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Assisted Living

Mirror Lake Village

Families consistently rate this highly — reviewers highlight beautiful, modern facility design. Schedule a visit to confirm the fit.

31000 9th Pl Sw, Federal Way, WA 98023120 bedsLicensed & Active
Source: WA DSHS — view official record
Google rating
4.0/5

based on 20 Google reviews

5
4
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Mirror Lake Village Assisted Living in Federal Way, WA — Street View
Street View

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What this means for your family

While Mirror Lake Village offers a beautiful, modern environment and high-end amenities, the recurring reports of severe understaffing and hygiene issues in the memory care unit are concerning. Families should prioritize a tour that includes the memory care wing and ask pointed questions about current staff-to-resident ratios and turnover rates before committing.

Google Reviews

Google Reviews

20 reviews on Google
Mirror Lake Village is a modern, aesthetically pleasing facility that receives high praise for its physical design, cottages, and boutique-style apartments. However, multiple families have raised serious concerns regarding chronic understaffing, high staff turnover, and significant lapses in cleanliness and care quality, particularly within the memory care unit.

Quality Themes

Tap a score for details
Food4.0Staff3.0Clean2.0Activities7.0MedsN/AMemory2.0Comms3.0Value6.0

Strengths

  • Beautiful, modern facility design
  • Spacious and well-appointed cottages
  • Helpful and friendly front desk staff
  • Convenient location in Federal Way

Concerns

  • Chronic understaffing and high staff turnover (mentioned by 4 reviewers)
  • Poor cleanliness and hygiene in memory care (mentioned by 3 reviewers)
  • Inconsistent or poor quality of food (mentioned by 2 reviewers)

Rating Trends

Tap a year to see what changed

2345.02020(1)5.02021(1)3.72022(3)5.02023(3)1.02024(1)3.52025(8)5.02026(4)

Distribution · 21 analyzed

5
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How They Respond to Reviews

60%response rate

This facility responds to some reviews.

Questions for Your Tour

  • 1I noticed the facility has a beautiful, modern design; how do you ensure that same high standard of cleanliness and hygiene is maintained throughout the memory care wing?
  • 2With the cottages being so spacious and well-appointed, how do you manage staffing to ensure that residents living independently still receive consistent, personalized support throughout the day?
  • 3I appreciate that your team is active in responding to feedback online; how do you currently gather and act on input from families regarding the quality and variety of the dining program?
  • 4Could you walk me through your process for onboarding new staff members to ensure that residents experience consistent care and familiar faces despite industry-wide turnover challenges?
  • 5What does a typical daily activity schedule look like for residents to ensure they stay engaged and connected with the broader Mirror Lake Village community?
  • 6Given your convenient location in Federal Way, what protocols do you have in place for coordinating urgent medical care or emergencies with nearby hospitals?

Personalized based on this facility's data


Key Review Excerpts

They are always short staffed and went through 3 nursing directors and replaced the Managing Director between January and June. They also cycle through kitchen staff.

Memory care family member · 2024☆☆☆☆

The memory care units reek of pee. At times no one can be found and the nurses who are found

Long-term resident's family · 2025☆☆☆☆

Every time I visit, each staff member has been very helpful and warm. The front desk staff is always amazing and cheerful and I would recommend to tour this community if you haven't yet.

Visitor/Family · 2025★★★★★
Source: 20 Google reviews

State Inspection History

State Inspections

Source: WA Dept. of Social & Health Services

10total
88deficiencies
May 7, 2026Fire

The facility received a 'Disapproved' status on 12/22/2025 and 04/07/2026, but the final report dated 05/07/2026 indicates that all previously noted violations were corrected.

Kitchen Hood/Duct CleaningIFC 606.3.3

Need to increase cleaning service to quarterly frequency.

Sprinkler Systems Testing and MaintenanceIFC 903.5

Missing annual forward flow test, quarterly reports; painted sprinkler heads; missing sprinkler in Building A floor 1 storage room.

Emergency Power System MaintenanceIFC 1203.4

Missing annual service report, weekly inspection logs, and monthly full load test records.

Penetrations - Maintaining ProtectionIFC 703.1

Unsealed floor penetration in Building A, floor 2 electrical room.

