I moved my mom in and we're very pleased - beautiful, high-end apartments in a convenient location close to family with abundant amenities (three restaurants with changing menus, pool, rooftop, theater, fitness, onsite PT, bocce/putt-putt and many activities). The staff - nurses, dining and enrichment teams - are warm, courteous and genuinely helpful without being pushy, and the dining is excellent and flexible. Overall a welcoming, caring community that made the transition easy.
Loved one of resident
Jul 2026
Pricing
Prices shown are estimates and subject to change. Contact your senior living advisor for current pricing.
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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
Spa
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
Wellness center
Community services
Move-in coordination
Swimming pool
Activities
Community-sponsored activities
Resident-run activities
Scheduled daily activities
Reviews
4.14·(21)
Overall rating
5
4
3
2
1
Care
3.0
Staff
3.9
Meals
4.6
Amenities
4.8
Value
1.5
Pros
Friendly, courteous staff
Welcoming resident community
Multiple on-site restaurants with rotating menus
Flexible dining options including self-prepare kitchens
High-quality dining and pub offerings
Extensive fitness and wellness amenities (pool, gym, theater)
On-site physical therapy services
Well-appointed, high-end apartments
Rooftop terrace and outdoor social spaces
Diverse outdoor recreations (putt-putt, bocce, lawn games)
Robust activities and enrichment program
Supportive caregiving and enrichment teams
Strong location close to family
Positive admissions and customer-service experience
Cons
Inconsistent continuity of clinical care across levels
Opaque admission and placement decision processes
Staffing shortages and scheduling instability
Variable responsiveness to incidents and family communication
Inconsistent fulfillment of promised services
Payroll and HR policy concerns affecting staff relations
Inconsistent vaccine/booster administration or documentation
Perceived high cost relative to some residents' budgets
Variable sales and marketing transparency
Summary of reviews
Overall impression: The Springs at Lake Oswego presents as a well-appointed, high-end senior living community with a broad array of lifestyle amenities and an active resident population. Commonly noted strengths include multiple on-site dining venues with rotating menus and restaurant-style settings, flexible meal options (including the ability to self-prepare), and consistently positive comments about food quality and a popular on-site pub. The property offers extensive recreational and wellness facilities—indoor pool, fitness rooms, theater, on-site physical therapy—and several attractive outdoor and social spaces such as a rooftop terrace, barbecue area, putt-putt, bocce, and large outdoor games. Apartments and public spaces are frequently described as nicely finished and contemporary.
Care and staff: Many families and residents describe staff as friendly, courteous, and caring; reviewers singled out nurses, dining staff, and enrichment teams for being supportive and attentive. Admissions and customer-service interactions are often characterized as welcoming and not overly sales-focused. At the same time, reviewers raised operational concerns about continuity of clinical care, particularly during transitions between independent/assisted or memory-care levels. There are instances suggesting that promised care or placements were not delivered as expected, and that communication about placement decisions or denials can be unclear.
Dining, activities, and quality of life: Dining is a clear strength—multiple restaurants, varied menus, and communal dining were cited positively. The community offers a wide range of enrichment activities and an active resident culture, which contributes to reported enhancements in quality of life. On-site therapy and wellness programming help support mobility and rehabilitation needs.
Facilities and amenities: The physical plant and amenity set are among the community’s selling points. Reviewers describe modern, well-maintained apartments and abundant recreational options. Outdoor social spaces and specialty amenities (rooftop terrace, games, barbecue areas) support social engagement and family visits.
Management and operational patterns: While leadership received credit for early vaccine coordination during the pandemic, reviewers noted inconsistencies in vaccine/booster handling and in follow-through on service promises. Concerns about staffing levels and scheduling instability were raised, with related reports of slower-than-expected responses to incidents and gaps in family communication. Several comments indicate payroll and HR policy issues that affected staff morale and retention. Pricing was described as high by some prospective residents, raising questions about perceived value for certain households. Sales and marketing experiences varied—many found admissions respectful and helpful, while others described less transparency around placement decisions or costs.
Who this may suit and cautions: The Springs at Lake Oswego may be a good fit for prospective residents seeking a high-end environment with strong dining, robust amenities, and active social programming. Families prioritizing a broad lifestyle offering and on-site therapy services are likely to appreciate the property. Prospective residents and their families should, however, confirm clinical continuity policies, ask for clear explanations of admission and escalation criteria (particularly for assisted or memory care), review staffing levels and shift coverage, and clarify pricing, payroll/HR policies that could affect staff continuity, and vaccine/booster procedures before committing.
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Location
The Springs at Lake Oswego is located at 3900 Kruse Way Pl, Lake Oswego, OR, 97035.
