Highlands Lodge

Highlands Lodge offers a well-maintained property in a desirable Overland Park location with responsive maintenance service and friendly staff, though residents report inconsistent office communication, recurring issues with third-party services like Fetch package delivery, and concerns about rising rental costs. The community features attractive amenities including walking trails, a pool, and fitness center, with a mixed resident experience ranging from strong satisfaction with property condition and maintenance responsiveness to frustration with management accessibility and service reliability.

Management responsiveness is inconsistent, with many residents reporting difficulty reaching staff by phone or email and needing to visit the office in person to resolve issues. Maintenance staff consistently receive praise for quick response times and professional service. Office staff turnover is frequent, creating continuity challenges. Third-party services like package delivery and trash collection have generated recurring complaints about reliability and communication.

Maintenance response times are generally quick, with staff frequently praised for professionalism and efficiency in addressing repair requests. However, some residents report extended delays on specific issues like HVAC repairs, citing approval processes and communication gaps as contributing factors. Communication from the office regarding maintenance status and timelines is inconsistent, and some residents experience difficulty reaching management to follow up on work orders.

Amenities at this property include a saltwater pool, fitness center, walking trails, and smart home technology (Dwelo app), which residents consistently praise. Package delivery via Fetch service and valet trash collection are recurring pain points, with residents reporting delivery errors, inconsistent service, and communication gaps. Maintenance staff receive strong praise for responsiveness, while management responsiveness and staff turnover are cited as ongoing concerns. Parking availability and premium parking fees are also frequently mentioned issues.

Building quality experiences vary significantly across the property. Positive reviews highlight well-maintained grounds, solid construction, and responsive maintenance staff. However, negative reviews frequently cite elevator outages lasting months, inadequate cleaning of common areas (hallways, carpets, elevators), thin walls with noise transmission issues, and deteriorating finishes including stained ceiling tiles and drafty windows. Management responsiveness to maintenance and cleanliness concerns has been inconsistent.

The property offers a strong location in Overland Park with convenient access to Highway 435, shopping, dining, and recreational trails, which residents consistently praise. Parking presents a mixed experience—some appreciate multiple options including garages, while others report difficulty finding spots and note that premium parking incurs additional fees. Trash collection and security services have been inconsistent concerns, though maintenance staff responsiveness is frequently highlighted as a strength.