Portable Fire ExtinguishersIFC 906.2

Missing annual inspection tag on Building B, floor 1 fire extinguisher.

Owner's Responsibility for Fire-Rated ConstructionIFC 701.6

Missing inventory and documentation of fire-rated construction locations and maintenance records.

Extinguishing System ServiceIFC 904.13.5.2

Missing second semi-annual service report for automatic fire-extinguishing systems.

Separation From Hazardous ConditionsIFC 5303.7

Loose gas tank found near kitchen soda machine.

Emergency Evacuation DrillsIFC 405.5

Missing records for 12 planned and unannounced fire drills; missing specific shift/quarter drills.

Duct and Air Transfer OpeningsIFC 706.1

Missing documentation of fire/smoke damper inspections.

Bolt LocksIFC 1010.2.5

Dead bolt found on egress path at Building B, resident door 115.

Inspection, Testing and Maintenance of fire alarm systemsIFC 907.8Corrected May 7, 2026

Missing documentation for fire alarm system testing and deficiencies from previous inspection reports.

Opening ProtectivesIFC 705.2

Fire doors held open with trash cans or wedges; missing documentation for fire door inspections.

Carbon Monoxide DetectionIFC 0915.1

Missing carbon monoxide detector in Building A, floor 1 laundry room; missing inspection records.

Feb 24, 2026Inspection

This letter confirms that deficiencies previously identified under Compliance Determination 71196 (Completion Date 01/15/2026) were corrected as of 02/24/2026.; The facility is located in a building with a secured memory care unit. The Administrator is identified as Rachel Bal.; All deficiencies include a signed Plan/Attestation Statement by Administrator Rachel Bel with a promised correction date of 12/27/25.

Service agreement planningWAC 388-78A-2130-4
Family assistance with medications and treatmentsWAC 388-78A-2290-3-c
Family assistance with medications and treatmentsWAC 388-78A-2290-3-e
Family assistance with medications and treatmentsWAC 388-78A-2290-4-c
Service agreement planningWAC 388-78A-2130-3
Family assistance with medications and treatmentsWAC 388-78A-2290-3-a
Family assistance with medications and treatmentsWAC 388-78A-2290-4-a
Service agreement planningWAC 388-78A-2130Corrected Dec 27, 2025

Facility failed to document service agreements or plans to monitor clinical needs for 8 of 9 residents.

Duties Person in chargeWAC 246-215-02115Corrected Dec 27, 2025

Facility failed to ensure food safety practices; 2 of 11 kitchen staff lacked food worker cards.

Medication servicesWAC 388-78A-2210Corrected Dec 27, 2025

Facility failed to follow medication delivery policy; time-sensitive medications were not administered within the required timeframe.

Family assistance with medications and treatmentsWAC 388-78A-2290-3
Family assistance with medications and treatmentsWAC 388-78A-2290-3-d
Family assistance with medications and treatmentsWAC 388-78A-2290-4
Background checksWAC 388-78A-2466Corrected Dec 27, 2025

Facility failed to complete a Washington State Name and Date of Birth background check for 1 of 6 staff members.

InvestigationsWAC 388-78A-2371Corrected Dec 27, 2025

Facility failed to investigate and document an unwitnessed fall resulting in injury for 1 resident.

Emergency and disaster preparednessWAC 388-78A-2700Corrected Dec 27, 2025

Emergency water supply from hot water tanks was not accessible due to missing handles, hoses, or instructions.

Service agreement planningWAC 388-78A-2130-3-b
Family assistance with medications and treatmentsWAC 388-78A-2290-4-b
Resident rights Notice Policy on accepting medicaidWAC 388-78A-2665Corrected Dec 27, 2025

Facility failed to provide 6 of 9 residents with a signed copy of the facility's policy on accepting Medicaid as a payment source.

Equipment Mechanical warewashing equipmentWAC 246-215-04545Corrected Dec 27, 2025

Incomplete documentation for dishwashing temperatures and food cooking temperatures.

Full assessment topicsWAC 388-78A-2090Corrected Dec 27, 2025

Facility failed to assess a resident's use of bed side rails for safety.