About The Springs at Lake Oswego
The Springs at Lake Oswego sits in Oregon and blends Pacific Northwest hospitality with flexible living for older adults who want to stay active while having support close by when needed, and what's noticeable is how smoothly people can move from independent living, where chore-free days and apartment homes with kitchens or kitchenettes let residents focus on the things they enjoy, to assisted living or even the Footsteps® Memory Care program, so there's really no need to leave the campus if care needs change. The community offers studio, one, two, or three bedroom apartments, each coming with washer and dryer access, maintenance, safety features like sprinkler systems, and some homes even have their own full kitchens.
For anyone who needs a little extra help, assisted living staff provide customized support for daily needs, and for those living with dementia or Alzheimer's, trained staff work within secure areas, making use of personalized care plans that keep the resident's dignity at the front of everything, which this place takes seriously because the founders built it keeping their own parents in mind, wanting to avoid the feel of an old folks' home. There's a total of 87 beds. The staff helps with personal care, manages medication, and coordinates with board-certified physician assistants, and families can use long-term care insurance or other coverage for payment.
You'll see a great effort put into making life interesting and meaningful, with things like the nine-hole rooftop putting green, rooftop gardens, a bocce ball court, a life-size chess board, plus a heated indoor pool and spa, which is rare for these places, and community spaces such as Fancho's Public House-a rooftop wine bar where neighbors gather, and bright indoor rooms for arts, crafts, and games. Residents can join specialty fitness classes, personal training, and social activities like off-site trips to stores, museums, and theaters, or sit in on talks and live entertainment events. Food is served on-site using fresh, seasonal ingredients in dining rooms that are social and easy to access.
For day-to-day ease, housekeeping, laundry, transportation, WiFi, parking, a salon/barbershop, and guest spaces are available, so needs are met easily, and chores stay off the resident's mind. Memory care follows the Footsteps® program, where routines and activities are designed for people with dementia. Off the apartments, you'll find welcoming tables and friendly staff, creating a place that feels warm and safe, and the idea is to let people age in place, staying comfortable and independent, while care adapts to whatever changes come. Facilities and programs support both individuals who want to live more freely, and those who need complex or evolving support, and staff work hard to help residents fill their days with family, friends, hobbies, and wellness, all in one connected community.
People often ask...
The Springs at Lake Oswego offers competitive pricing, with rates starting at a cost of $4,215 per month.
The Springs at Lake Oswego offers independent living, assisted living, and memory care.
There are 5 photos of The Springs at Lake Oswego on Mirador.
Yes, The Springs at Lake Oswego allows residents to age in place and adjust their level of care as needed.
The full address for this community is 3900 Kruse Way Pl, Lake Oswego, OR 97035.
No, The Springs at Lake Oswego 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.
Identified deficiencies in kitchen sanitation and administration, including dusty hood vents, debris in dishwashing and walk-in areas, unsecured foods, worn equipment, and lack of facial hair restraints.
Investigated found that ABST evaluations were not updated for all residents, with 27 evaluations overdue in the last quarter.
Deficiency—Licensing Complaint Investigation
Deficiency—Acuity Based Staffing Tool - Updates & Plan
21 Apr 2025Inspection
21 Apr 2025Inspection
Investigated the allegation of an unsafe environment and found a deficiency in the acuity-based staffing tool implementation and updates in line with the rule.
Licensing—Failed to provide safe environment
21 Apr 2025Complaint
21 Apr 2025Complaint
Identified deficiencies in acuity-based staffing, including mismatched staffing plans and outdated resident ABST profiles due to failure to implement ABST and update profiles.
Deficiency—Staffing Requirements and Training: Staffing
Deficiency—Acuity Based Staffing Tool - Updates & Plan
13 Apr 2025Inspection
13 Apr 2025Inspection
Investigated and found an outdated ABST that did not accurately reflect residents' needs, with inconsistencies between the roster, care plans, and ABST.
Licensing—Failed to use an ABST
13 Apr 2025Inspection
13 Apr 2025Inspection
Investigated an allegation of failing to provide a safe environment and found a deficiency for not developing, maintaining, and implementing an acuity-based staffing tool.
Licensing—Failed to provide safe environment
11 Apr 2025Inspection
11 Apr 2025Inspection
Found a deficiency in developing, maintaining, and implementing an acuity-based staffing tool. This related to ensuring a safe environment.
Licensing—Failed to provide safe environment
11 Apr 2025Inspection
11 Apr 2025Inspection
Identified deficiencies in staffing aligned with the acuity-based tool and resident needs, with inconsistencies between roster, care plans, and ABST data.
