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Horizon House is a 90-bed independent and assisted living community with memory care at 900 University Street in downtown Seattle, King County, Washington, licensed as a boarding home (License #212, expiring August 31, 2026). Operated as a non-profit Continuing Care Retirement Community and led by administrator Lauri D. Warfield-Larson, the facility serves independent and assisted living residents alongside dedicated memory care. Pets are welcome.
Fire and life safety compliance is the dominant concern. Since 2023, the Washington Department of Social and Health Services and the Office of the State Fire Marshal have issued 24 deficiencies across six inspections, averaging 8 per year; 27 percent above the state benchmark of 6.3. In June 2023, a fire protection survey found 17 deficiencies spanning fire-rated construction penetration gaps, missing inspection documentation, nonfunctional fire doors, sprinkler head maintenance failures, and broken exit signage, resulting in facility disapproval. That inspection exposed systematic documentation and maintenance gaps rather than isolated problems. A February 2025 complaint investigation confirmed the facility had failed to correct violations from two prior fire-safety inspections (July 2024 and September 2024), and the facility received a Letter of Non-compliance from the Deputy State Fire Marshal with expectations for timely correction. The May 20, 2025 fire-safety inspection found two additional deficiencies: missing fire-smoke damper inspection documentation and nonfunctional horizontal fire-rated doors in the memory care unit. The facility states it is upgrading its kitchen fire system to UL300 compliance and that violations from previous related inspections have been corrected. The facility is currently under expectation for continued correction of fire-safety deficiencies.
Staffing credentialing has also been documented as an area requiring attention. In November 2023, one staff member lacked a completed national fingerprint background check, affecting all 68 residents; in December 2024, another staff member worked for 49 days with expired credentials (September 11 through December 6, 2024), placing all 63 residents at risk. Both were corrected at follow-up. An April 2025 food sanitation follow-up inspection found zero deficiencies after the facility corrected a prior ice machine cleanliness issue that had placed 42 of 66 residents at risk for foodborne illness. No substantiated abuse or neglect allegations have been issued; a December 2024 complaint investigation regarding aggressive speech by one staff member to another in the presence of a resident found no emotional harm to the resident or abuse or neglect.
The community maintains occupancy at 73 percent (66 of 90 beds), in line with the Washington state average of 72.5 percent. Amenities include an aquatic center, BEAM exercise and fitness program, massage studio, acupuncture services, concierge, hair and nail salon, housekeeping, valet parking, business center, and group transportation for events and outings, plus grocery trips and Uber/Lyft credits. Dining is served at The Terrace (full-service) and The Bistro (grab-and-go). Over 60 resident-led committees and groups provide structured engagement in the arts, advocacy, social events, and lifelong learning. The facility offers rehabilitation services, assisted living with memory support, health and wellness programs, gardening and outdoors activities, and dining-nutrition education. Apartment options include one-bedroom, two-bedroom, and penthouse configurations. The high walk score of 98 reflects downtown Seattle location 0.5 miles from the city center and convenient access to shopping, services, and Virginia Mason healthcare resources.
Families should ask about fire-safety compliance with the State Fire Marshal, and staff emergency response before placement, given the ongoing pattern of fire-safety deficiencies.
Similar to the Washington average: 72.5%Key information about the people who lead and staff this community.
In Washington, the Department of Social and Health Services, Residential Care Services conducts unannounced inspections and issues reports on the quality of care in all licensed settings.
This scorecard compares key inspection, citation, and complaint metrics at this facility against the Washington state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.
Deficiencies
| This Facility | WA Average | vs. WA Avg |
|---|---|---|---|
|
Total deficiencies
Formal regulatory issues recorded by inspectors across all inspection types.
| 24 | 31 | This facility has 23% fewer total deficiencies than a typical Washington assisted living residence (24 vs. WA avg 31).↓ 23% better |
|
Deficiencies per year
Average deficiencies per year since 2023.
| 8 | 10.3 | This facility has 22% fewer deficiencies per year than a typical Washington assisted living residence (8 vs. WA avg 10.3).↓ 22% better |
|
Deficiencies per inspection
Average deficiencies per inspection.
| 4 | 3.4 | This facility has 18% more deficiencies per inspection than a typical Washington assisted living residence (4 vs. WA avg 3.4).↑ 18% worse |
Inspections
| This Facility | WA Average | vs. WA Avg |
|---|---|---|---|
|
Total inspections
Combined count of all routine and focused inspections. Excludes complaint investigations.
| 6 | 9 | This facility has 33% fewer total inspections than a typical Washington assisted living residence (6 vs. WA avg 9).↓ 33% better |
An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.