Service agreement planningWAC 388-78A-2130-3-a
Family assistance with medications and treatmentsWAC 388-78A-2290-3-b
Family assistance with medications and treatmentsWAC 388-78A-2290-4-d
Timing of preadmission assessmentWAC 388-78A-2070Corrected Dec 27, 2025

Facility failed to complete a documented pre-admission assessment for 2 of 9 residents prior to move-in.

Enhanced adult residential care service standardsWAC 388-110-220Corrected Dec 27, 2025

Facility failed to identify consultative behavioral health resources and provide individualized activities for EARC-SDC residents.

Family assistance with medications and treatmentsWAC 388-78A-2290Corrected Dec 27, 2025

Facility failed to ensure 3 of 9 sampled residents had a written plan for family assistance with medication management.

Food sanitationWAC 388-78A-2305Corrected Dec 27, 2025

Staff failed to maintain sanitizing solution concentration logs and failed to clean/maintain the ice maker.

Jan 15, 2026Enforcement
$800.00Report

Letter dated January 27, 2026, regarding imposition of civil fines totaling $800.00. Deficiency 388-78A-2130 is noted as an uncorrected deficiency cited on November 13, 2025.

Service agreement planningWAC 388-78A-2130 (3)(a)(b)(4)

The licensee failed to document in two residents service agreements a plan to monitor and address interventions to meet the current needs.

Family assistance with medications and treatmentsWAC 388-78A-2290 (3)(a)(c)(d)(e)(4)(a)(b)(c)(d)

The licensee failed to ensure two residents had a written plan for family assistance with medication management.

Dec 22, 2025Fire

The facility received a 'Disapproved' status. Included in the provided images is an earlier report from 2026-04-07 referencing a failure to provide documentation for deficiencies found in a 2026-02-17 report, and a more comprehensive inspection from 2025-12-22.

Kitchen Hood CleaningIFC 606.3.3

Facility needs to increase cleaning service to quarterly.

Sprinkler system maintenanceIFC 903.5

Missing annual flow test, quarterly reports; 10/2025 report showed painted heads; Building A, floor 1 hair salon storage room missing sprinkler.

Bolt locksIFC 1010.2.5

Building B, floor 1 path of egress at resident door 115 has a dead bolt.

Fire-resistance rated construction penetrationsIFC 703.1

Building A, floor 2 electrical room has a penetration in the floor.

Portable fire extinguishersIFC 906.2

Building B, floor 1 fire extinguisher by room 112 missing annual inspection tag.

Compressed gas separationIFC 5303.7

Kitchen has a loose tank near the soda machine.

Fire-resistance rated construction maintenanceIFC 701.6

Missing detailed documentation and maps of fire-rated construction locations and annual inspection reports.

Automatic fire-extinguishing systemsIFC 904.13.5.2

Missing second semi-annual service report.

Emergency power system maintenanceIFC 1203.4

Missing annual service report, weekly inspection logs, and monthly 30-minute full load tests.

Emergency Evacuation DrillsIFC 405.5

Facility missing 12 planned and unannounced fire drills; specific shifts (2nd shift Q2/Q3, 3rd shift Q3/Q4) were missing.

Fire/Smoke DampersIFC 706.1

Missing documentation that fire/smoke dampers inspection has been performed.

Carbon monoxide detectionIFC 0915.1

Missing documentation/maps of CO detectors; Building A, floor 1 laundry room missing CO detector.

Fire door maintenanceIFC 705.2

Multiple doors held open with trash cans or wedges; missing documentation/maps for fire doors; Building B double doors removed without showing they are not needed for fire/smoke protection.

Fire alarm and detection system maintenanceIFC 907.8

Building B, 3rd floor fire alarm amplifier annual testing is past due.

Mar 5, 2025Fire

Original inspection conducted 01/15/2025 resulted in disapproval. Follow-up inspection on 03/05/2025 confirms all previous violations have been corrected.

Door OperationIFC 705.2.4 2021Corrected Mar 5, 2025

Cross corridor doors 37a and 43b (2nd floor) did not close/latch properly.

Obstructed LocationsIFC 903.3.3 2021Corrected Mar 5, 2025

1st floor Library area has a tree obstructing the sprinkler head.

