Springs at Carman Oaks

Pricing

Prices shown are estimates and subject to change. Contact your senior living advisor for current pricing.

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
Restaurant-style dining
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
Small library

Community services

Move-in coordination

Activities

Community-sponsored activities
Resident-run activities
Scheduled daily activities

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About Springs at Carman Oaks

Springs At Carman Oaks has several levels of care, so you've got independent living, assisted living, memory care, even nursing home services, and they call themselves a continuing care retirement community, which means folks can stay as their needs change over time, and you do see everything from active older adults who want less worry in daily life, to folks who need regular help with dressing, bathing, or medication. They have trained aides for home care and offer special support for seniors with dementia or mild cognitive problems, and there's a hospice waiver for those who need end-of-life support. You'll find regular meals cooked by professional chefs-restaurant style, with choices like vegan, gluten-free, or meals with no or low salt, so no one's left out whatever their diet. People get a choice in living spaces, with floor plans that can be a studio, a one-bedroom, or a two-bedroom, and these can come furnished or unfurnished, plus there's kitchenettes, fireplaces, telephones, and in some units you get accessible showers or bathtubs. The grounds look welcoming enough with walking paths, gardens, a big indoor pool, and even a movie theater for the residents. Inside, you've got a barber and salon, a library, an arts room, places for daily activities, and there's high-speed Wi-Fi so everyone can stay connected, and the apartments come with emergency alert systems for peace of mind. There's scheduled transportation, parking, and laundry help, as well as daily community activities, movie nights, and exercise classes to keep everyone moving and socializing, and a team of caring staff keeps an eye on health and safety with a 24-hour call system and supervision. Every service here aims to help people feel safe, supported, and a part of a caring group, and there's a broad range of amenities and care options that fit many different needs and preferences.

People often ask...

Springs at Carman Oaks offers competitive pricing, with rates starting at a cost of $4,906 per month.

Springs at Carman Oaks offers assisted living.

The full address for this community is 3900 SW Carman Dr, Lake Oswego, OR 97035.

No, Springs at Carman Oaks 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.

License number	50R398
Status	Active
Facility type	Residential Care Facility
Capacity	16 residents
Licensee	Springs Carman Oaks Operator, LLC
Effective	September 4th, 2013
Special certification	Memory Care

View the official license record

Inspection Reports

17

Reports

0

Type A Citations

0

Type B Citations

2

Complaints

8

Years

12 Mar 2026Abuse: Neglect		12 Mar 2026Abuse: Neglect Investigated an incident where an individual left a secured area through an open gate due to insufficient supervision, creating risk of serious harm. The person was not harmed but placed at risk. Abuse—Failed to provide safe environment
26 Jun 2025Kitchen		26 Jun 2025Kitchen Identified kitchen sanitation deficiencies and administration compliance issues during two visits. Noted failures to follow food safety rules and licensing requirements. Deficiency—Resident Services Meals, Food Sanitation Rule Deficiency—Administration Compliance
05 Feb 2025Complaint		05 Feb 2025Complaint Identified multiple medication administration errors and a storage lapse for medications, including a misplaced eye-drop bottle. Deficiency—Systems: Treatment Orders Deficiency—Systems: Medication & Treatment-General
24 Jan 2025Abuse: Neglect		24 Jan 2025Abuse: Neglect Investigated a fall incident and found inadequate care planning for fall risk, resulting in an unwitnessed fall and facial bruising, with a fine assessed. Abuse—Failed to properly plan care
15 Jan 2025Abuse: Neglect		15 Jan 2025Abuse: Neglect Found that care planning for a resident's known sexualized behaviors was not done, causing emotional distress; a $250 fine assessed. Abuse—Failed to properly plan care
30 May 2024Licensure		30 May 2024Licensure Found substantial compliance with meals and food sanitation requirements. Deficiency—General Comments
19 Aug 2023Abuse: Neglect		19 Aug 2023Abuse: Neglect Investigated and found neglect and abuse due to a resident leaving a secured area unsupervised, resulting in injuries and a fine. Abuse—Failed to assure resident was safe
18 Aug 2023License Condition		18 Aug 2023License Condition Found ABST was not fully implemented or updated as required by the rule. Regulatory Action—Failed to staff as indicated by ABST
18 Aug 2023License Condition		18 Aug 2023License Condition Found resident care equipment was not kept in good repair, including an elevator out for about three weeks. Regulatory Action—Failed to provide or maintain resident care equipment
18 Aug 2023License Condition		18 Aug 2023License Condition Investigated and found that there were not enough qualified awake direct care staff to meet residents' 24-hour needs due to only one caregiver on staff. Regulatory Action—Failed to meet the scheduled and unscheduled needs of residents
09 Aug 2023Licensure		09 Aug 2023Licensure Determined substantial compliance with meal service and food sanitation rules. No deficiencies cited. Deficiency—Comment
06 Jul 2023Complaint		06 Jul 2023Complaint Identified deficiencies in staffing levels to meet resident needs, incomplete implementation of an acuity-based staffing tool, and a previously nonfunctional elevator. Deficiency—Licensing Complaint Investigation Deficiency—Staffing Requirements and Training: Staffing Deficiency—Acuity-Based Staffing Tool Deficiency—Doors, Walls, Elevators, Odors
02 Aug 2022Validation		02 Aug 2022Validation Identified numerous deficiencies in care planning, infection control, medication administration, safety, and resident rights during the re-licensure review. Deficiency—Comment Deficiency—Reasonable Precautions Deficiency—Service Plan: General Deficiency—Change of Condition and Monitoring Deficiency—Systems: Treatment Orders Deficiency—Systems: Medication Administration Deficiency—Fire and Life Safety: Safety Deficiency—Doors, Walls, Elevators, Odors Deficiency—Call Sys, Exit Dr Alarm, Phones, Tv, Or Cable Deficiency—Administration Compliance Deficiency—Compliance With Rules Health Care Deficiency—Activities Deficiency—Resident Rooms
21 Jul 2022Licensure		21 Jul 2022Licensure Identified deficiencies in food storage, temperature control, and food handling, along with infection control issues. Administration compliance concerns were noted. Deficiency—Comment Deficiency—Resident Services Meals, Food Sanitation Rule Deficiency—Administration Compliance
01 Jul 2021Inspection		01 Jul 2021Inspection Investigated a medication administration issue and found that the wrong medication was given, causing side effects and hospital transport, due to a deficient medication system. Licensing—Failed to administer medication as ordered
14 Jul 2018Inspection		14 Jul 2018Inspection Found a licensing violation for failing to provide a basic service necessary to maintain health and safety, creating a risk of serious harm to an adult. The finding identified specific rule violations. Licensing—Failed to provide safe environment
31 Jan 2018Abuse: Neglect		31 Jan 2018Abuse: Neglect Concluded that a resident-to-resident incident resulting in injury occurred due to failure to follow the care plan. A fine was assessed. Abuse—Failed to follow care plan

Disclaimer

Mirador Living is not affiliated with the owner or operator(s) of Springs at Carman Oaks. The information above has not been verified or approved by the owner or operator. For exact information, please contact Springs at Carman Oaks directly. There is no cost for this service. We are compensated by the community you select.

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