The most recent inspection on May 20, 2025, found deficiencies related to fire/smoke damper inspection documentation and non-activating fire-rated sliding doors in the memory care area. Earlier inspections showed a pattern of fire and life safety issues, including missing inspection paperwork, extinguishing system service deficiencies, and problems with fire door operation, along with isolated issues in food sanitation and staff credentialing. Complaint investigations confirmed some deficiencies, such as expired staff credentials and incomplete background checks, but no abuse or neglect was substantiated. Enforcement actions included a Letter of Non-compliance from the Deputy State Fire Marshal and expectations for timely correction, though fines or license suspensions were not listed in the available reports. The facility has shown some progress in correcting prior deficiencies, but fire safety compliance remains an ongoing area of attention.
Read the full inspection reports for this facility, including detailed findings and corrective actions.
Show Inspection Reports
Pets Allowed
Housing Options: 1 Bed / 2 Bed / Penthouse
Building Type: High-rise
Transportation Services
Fitness and Recreation
0.5 miles from city center
Estimated distance in miles from Seattle's city center to Horizon House's address, calculated via Google Maps.
— 0.13 miles to nearest hospital (Optometry at Virginia Mason)
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Horizon House is located in Seattle, Washington.
Here are the financial assistance programs available to residents in Washington.
The information below is reported by the Washington Department of Social and Health Services, Residential Care Services.
| Queen Anne Manor |
RH Retirement Home
AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.
MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.
RC Respite Care Short-term temporary care — days to weeks — to give family caregivers a break. Full care provided during the stay. Often used after hospitalization or to trial a facility before a permanent placement decision. | Seattle (East Queen Anne) | 103 | Yes | 94 | 1 Bed / 2 Bed / Penthouse |
77.7%
Facility
77.7%
WA AVG
73.3%
Rank
#131 / 290 | 2 | 1
Facility
1
WA AVG
2
Rank
#119 / 284 | 18
Facility
18
WA AVG
30.3
Rank
#105 / 284 | 9.0
Facility
9.0
WA AVG
4.4
Rank
#268 / 284 |
| Horizon House |
RH Retirement Home
AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.
IL Independent Living Lifestyle-focused communities for older adults offering dining, activities, and transportation with minimal personal care. Best for active, independent seniors who want community without medical support.
MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk. | Seattle (Downtown Seattle) | 90 | Yes | 98 | 1 Bed / 2 Bed / Penthouse |
73.3%
Facility
73.3%
WA AVG
73.3%
Rank
#159 / 290 | 6 | -
Facility
-
WA AVG
2
Rank
#1 / 284 | 24
Facility
24
WA AVG
30.3
Rank
#134 / 284 | 4.0
Facility
4.0
WA AVG
4.4
Rank
#131 / 284 |
| Village Green West Seattle |
RH Retirement Home
AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.
IL Independent Living Lifestyle-focused communities for older adults offering dining, activities, and transportation with minimal personal care. Best for active, independent seniors who want community without medical support. | Seattle (South Delridge) | 60 | No | 81 | 1 Bed / 2 Bed / Penthouse |
55.0%
Facility
55.0%
WA AVG
73.3%
Rank
#252 / 290 | 4 | 1
Facility
1
WA AVG
2
Rank
#119 / 284 | 12
Facility
12
WA AVG
30.3
Rank
#62 / 284 | 3.0
Facility
3.0
WA AVG
4.4
Rank
#89 / 284 |
Horizon House is in the Downtown Seattle neighborhood of Seattle.
Horizon House has a walk score of 98. Walker's paradise. Daily errands do not require a car, with many shops and services nearby.
According to WA state health department records, Horizon House's license number is 212.
According to WA state health department records, Horizon House's license expires on August 31, 2026.
Horizon House's occupancy is 73%.
Horizon House has 90 beds.
Yes — there are 9 photos of Horizon House in the photo gallery on this page.
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