Wells Branch

I just moved out and the move out process was relatively painless. I left the apartment much cleaner than I found it. Things that were not clean when I moved in that I cleaned were the tops of the cabinets, the interiors of the cabinets, the ceiling fans and the tops of the door frames. I replaced/​repaired all damages incurred by me and I left the place clean and fresh. I did not get the refundable portion of my pet deposit back and I was billed about $ 50.00 for unpaid utilities, which I swear were paid; but compared to other reviews, I feel I got out of there easily enough.
I lived there about 14 months, during which time the complex changed management companies.
Likes:
* The location is convenient to the freeways and the commute to Austin isn’t too bad.
* The rent seems reasonable for the size of my apartment.
* The storage closet off the porch is nice.
* The layout of my apartment is great.
* The noise isn’t too bad. I can hear neighbors above me and people on the stairs, but it’s tolerable.
* My hot water heater rocks. It is really hot and lasts a long time. I love it.
* Belinda in the office is very nice and efficient. She’s a gem!
Dislikes:
* Maintenance is very slow. What used to take hours under old management now takes upwards of a week to get someone to come out. One call or request isn’t sufficient. It takes multiple requests to get a response.
* Maintenance usually doesn’t fix things correctly on the first attempt. I had to call multiple times to get my disposal fixed; they finally replaced it and told me not to use the new one as they (disposals) are only for show. Huh? My bedroom window leaked every time it rained. I requested that they fix it after every rain. 14 months later, I moved and the window still leaks. The bedroom carpet is now moldy, smelly and stained due to said window. The drywall is all crumbly and the paint is stained all as a result. After 5 – 6 separate calls about my stove top, it was never fixed. I gave up on this one and resigned myself to using three burners.
* Rules aren’t enforced. They are more suggestions than rules.
* People park their commercial vehicles, RV’s, trailers, limousines, etc in the lots that are supposedly for resident’s primary vehicles and guest vehicles only. SUUUURRREEE.
* Gates are often broken.
* Trash is all over the complex. People dump their personal trash in and around the construction dumpsters and it smells/​looks horrible. They do the same to the trash compactors – they just dump the trash alongside the compactor and leave. I recently witness a neighbor dumping all of his fast food trash on the ground in the parking lot. No shame.
* The mailboxes were «broken» for about a month and we had to pick up our mail miles away. I don’t know how they were broken, but it was very inconvenient to go to the Post Office on Braker Lane to get my mail.
* Pool hours aren’t enforced. People use them ²⁴⁄₇.
* Pool rules aren’t enforced. I’ve seen a few dogs swimming in the pools and in the pool area on a daily basis.
* The pool is available to non-​residents. I’ve seen people from neighboring complexes walking from their complex to ours to use the pool – they are in swimsuits and carrying towels and pool «floaties.» They are not the guests of our residents. They come over on their own so they are guests of Hyde Park.
* Dogs are off leash all the time – sometimes without an owner present. I saw off leash dogs daily. One off-​leash dog attacked mine and nothing was done about it. My dog was seriously hurt and the complex said it was «no one’s fault» that the woman couldn’t hold onto her dog. I called animal control and filed a formal complaint.
* NO ONE PICKS UP AFTER THEIR DOGS. THE PLACE IS COVERED IN DOG EXCREMENT. It’s disgusting and unsanitary. Again, no consequences for breaking the rules.
* Near the end of my tenancy, a neighbor was moving in or out (I couldn’t tell) and they left a sectional sofa in the breezeway – for days.
* Car break– ins and vandalism are fairly common. I’ve received several notices about damage to residents’ cars.
* A person upstairs in my building uses his/​her charcoal grill on their patio on a weekly basis.
* Again, rules aren’t really rules, just suggestions. I highly recommend that you move here if you don’t want to obey the rules.
* When I bought a washer and dryer, I had to have maintenance install them (their rules). When they did, they climbed all over my brand new set and permanently dented the tops of both. They also couldn’t get the dryer vent hooked up and tore the wall up quite a bit in the process.
The «minuses» outweigh the «pluses» but it wasn’t a horrible place to live. I loved my little apartment. I wish the rules were enforced and that Hyde Park was more choosey about its residents. It definitely took on more of a «Hood» environment the longer I stayed.