Licensing—Failed to staff as indicated by ABST
16 Mar 2025Inspection
16 Mar 2025Inspection
Investigated the allegation of not providing a safe environment and found ABST not fully implemented or updated as required by the rule.
Licensing—Failed to provide safe environment
14 Mar 2025Inspection
14 Mar 2025Inspection
Investigated and found failure to develop, maintain, and implement an Acuity Based Staffing Tool, leading to a violation of safe environment requirements.
Licensing—Failed to provide safe environment
06 Mar 2025Inspection
06 Mar 2025Inspection
Identified a deficiency in implementing and updating an acuity-based staffing tool per regulatory requirements.
Licensing—Failed to provide safe environment
04 Mar 2025Inspection
04 Mar 2025Inspection
Investigated an allegation and found that the Acuity-Based Staffing Tool was not updated to reflect resident needs, with inconsistencies between the roster, care plans, and ABST data.
Licensing—Failed to use an ABST
04 Mar 2025Inspection
04 Mar 2025Inspection
Investigated a complaint and found a deficiency in medication administration safety that placed a resident at risk of serious harm.
Licensing—Failed to provide a safe medication administration system
04 Mar 2025Inspection
04 Mar 2025Inspection
Determined that the allegation of failing to provide a safe environment was proven. Found that an Acuity-Based Staffing Tool was not developed, maintained, or implemented as required by the rule.
Licensing—Failed to provide safe environment
26 Feb 2025Inspection
26 Feb 2025Inspection
Investigated a complaint and found failure to monitor and evaluate interventions, resulting in a resident becoming dehydrated and developing a UTI.
Licensing—Failed to provide safe environment
04 Feb 2025Inspection
04 Feb 2025Inspection
Found failure to develop and maintain acuity-based staffing as required by rule.
Licensing—Failed to provide safe environment
04 Feb 2025Abuse: Neglect
04 Feb 2025Abuse: Neglect
Found that a safe medication system was not provided, causing missed Parkinson's doses and related discomfort.
Abuse—Failed to provide a safe medication administration system
28 Jan 2025Kitchen
28 Jan 2025Kitchen
Observed kitchen sanitation deficiencies, including dust/grease buildup on hood vents and significant black matter on walls and caulking behind dishwashing areas.
Identified deficiencies in kitchen sanitation and administration compliance, including dusty hood vents and caulking issues needing cleaning and replacement.
Investigated a failure to follow a resident’s service plan that resulted in a fall and injury. Violations of care planning and resident safety were identified.
Licensing—Failed to follow care plan
02 Oct 2024Abuse: Neglect
02 Oct 2024Abuse: Neglect
Investigated and found that new orders to hold blood thinning medications were not implemented after hospital discharge, resulting in harm to a resident and a fine was assessed.
Abuse—Failed to provide a safe medication administration system
30 Sept 2024Abuse: Neglect
30 Sept 2024Abuse: Neglect
Determined that care planning failures after a change in condition led to multiple pressure wounds and abuse; a fine was assessed.
Abuse—Failed to properly plan care
02 Sept 2024Abuse: Neglect
02 Sept 2024Abuse: Neglect
Found care plan interventions were not implemented to prevent resident-to-resident altercations, resulting in neglect and abuse.
Abuse—Failed to provide safe environment
13 Aug 2024Abuse: Neglect
13 Aug 2024Abuse: Neglect
Investigated neglect due to failure to follow safety care plan for a known fall risk, resulting in an unwitnessed fall with injuries; a $1125 fine was assessed.
Abuse—Failed to follow care plan
13 Aug 2024Inspection
13 Aug 2024Inspection
Found violations of resident rights for failing to protect a resident from financial exploitation. Money was missing from the resident's wallet and an individual admitted to stealing about $120.
Licensing—Failed to protect resident from financial exploitation
06 Aug 2024Abuse: Neglect
06 Aug 2024Abuse: Neglect
Found care planning failed to address known aggressive behavior and there were no preventive measures, resulting in a resident-to-resident altercation.
Abuse—Failed to properly plan care
03 Aug 2024Abuse: Neglect
03 Aug 2024Abuse: Neglect
Found that a resident exited the secured area unsupervised after a door was opened, placing them at risk of harm.
Abuse—Failed to provide safe environment
06 Jun 2024Inspection
06 Jun 2024Inspection
Identified a deficiency in updating and fully implementing an acuity-based staffing tool.
Licensing—Failed to provide safe environment
03 Jun 2024Inspection
03 Jun 2024Inspection
Found that an acuity-based staffing tool was not fully implemented or updated, potentially affecting resident safety.
