The Arbor at Halley Rise

Reviews

• GG

  G

  3 days ago
  5.0
  The slew of recent negative reviews motivated me to stop procrastinating and post this review. My son and I have been residents at The Arbor for 7 months now. From my first tour with ShuKeia, I felt at home. The building was clearly thoughtfully designed, feeling modern yet warm and inviting. Every interaction I’ve had with the leading/management team has been positive. It is clear they value their residents. Any maintenance requests have been addressed promptly and the amenities/common areas are beautifully done. I find the negative reviews regarding the parking situation to be unfair as it was clearly communicated from day 1 that the parking lot, parking garage, and street parking were not owned/managed by The Arbor. Even so, the building manager, Keenan, sent a thoughtful message to the community that they are working to explore guest/visitor parking options now that paid parking is in effect for all areas. This is a new development (both the building itself and surrounding retail) so growing pains are to be expected. I do not believe reviewing the building and its team negatively to be a fair considering it is out of their control. All in all, I have been more than pleased with my experience and love living here.
• TT

  TR

  Jan 4, 2026
  1.0
  Where do I even begin? Living at Arbor Halley Rise has been an absolute nightmare! I am a current resident who was genuinely excited to move into this new community. Unfortunately, once I moved in, the problems began immediately. For five months, I dealt with extreme noise from the tenant above me—constant stomping, furniture being dragged, and a child running nonstop throughout the day. This noise started as early as 5:30 a.m. and continued as late as 11:30 p.m., with loud banging and slamming directly over my head. I repeatedly complained for five months before I was finally offered the option to transfer units or move out altogether. I attempted to purchase a home, but when that deal fell through, I agreed to transfer to a top-floor unit, believing it would finally give me peace. I was completely wrong. Now I am dealing with a strong marijuana smell that travels through the hallways and into my apartment, making my living space uncomfortable. On top of that, there is a constant banging noise coming from the walls at night. Management has stated that the noise is caused by vent flaps, but regardless of the cause, the result is the same—I am unable to sleep. What makes this situation even more frustrating is the response from management. Each time I email the office to report these issues, my concerns are deflected, and it feels as though I am being treated as if I am attacking their work ethic. That is not the case at all. I am simply trying to communicate what I am experiencing and how uncomfortable living here has been. I initially held off on leaving this review because I am a current resident, and I was also trying to protect Keenan as a Black man leasing up this building, knowing the added challenges that can come with that role. However, I am now exhausted, and I can no longer stay silent. The final straw occurred when Shukeia responded to me in a passive-aggressive manner, telling me that I did not need to send any additional emails about the vent flaps because they were already aware of the issue. As a tenant, I have every right to send as many emails as necessary when I am experiencing ongoing inconvenience. I am losing sleep due to the vent flaps, on top of the marijuana odor entering my apartment. Keenan then chimed in and stated that they would not tolerate anyone “talking to them that way.” I was very polite and respectful in all of my communication. I was simply explaining what I was experiencing. Shukeia was the one who took a passive-aggressive tone by attempting to tell me what I can and cannot email about. As a tenant, I should never be told that I am not allowed to voice concerns when my living conditions are negatively impacting my quality of life. Between the constant noise causing me a lack of sleep, marijuana smell, and dismissive responses from management, living at Arbor Haley Rise has been incredibly distressing. Keenan, I want to clarify a few key points in your response, as it leaves out important context about what I am currently experiencing. Yes, a resolution was offered for my previous unit after five months of ongoing noise issues from the tenant above me. That resolution had nothing to do with my current apartment and did not address the issues I am now facing. Since transferring units, I have not been offered any resolution for the strong marijuana odor entering my apartment or the persistent vent flap banging that occurs throughout the night and into the early morning hours. While I understand that the vent issue has been identified as structural and escalated, the reality is that it continues to disrupt my sleep nightly, and no temporary or alternative solution has been provided in the meantime. My emails to the office have not been an attempt to be disrespectful or difficult. They have been sent because the issues are ongoing and directly impacting my quality of life. Being told not to send additional emails about a problem that is actively affecting my ability to sleep felt dismissive, regardless of intent.
• FP