Updated ⁰¹⁄₂₀₁₆:
It’s been a year since living with Lincoln Properties as the owner. I’ll just go with good/​bad list:
Good:
— Lots of property improvements. They have redone the roads with new cement, which is not cheap; repainted all of the buildings; are in the middle of renovating the leasing office and gym; renovating the back pool with indoor lounge, new BBQ pits, and outside counter tops for grilling; and I see many apartments getting interior upgrades after tenants move out, such as granite counter tops, etc.
— Online rent portal makes paying rent and utilities easier.
— More communication from management on planned outages, overdue utilities/​rent.
— More community events such as a free gift wrapping event during December.
Bad:
— 90% of all the maintenance and front office staff from IMT are gone, replaced by people who I have not grown to like as much. Front office people have gone from exceptional to standard smile-​but-​not-​really-​caring folks.
— As mentioned in other reviews, maintenance now takes a very long time to get to requests, if they ever get to it. I’ve filed 2 requests for the same item and still haven’t had it serviced.
— Don’t feel as safe in the community anymore. New tenants seem like they came from Chardonnay apartments or something — lots of hood folks hanging out that litter, smoke weed, and have cussed at me just for walking my dog. Was probably an outlier, but one week we had 3 car break-​ins. Can’t really blame it on Hyde Park, but still a negative point.

When rhe property was ran by IMT it was great. When hyde took over within 4 months I left. I put in a maintenance request (was living on the second floor) had visible water damage on my kitchen ceiling. I put in a request, on a Tuesday. Water damage continued to spread over my recording studio, I called again with an emergency request. After the 4^th call, no one showing up, and damage continued to spread I had to go. Online rent portal was down for months rent checks lost. If IMT was in charge still I would 5 star it. Now I wouldn’t recommend it to an enemy.

Hyde park at wells branch maintance are horrible and very slow fixing things, they have a maintance emergency phone # to called it but I called it someone called me tell me that someone will come in get it but they never did the light cover .
My other next door neighborhoods say that it take 3 weeks before change stuff ‚
The IMT wells branch maintance did a wonderful job with theirs skills but these maintance at Hyde park are not doing very good job with stuff.
People’s are still not followings direction there is dog poop and they are still litting trash on the ground .
My upstairs neighbors has a little kid she is making allots of noise why I am watching my show on TV and iPad she is run, jump and other stuff too which her parents will not do anything about it.

Horrible neighbors and notes on door for infractions that are not made by me. And don’t talk too loud on your balcony or your apartment for fear of getting reported to office. And make sure you pick up any packages from the office right away! Frustration!

I lived on the third floor on a corner. Other than for a few months we had no neighbors to our side or below us. At the time I was there, for a year in 2009 – 2010, the apartment was great. The walls were thick and I couldn’t hear neighbors much at all though the large windows facing the pool area were far from sound proof.
I loved my apartment because it was already very occupied. I know, if you haven’t experienced it you won’t believe me or you do believe in the paranormal and you think I’m crazy for it. For a year my fiancé and I lived with several (never knew how many total) different spirits. It was scary, amazing, intense, comforting and mind blowing at times. I could write a book about it all. I would still move back to that exact apartment to this day. The energy in that specific apartment was so strong. A co worker later lived directly across from my old apartment and she said she never saw anything at her place so it must have been specific to that one. I’ve experienced paranormal things elsewhere in my life but nothing compared to this apartment and I will always think of it fondly.

I used to love this place when it was IMT but since it became Hyde Park there has been one issue after the other. Water issues, parking lot issues, pest control issues, unable to find my packages without assistance, lighting issues and requests for maintenance go unanswered for weeks. If I could get out of my lease early, I would as this place as turned into a dump with poor service. I do not recommend anyone moving into here.

I lived here for 3 years. It was more or less ok without any major problems. I was shocked after I moved out and recieved a bill for $ 800. There was no damage and the apartment was left clean. They charged me for things like carpet cleaning — after three years the carpets should be cleaned before bringing in a new tenant! Duct cleaning — I have never heard of a tenant being charged to clean the ducts. Painting — of course the paint will fade over time! I tried to have a conversation about the meaning of «normal wear and tear» but they insisted that I pay and threatened to ruin my credit. I feel like I was robbed. I actually wrote in the memo of the check — Money that you are not owed– This is robbery — I thought about bringing them to court but with our court system — winning the judgement and actually getting back the money are two very different things. I wonder if they run this scam on everyone?