Licensing—Failed to provide safe environment
29 May 2024Complaint
29 May 2024Complaint
Identified deficiencies in resident records retention, adherence to medication and treatment orders, and ABST implementation.
Deficiency—Facility Administration: Records
Deficiency—Systems: Treatment Orders
Deficiency—Acuity-Based Staffing Tool
21 May 2024Abuse: Neglect
21 May 2024Abuse: Neglect
Found failure to properly care plan for a resident's wandering history, leading to a resident-to-resident altercation and injury; a fine was assessed.
Abuse—Failed to properly plan care
08 May 2024Abuse: Neglect
08 May 2024Abuse: Neglect
Investigated an allegation of neglect and found that interventions for the AV’s falls were not properly implemented, resulting in fractures from a fall.
Abuse—Failed to properly plan care
15 Apr 2024Complaint
15 Apr 2024Complaint
Identified deficiencies in resident service plans, change-of-condition monitoring, and acuity-based staffing; plans were not updated or accessible to staff and monitoring was incomplete.
Deficiency—Service Plan: General
Deficiency—Change of Condition and Monitoring
Deficiency—Acuity-Based Staffing Tool
12 Apr 2024Inspection
12 Apr 2024Inspection
Investigated a licensing allegation and found a failure to fully implement and update an acuity-based staffing tool.
Licensing—Failed to provide safe environment
09 Apr 2024Abuse: Neglect
09 Apr 2024Abuse: Neglect
Found neglect and abuse due to failing to return a resident's call pendant after battery replacement, resulting in the resident's death; a $1500 fine was assessed.
Abuse—Failed to follow care plan
09 Apr 2024Inspection
09 Apr 2024Inspection
Found a licensing violation for failure to ensure service plans were available to staff and reflective of residents' needs.
Licensing—Failed to follow care plan
19 Mar 2024Inspection
19 Mar 2024Inspection
Found that a staff member did not lower the bed as required before a transfer, resulting in a resident’s fall with injuries.
Licensing—Failed to follow care plan
16 Mar 2024Abuse: Neglect
16 Mar 2024Abuse: Neglect
Determined that care planning for a resident with a known fall risk was inadequate, resulting in a fall and neck fracture. A $338 fine was assessed.
Abuse—Failed to properly plan care
12 Feb 2024Abuse: Neglect
12 Feb 2024Abuse: Neglect
Found neglect due to improper care planning for toileting, resulting in urine-soaked clothes; a $500 fine assessed.
Abuse—Failed to properly plan care
06 Feb 2024Validation
06 Feb 2024Validation
Found deficiencies in abuse reporting, medication management, acuity staffing, and activity planning during relicensure; a follow-up assessment concluded substantial compliance.
Determined substantial compliance with meal-service and food sanitation requirements following a kitchen review. No deficiencies were cited.
Deficiency—Comment
29 Jan 2024Validation
29 Jan 2024Validation
Determined that several deficiencies occurred in abuse reporting, service planning, medication management, and staff training. Final findings showed substantial compliance.
Deficiency—Training Within 30 Days: Direct Care Staff
Deficiency—Annual and Biennial Inservice For All Staff
Deficiency—Inspections and Investigation: Insp Interval
27 Jan 2024Abuse: Neglect
27 Jan 2024Abuse: Neglect
Identified neglect due to inadequate supervision that allowed a resident to elope, placing them at risk; a fine was assessed.
Abuse—Failed to provide safe environment
17 Dec 2023Abuse: Neglect
17 Dec 2023Abuse: Neglect
Found an unsafe medication administration system resulting in neglect and abuse findings, and a $563 fine was assessed.
Abuse—Failed to provide a safe medication administration system
17 Dec 2023Abuse: Neglect
17 Dec 2023Abuse: Neglect
Investigated a complaint alleging failure to follow the care plan during aggressive behavior; found neglect and abuse, with a $563 fine assessed.
Abuse—Failed to follow care plan
26 Nov 2023Abuse: Neglect
26 Nov 2023Abuse: Neglect
Investigated and found a failure to plan care for a resident with a known history of depression and suicidal comments, contributing to the death; a fine was assessed.
Abuse—Failed to properly plan care
24 Nov 2023Abuse: Neglect
24 Nov 2023Abuse: Neglect
Concluded that a licensing violation occurred due to failure to provide a safe environment.
Abuse—Failed to provide safe environment
08 Mar 2023Licensure
08 Mar 2023Licensure
Determined substantial compliance with meal service and food sanitation requirements.
Deficiency—Comment
08 Mar 2023Licensure
08 Mar 2023Licensure
Found no deficiencies. Substantial compliance with meal service and sanitation requirements was confirmed.
