rules Health Care
Deficiency—Activities
05 Feb 2024Initial
05 Feb 2024Initial
Concluded substantial compliance with the applicable regulations after follow-up; earlier surveys identified multiple deficiencies in abuse reporting, resident evaluations, service planning, medication management, and fire safety.
Deficiency—Resident Move-In and Eval: Res Evaluation
Deficiency—Service Plan: General
Deficiency—Change of Condition and Monitoring
Deficiency—Resident Health Services
Deficiency—Systems: Medication Administration
Deficiency—Systems: Tracking Control Substances
Deficiency—Systems: Treatment Orders
Deficiency—Systems: Resident Right to Refuse
Deficiency—Systems: Medication Administration
Deficiency—Acuity-Based Staffing Tool
Deficiency—Fire and Life Safety: Safety
Deficiency—Fire and Life Safety: Training For Residents
Deficiency—Inspections and Investigation: Insp Interval
30 Jan 2024Inspection
30 Jan 2024Inspection
Investigated a safety incident in a locked setting where a resident was released, creating risk of harm. Found violations related to resident rights and failure to prevent elopement.
Licensing—Failed to assure resident was safe
26 Dec 2023Abuse: Neglect
26 Dec 2023Abuse: Neglect
Found a neglect/abuse violation for failing to follow the care plan to provide timely incontinence care, resulting in skin breakdown; a $188 fine was assessed.
Abuse—Failed to follow care plan
07 Nov 2023Licensure
07 Nov 2023Licensure
Determined substantial compliance with meal and food sanitation requirements. No deficiencies were cited.
Deficiency—Comment
07 Nov 2023Licensure
07 Nov 2023Licensure
Determined substantial compliance with applicable food service and sanitation rules.
Deficiency—Comment
23 Oct 2023Abuse: Neglect
23 Oct 2023Abuse: Neglect
Found neglect of care due to failure to provide timely wound care, resulting in redness, cellulitis, and hospital transport.
Abuse—Failed to provide medical treatment as ordered
13 Oct 2023Inspection
13 Oct 2023Inspection
Found that an acuity-based staffing tool was not fully implemented or updated. This violated Oregon Administrative Rules.
Licensing—Failed to use an ABST
Disclaimer
Mirador Living is not affiliated with the owner or operator(s) of The Springs at Happy Valley. The information above has not been verified or approved by the owner or operator. For exact information, please contact The Springs at Happy Valley directly. There is no cost for this service. We are compensated by the community you select.
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