I have lived here for over a year and it is a great place to live. I feel safe here and the leasing staff is pleasant. The apartments are beautiful and most of the neighbors are nice. The grounds are clean and the so are the pools. A downstairs neighbor complained that I was too loud and I called leasing office and they were very understanding. They explained that some noise is to expected and I cannot live on eggshells. I thought it was nice that they took that route, because I am not loud at all. Some people just like to complain. So, all in all, I like this place. You can hear noise, but normally after 10 PM, it is very quiet.

I’ve been here since May 2013 and love it. The staff is always a pleasure to deal with, which itself is more than I can say about any previous complex I’ve lived in. I am upgrading and signing a new lease half way through this one and the office has made the transition extremely easy.

I’ve lived here 3 years and moved to a bigger apartment in the complex. I really enjoyed my time here. The office staff is very responsive, the grounds are well maintained and the crew is very friendly. They are pet friendly and are constantly trying to improve the place. I have great things to say about the residents as well. Very friendly community. The proximity to the Howard train station, and the disc golf, hike and bike trail just up the street is fantastic. The apartments themselves are good, my last one was very large and though not brand new, they are well maintained. I strongly recommend it.

It is very loud here. There is little to no insulation. You can hear your nextdoor neighbors and people above you. Also, I do not have a pool view unit but boy can I hear those kids screaming at the top of their lungs for hours nearly every evening after work and during weekends. It gets difficult to keep the apartment cool during summer again due to poor insulation so you will spend more on your energy bill. They rave about the crown molding ceilings but I believe this only served to increase the loudness from people up above. I’ll be moving out when they jack up my rate upon lease renewal.

After more than 20 years of apartment living, this is by far the worst property I have ever seen.
First, the noise. It’s outrageous and it’s not the people. I could go on about this so you would understand, but nothing really hits home like this… upstairs neighbors call in noise complaints from their downstairs neighbor here. Yep, it is that bad. The construction is so poor that normal living sounds travel upstairs.
The maintenance staff here is the worst. Every time you put in a work order, be sure to put in 5 additional ones right away. You’ll need them, as they will create more problems each time they enter your apartment. That’s even if they choose to. Water leaks from the outside of the building in. Causing drenched walls, carpet, and electrical outlets. We reported it on May 13^th and on June 6^th I was still dealing with it. The stench of mildew was so bad in the apartment. This is what happens when your apartment complex fails to address the standing water inside. It was almost 2 weeks and multiple reports later before they even entered the apartment. They had closed the ticket two days after it was initially reported in May, saying contractors had to come repair the wall. Contractors are not obligated to prevent mold and mildew… that responsibility falls on the owner.
Now, you think to yourself, «just call corporate». Haha. Wait until you do. You will leave a message and it gets routed directly to the apartment manager. Then she’ll contact you via email and let you know that there is indeed no way to get a hold of corporate and you should just stop trying. Calling corporate is a phone loop back to the property manager. They only allow messages and will route them to the manager.
You might be reading this thinking… «I wonder how much of this is true?» I can assure you that none of this is exaggerated. This is truly the worst place you could ever waste your money. There are finer apartments all over Austin. Don’t say you were not warned.

I have been living here the past 9 ½ months and have been very happy here. Beautiful apartments and grounds — I walk my dog several times a day and there are great areas to walk your dog and it’s a very pet friendly place. I live near the pool and it’s beautiful. Maintenance is very timely and the office staff is great. Great location in North Austin. I highly recommend it!

Their pet policy was not updated on the website, then they stated that it they didn’t accept huskies.
I had a non refundable deposit on a 4 week old puppy Siberian husky but I didn’t have him yet. The breeder was going to let me pick a Klee Kai instead.
I emailed the leasing agent Stephanie to ask if this breed was ok, after 2 business days I didn’t get a reply so I decided to call. She didn’t apologize and said she had been really busy (clearly she only cared about getting her commission on our application) and said that a Klee would be ok. I had a funny feeling that these people just change their mind as they go so I asked my boyfriend/​roommate to go get a written statement from them with a list of dogs allowed.
The manager said they didn’t have such a list but my boyfriend asked her to type it up and sign it to avoid future problems with IMT. The manager, just to avoid doing her job and making this list, simply stated that that Klee Kai breed wouldn’t be accepted either. How unprofessional and bad reputation this person is! We had gotten approved to move in with $ 0 deposit and were going to sign a 12 month lease. Luckily for us, I made sure to not sign that lease until all my concerns were addressed (or in this case– not resolved)
They lost $ 10,350 with us, and honestly, it’s not even about the pet, but about the way they didn’t help or acknowledge my email.
Yeah, they’ll have a big ol’ smile on their face when you shop around or drop off rent but that’s pretty much it.

