The Residences at Harlan Flats 401 Justison Street, Wilmington, DE 19801

"Before I write this review, I do want to say that the recent management changes have provided an overall better experience. That being said I want to be fair and break out pros and cons from my experience at Harlan Flatts & then list some horrific stories experienced living here (2022-2023). Pros: Great location on the Riverfront, variety of floor plans, nice & caring maintenance crews, a sizeable central courtyard with a pool, friendly community. Cons: Pricey, poor amenities, lackluster response times from teams at HF, disastrous management, unorganized, poorly ran concierge. For anyone else that would like some more concrete details I have listed a few unacceptable situations below: 1) Our apartment was flooded from above our floor (the incident lasted over 3 hours as water came from our vents as well as cracks in the ceiling) and the management team did next to nothing. Did not have a 24 hour maintenance team on standby, and I had to plead my case to workers to get a third party contractor out to the site. The Property Manager was dismissive of the issues during and even after. 2) The fire alarms are pulled constantly despite added security. Harlan Flatts has been borderline unresponsive outside of an email or two to the point residents themselves began calling the Fire Marshall & local fire stations to expedite change. The management team here at the time were slow to respond and in more than one case negligible. 3) The closet railings in our master suite collapsed. This was do to the anchors in the wall being done incorrectly which with pictures was easy to tell after the fact. Screws were simply drilled in to nothing without any anchor to keep them in place (and evidence was left of where this same closet railing collapsed before). Various items fell over, some were damaged, and even could've harmed us. When speaking to the management team requesting information they had none to provide and even chuckled in my face. None of the items were ever replaced. The Property Manager didn't even know some basic information that most people in the field honestly should know which was concerning. 4) Parking passes for the lot were handed out incorrectly to dozens of renters. To the point where we had to continuously worry whether someone would tow our car in spite of the lot number belonging to us. (The management here mistook the room number for apartments with the lot space number...) 5) Concierge team: Constantly loses packages, often times late by hours, and one even cussed out when requesting a package. The company here did hire a new concierge team and this may be growing pains, but I would say their high turnover is more so a sign of a bad decision. The above are a few instances that show some reasonable frustrations on my part with the disorganization in the past from Harlan Flatts. I would recommend this place strictly for the location & some genuinely great people who live here, but given the hike in prices unless you are in love with the design and willing to overlook a management team with a lot on their plate I would say look elsewhere."

"Overall, the change to direct building management has made the place better. Problems are addressed in a timely manner and everyone at the concierge desk continue to be the nicest. Fire alarms have stopped aside from the occasional cooking incident."

"Thin walls,loud neighbor's leasing office won't do anything about it. Once you move- in dont expect them to be polite or helpful."

"I have been a tenant since Jan 1, 2022. Aside from some Fire Alarm issues caused by Kids in the Neighborhood(which was rectified), I haven't had any issues with the building or management. Cars all over the city get broken into. Folks should use caution parking ANYWHERE in Wilmington. Blaming management for car thefts in a non-secure lot is REDICULOUS! Some folks will find anything to complain about. There is a noise curfew...yeah, like we are in a college dorm! DUMB!"

"Positive review here! We are prospective tenants originally scheduled to only see Justison Place today, but had such a good experience touring that we ended up looking at Harlan Flats as well. We were fortunate enough to be shown both places by Harlan’s kind and very knowledgeable Assistant Property Manager (Samantha). Samantha not only answered all of our questions but was also very personable, easy to chat with, and her knowledgeability about both buildings made it easy to compare the pros and cons of both. We also asked Samantha about the Google reviews regarding the fire alarms being set off at Harlan by children in the neighborhood & theft in the garage, and learned that the building had taken measures to prevent both, including upping their security guard presence. Alarms have not been set off for a month. This was reassuring, and we are hopeful that the building will sustain these measures. We ended up being sold on Harlan. Would agree with other reviews here that the 2BR units are overpriced, but managed to find a very reasonably priced 1BR + den with lots of natural light and a lovely open layout (it’s only about 150 sq ft less than the 2BR). Compared to other buildings we’ve looked at in the area, Harlan’s definitely a tier above with its community amenities, easy access to the river (!) + food spots/movies/museums/shops, building upkeep (all new chrome appliances in the units), welcoming atmosphere, and kind management and front desk. If you’re looking to move to Wilmington, I’d definitely recommend you check out the Harlan. :)"