InstallationIFC 1203.1.3 2021Corrected Mar 5, 2025

Generator remote manual stop station was not installed per NFPA 110 requirements.

Penetrations - Maintaining ProtectionIFC 703.1 2021Corrected Mar 5, 2025

Fire wall penetrations found in 2nd floor Memory Care laundry room and 1st floor kitchen electrical room.

Nov 6, 2024Inspection

The document references multiple prior citations for the same deficiencies on 05/07/2024, 07/19/2024, and 09/17/2024.; This is a repeated deficiency cited on 07/19/2024 and an uncorrected deficiency previously cited on 05/07/2024.; Consultation provided for WAC 388-78A-2400 (Protection of resident records) and WAC 388-78A-3100 (Safe storage of supplies and equipment).; This page is the third page of a cover letter from the Department of Social and Health Services regarding the IDR (Informal Dispute Resolution) process.

Electronic monitoring equipment Resident requested useWAC 388-78A-2690Corrected Sep 17, 2024

Facility failed to document in writing an initial agreement to use electronic monitoring, the duration of use, and quarterly reevaluations for Resident 12. Resident 12's representatives installed equipment without facility knowledge, and the facility failed to disconnect it as required.

Electronic monitoring equipmentWAC 388-78A-2690

Facility failed to document written agreements, duration of use, or quarterly reevaluations for electronic monitoring in 2 residents' rooms.

Signing negotiated service agreementWAC 388-78A-2150

Facility failed to ensure annual service plan renewals were signed by residents or representatives for 6 of 10 sampled residents.

Tuberculosis Testing RequiredWAC 388-78A-2480

Facility failed to ensure 3 of 6 staff members were screened for Tuberculosis within the required three-day window of employment.

Negotiated service agreement contentsWAC 388-78A-2140

Facility failed to document in 5 of 15 residents' Negotiated Service Agreements the care needs, interventions for diagnoses, and physician ordered medical treatments, placing residents at risk for unmet care needs.

Required assisted living facility servicesWAC 388-78A-2170

Medical devices (bed rails) for 3 of 3 residents were unsafe, posing an entrapment hazard; rails were not covered and lacked adequate safety documentation.

Training and home care aide certification requirementsWAC 388-78A-2474

Facility failed to ensure 2 of 6 staff completed required annual continuing education training.

Required assisted living facility servicesWAC 388-78A-2170

Facility failed to ensure 2 of 4 residents' side bed rails were free from safety risks, specifically regarding cushioning that created potential entrapment/suffocation hazards.

Intermittent nursing services systemsWAC 388-78A-2320

Facility failed to provide proper nurse delegation training and supervision for staff administering medication to 2 residents.

Infection controlWAC 388-78A-2610

Facility failed to implement an effective respiratory protection program, specifically regarding N95 fit testing for staff, which was a repeat deficiency.

Nov 6, 2024Enforcement
$2,000.00Report

Letter details imposition of civil fines totaling $2,000.00 ($1,000.00 per cited violation). Both violations are noted as uncorrected and recurring from September 17, July 19, and May 7, 2024.

Negotiated service agreement contentsWAC 388-78A-2140

Failed to document in five residents’ Negotiated Service Agreements (NSA) the care needs and interventions for diagnoses and physician ordered medical treatments.

Required assisted living facility servicesWAC 388-78A-2170

Failed to ensure two residents' side bed rails, attached to the residents' beds, were free from safety risks.

Sep 17, 2024Enforcement
$2,000.00Report

This letter serves as formal notice of civil fines totaling $2,000.00. Deficiencies are noted as repeated from July 19, 2024, and uncorrected from May 7, 2024.

Negotiated service agreement contentsWAC 388-78A-2140

Failed to document care needs and interventions for diagnoses and physician ordered medical treatments in five residents' Negotiated Service Agreements (NSA).

Required assisted living facility servicesWAC 388-78A-2170

Failed to ensure side bed rails for three residents were free of entrapment hazards.

Electronic monitoring equipment—Resident requested useWAC 388-78A-2690

Failed to document in writing an initial agreement, duration of use, and quarterly reevaluations for electronic monitoring for one resident.

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References & Resources

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