My fiancé and I moved out of IMT a month ago. We expected to be charged for things that would likely need replaced (drip pans, oven cleaning, etc.). Suddenly I get a notice from a collection agency today, stating that we owe money to IMT. We never received any sort of contact about the money we owed… THEY HAVE ALL OF MY INFORMATION! There’s no excuse for sending a bill directly to collections. We paid our rent on time every month. I am so disgusted that this could affect my credit because their staff was too lazy to make a phone call and tell us what we owed. I could spit.

As a current resident, I can definitely appreciate the courteous staff here. They are very polite and kind and helpful. I’ve never had to wait more than 2 business days for any maintenance issues to be resolved. I live in a 1br/​1ba apartment and unfortunately the parking on that side of the complex is not ideal. However, if you’re looking for a 2+ br apt, there’s plenty of parking by building 11, 13, and really any building towards the back. I have had no major issues here at imt. I’ve lived here since 2009 and would highly recommend this apartment to anyone. If noisy neighbors are an issue for you talk to the leasing office. But let’s be reasonable, some people have children or dogs, and they run around so yes there will be some noise. If you had a two floor house, then you’d hear the same thing. Yes, I can sometimes hear my neighbors, but it’s muffled. These are apartments, not sound proof boxes. I will agree with the statement by another reviewer that the office’s record keeping system is not great and should definitely be addressed, I have had my own issues with them about that but they don’t ignore the problem, they will take care of it. But as the customer and mature adult, you also need to be responsible as well for your own record keeping; it is completely asinine not to do so.
If you’re not too familiar with the Wells Branch area and are looking to move here, then I would also recommend searching on
.
Take every review with a grain of salt because people who are truly happy with an apartment, restaurant, or venue very seldom write a review about it. Most comments I have read that are overly negative seem to have been written by unhappy and/​or disgruntled individuals.

The office staff varies quite a bit, so it depends on who it taking your questions/​issue on how and when it is dealt with. Moving in was a nightmare-​they screwed up almost everything possible, but after that everything has been pretty good. The work orders are fulfilled quickly and workers are friendly. My biggest complaint is that the noise complaints aren’t dealt with well. I complained that the apt above me was playing a video game at a ridiculously loud volume and was told, «Well, I’ll see what I can do, but that’s just part of apartment living.» So the noise can be handled better, but the rest is pretty good as apartments go. Rent also seems reasonable.
To address the parking concern of Michelle T., I have never (in 3 years) had an issue of there not being enough spots and expected to walk several blocks. Maybe it is different in another area of the complex, but parking is usually fine. The times I have to park farther away, it’s really not that far.

The office staff is friendly and helpful. The maintenance crew is fast and pretty courteous. While living there I purchased a new light kit for a fan. I forgot to buy the bulb and the gentleman went down and got me one out of the apt storage. Nice!
They installed my ceiling fans and washer/​dryer. No hassles.
The rates are good and great location. I’d recommend giving this place a shot.

Really, not a terrible apartment complex or area. 3 years ago we signed up for a 2B/​2BR apartment on the 3^rd floor for $ 900/​mo, and didn’t need a deposit. Wonderful!
We idiotically marveled at the spacious rooms and high cielings. Those same cielings were partly the reason for $ 400 electric bills in summer — that, and poor insulation, and the fact that everyone else’s heat just shot up to us. We bought 2 $ 100 fans and the staff installed them. They said to just let them know when we were leaving so they could uninstall and return them.
We never had any horrific experiences with the staff, and they were typically friendly. The kicker came when we moved. We thoroughly cleaned the apartment, *and* even picked up paint from their offices that matched their walls to ensure we had every hung-​painting hole addressed. We called a week before leaving to ask for our fans to be taken down so we could bring them with us, and no one ever called or showed up to do so. On the last day we had to leave, sans fans. We received a bill a few months later for $ 230 for all the mess we had left behind (we left NOTHING behind and had the rugs shampooed).
So… not a bad place, but make sure your bases are covered. They’re nice throughout, but they’ll try to get you in the end. And do not live on the 3^rd floor. It’s not worth it.