Deficiency—Comment
24 Feb 2023Inspection
24 Feb 2023Inspection
Investigated the allegation and determined a deficiency related to the Acuity-Based Staffing Tool not reflecting resident needs. Found inconsistencies between the roster, care plans, and ABST data.
Licensing—Failed to use an ABST
14 Feb 2023Abuse: Neglect
14 Feb 2023Abuse: Neglect
Investigated found the bed cane was not placed as required by the care plan, causing a resident to fall and be injured; a fine was assessed.
Abuse—Failed to follow care plan
27 Jan 2023Inspection
27 Jan 2023Inspection
Investigated an allegation of failing to provide a safe environment and found the acuity-based staffing tool was not fully implemented.
Licensing—Failed to provide safe environment
16 Dec 2022Inspection
16 Dec 2022Inspection
Determined that a licensing violation occurred related to unsafe medication administration practices and changes to medication orders.
Licensing—Failed to provide a safe medication administration system
03 Dec 2022Abuse: Neglect
03 Dec 2022Abuse: Neglect
Found a failure to provide a safe medication administration system that placed a resident at risk by having two pain patches applied at once; a $500 fine was assessed.
Abuse—Failed to provide a safe medication administration system
09 Nov 2022Abuse: Neglect
09 Nov 2022Abuse: Neglect
Concluded that there was a failure to provide a safe medication administration system resulting in neglect and abuse, with a $500 fine assessed.
Abuse—Failed to provide a safe medication administration system
01 Nov 2022Abuse: Neglect
01 Nov 2022Abuse: Neglect
Identified a failure to properly care plan for falls risk, resulting in a fall and neck fracture, tied to an allegation of abuse and neglect.
Abuse—Failed to properly plan care
01 Nov 2022Inspection
01 Nov 2022Inspection
Determined that weekly vaccination reporting for vaccinated individuals, residents, and staff to the proper authority was not met, continuing for 30 days.
Licensing—Failed to submit timely or adequate staffing documentation
01 Oct 2022Abuse: Neglect
01 Oct 2022Abuse: Neglect
Determined that there was neglect and abuse due to failure to provide a safe medication administration system, resulting in a resident not receiving prescribed blood pressure medication from August 7, 2022 to October 1, 2022.
Abuse—Failed to provide a safe medication administration system
05 Jul 2022Inspection
05 Jul 2022Inspection
Investigated and determined that resident records were not kept for at least three years, constituting a licensing violation.
Licensing—Failed to make facility or resident records accessible
02 Jul 2022Inspection
02 Jul 2022Inspection
Investigated a medication administration incident and found that medications were dispensed to the wrong resident, risking harm and violating safety rules.
Licensing—Failed to provide a safe medication administration system
16 Jun 2022Abuse: Neglect
16 Jun 2022Abuse: Neglect
Found inadequate supervision that allowed a resident to elope from the secured building, placing them at risk of harm.
Abuse—Failed to provide safe environment
12 Apr 2022Inspection
12 Apr 2022Inspection
Investigated and found deficiencies in responding to and resolving resident complaints.
Licensing—Failed to assure resident rights
05 Apr 2022Inspection
05 Apr 2022Inspection
Found that a caregiver hit a resident during care and failed to protect them from physical abuse, causing discomfort and loss of dignity.
Licensing—Failed to protect resident from physical abuse
26 Mar 2022Inspection
26 Mar 2022Inspection
Found that a staff member failed to send the resident to the hospital after a fall and head injury, delaying medical treatment and risking serious harm. The provider also failed to ensure the resident received appropriate services.
Licensing—Failed to provide service
03 Dec 2021Abuse: Neglect
03 Dec 2021Abuse: Neglect
Determined that a resident did not receive necessary care, causing ongoing discomfort and constituting neglect and abuse.
Abuse—Failed to provide service
26 Aug 2021Abuse: Neglect
26 Aug 2021Abuse: Neglect
Found violations for failing to provide a safe medication administration system, resulting in missed pain medication doses and hospital transport, with a fine assessed.
Abuse—Failed to provide a safe medication administration system
31 Dec 2019Inspection
31 Dec 2019Inspection
Identified a deficiency in safe medication administration that led to significant pain. Also found the medication was not ensured to be given as ordered.
Licensing—Failed to provide a safe medication administration system
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Mirador Living is not affiliated with the owner or operator(s) of The Springs at Lake Oswego. The information above has not been verified or approved by the owner or operator. For exact information, please contact The Springs at Lake Oswego directly. There is no cost for this service. We are compensated by the community you select.
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