  F P

  Jan 3, 2026
  1.0
  DO NOT MOVE TO THE ARBOR AT HALLEY RISE: REASON #1 EXCESSIVE CREAKING OF FLOORBOARDS ABOVE YOU. Unless you live on the top floor…7th in west tower and 8th in east tower…whenever anyone walks (stomps) in the apartment above you, you will hear the floorboards creaking…creaking…constantly creaking. There is no way that a wood-frame building built just a year ago should have floors creaking like this. Sad comment on the construction of this building. When the property manager finds this review, he will post some bs…believe his pathetic explanation if you want. I know better and you will too if you make the poor decision to move here. DO NOT MOVE TO THE ARBOR AT HALLEY RISE: REASON #2 INSUFFICIENT OR NON-EXISTENT SOUND INSULATION IN THE FLOOR/CEILING ASSEMBLIES BETWEEN FLOORS. It is only wood between floors above the 3rd in the west tower and above the 4th in the east tower. The concrete slab might lessen the noise from the unit above you if you’re on the 1st, 2nd, or 3rd floors in the east tower. (There are no apartments on the 1st and 2nd floors in the west tower.) For the floors that are not on concrete slab, the floor of the unit above you is laid in this order: Wood flooring on top of ½ inch gypcrete (this is only for fire suppression) on top of ¼ inch foam (this is supposed to be for sound insulation; I can attest that it does nothing) on top of ¾ inch plywood subfloor on top of Wooden floor joists Then the ceiling of the unit below is constructed by attaching something called hat channels to the floor joists. This is supposed to somewhat isolate the ceiling from the vibrations of the floor above…notice I said “supposed to”. Then the drywall is attached to the hat channels and that is the ceiling for the unit below. When the property manager finds this review, he will post some bs…believe his pathetic explanation if you want. I know better because I’ve done research, submitted a FOIA request to Fairfax County and spoken with the Fairfax County building inspector; he hasn’t. DO NOT MOVE TO THE ARBOR AT HALLEY RISE: REASON #3 FREQUENT SMELL OF POT THAT PERMEATES MULTIPLE FLOORS. The apartment is allegedly smoke free…ha, ha, ha. There have been multiple complaints about this problem. One of the responses from the management staff was that a resident had admitted to smoking pot but not in their apartment…there is no smoking in the garage and the courtyard…not just your apartment. And when this resident walked in the hall back to their apartment the smell from their clothes lingered in the hall. This in no way accounts for the strong overwhelming smell that frequently permeates multiple floors and the stairwell. Did the management staff really believe that we residents would swallow their ridiculous explanation? When the property manager finds this review, he will post some bs…believe his pathetic explanation if you want. I know better and you will too if you make the poor decision to move here. DO NOT MOVE TO THE ARBOR AT HALLEY RISE: REASON #4 YOU WILL BE AWAKENED IN THE EARLY MORNING BY THE RACKET FROM THE UNIT ABOVE YOU. This morning, I was awakened at 5:43 by stomping, knocking, bumping and other loud noises coming from the apartment above me. I assume that the residents had just arrived home from a New Year’s party and had no regard for those of us who were sleeping. There have been multiple times when I was awakened by loud noises from the unit above me. When I complain to the management staff, they always twist it around to make me seem like I’m the problem because I’m not willing to put up with the excessive noise intruding into my apartment. So far, the only solution offered to me is to transfer to another apartment…an apartment that is also not on the top floor. This is neither a workable nor a compassionate solution. When the property manager finds this review, he will post some bs…believe his pathetic explanation if you want. You will find out how little they care if you make the poor decision to move here.
• MM

  maria mukovoztchick

  Dec 28, 2025
  2.0
  Don't rent here if you can. I've got a laundry list of things to say but here are the main points: 1. Building is new and is advertised as luxury living. They charge accordingly. But the first problem is that the walls and floors are not sound proof. My girlfriend specifically asked about this during walk thru because she had a horrible experience previously. She's been assured everything is concrete and soundproof and yet the first night after moving in she heard her neighbors having sex upstairs. 2. They claim the water heater is 50 gallons but it's behind the locked door and it's probably closer to 35 gal. With temperature set pretty low. When you take a shower in the winter you end up running out of hot water. Second person in a one bedroom apartment has to wait an hour until water heater warms up more water. When we asked the maintenance crew to at least raise the temperature of the water heater by 5 degrees, we were told to take shorter showers. I have no idea what people in 2-3 bedroom apartments do. It's awful. Plus the office being rude and unhelpful makes it even worse 3. There is no free 2 hr parking for guests. None whatsoever. Not even for bank or panera bread customers. When your guests come, they must pay a rate that is 3 times higher than the rate in DC. And this is Reston. Management office didn't care to do anything about this. If you park on the wrong floor or even when you have your friends park in ev spot and charge their car, you'll still get a 30$ ticket. All the parking lots, street parking must be paid for through the app. The tractor trailer parking is even cheaper for 53' trucks that what the regular sedans rate is. I've owned and rented a lot in recent years. Even at Tyson's corner we could ask the leasing office for visitor parking permits, plus first 2 hours for visitors were free. This building is not even close to Reston Town center where its free to park after 5 pm. But in this building you have to pay over 30$ per day and it's in the middle of nowhere. Moreover, management takes no responsibility for the car or if it gets stolen, there are no gates or any sort of barriers for non residents. It makes no sense that for that parking as a resident my girlfriend pays 100$ per month and our friends still can't even visit and park for free. 4. Management is rude. They are not helpful 5. There's only one trash shute per building floor. Constant build up of trash. There are better buildings with similar amenities around. If you don't want to never have your friends visit you, if you don't want to overpay - look at other buildings in town.
• AA

  Aksana

  Dec 28, 2025
  2.0
  I’m been living in The Arbor since September and can finally give the honest review based on issues that I had. Positive: the building is brand new and all apartments with amenities are new for you to use. Negative: 1) residential parking is expensive and there no security provided (no arm or gates to control authorized entry) You had to pay $100 for unreserved (and unprotected) parking space. Since management of the building has a sign that they are not responsible for anything that might happen to your car. 2) if you have family/ friend coming over they probably should learn how to teleport as apartment complex do not provide any guest / visitor parking spaces. (This is the first apartment complex I live in without ability to provide guest pass). Previous street parking was an option but Halley Rise put Premium park signs up everywhere with ~$3.50 /H or around $30 per 24H. Which is too expensive for Reston suburbs. Even DC doesn’t have such rates. (Taking into consideration free parking days). 3) water heaters are super small. I live in 1 bedroom apartment and I do not have enough hot water for hot shower. In request to increase the temperature I was told that they cannot do so and I should not take shower longer than 20 min. If you have more people in apartment you should consider that it will be around 1H till you get hot water. 4) sound insulation is really bad as you can hear neighbors above you, all their activities during the day and night. All of that overcome the positive aspect of the building. Especially when you take into consideration the price you pay.

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