Echo Lake – SageLife Senior Living | Assisted Living in Malvern, PA

Q: What neighborhood is Echo Lake – SageLife Senior Living in?

Echo Lake – SageLife Senior Living is in the North Atwater Drive neighborhood of Malvern.

Q: Is Echo Lake – SageLife Senior Living in a walkable area?

Echo Lake – SageLife Senior Living has a walk score of 11. Car-dependent. Most errands require a car, with limited nearby walkable options.

Q: What is the license number of Echo Lake – SageLife Senior Living?

According to PA state health department records, Echo Lake – SageLife Senior Living's license number is 147130.

Q: When does Echo Lake – SageLife Senior Living's license expire?

According to PA state health department records, Echo Lake – SageLife Senior Living's license expires on April 1, 2027.

Q: What is the occupancy rate at Echo Lake – SageLife Senior Living?

Echo Lake – SageLife Senior Living's occupancy is 71%.

Q: Does Echo Lake – SageLife Senior Living operate as a for-profit or non-profit?

Echo Lake – SageLife Senior Living is registered as a for-profit in PA.

Overview of Echo Lake – Sagelife Senior Living

Echo Lake – SageLife Senior Living is located on North Atwater Drive in Malvern, which is part of Chester County. The location is very car-dependent, as shown by its low Walk Score of 11. The building is a mid-rise structure with 104 total beds. These are divided into studio, one-bedroom, and two-bedroom apartments. Right now, 74 of these beds are occupied, which means the building is running at a 71 percent occupancy rate.

The facility offers four different types of care in one location. These include independent living, assisted living, memory care, and short-term respite stays. The memory care program has 38 units specifically for Alzheimer’s patients, which shows it is a major part of the facility’s operations. The services list also includes specialized Parkinson’s care. Licensed nurses and certified nursing assistants provide care on the premises.

Recent state inspections have often focused on things like fire safety systems, plans for emergencies, and resident rights. These reports have not typically focused on the quality of direct clinical care provided to the residents.

For older adults whose health needs may change over time, or for families who are helping a loved one manage a dementia diagnosis, having these different levels of care in one place can be helpful. This structure helps families avoid the stress of having to move to a new location if care needs increase later on. This ability to provide consistent care is the foundation of how Echo Lake is organized.

Facility Direct Line (484) 568-4777 EchoLakeLeasing@soleraseniorliving.com

104-bed community

A larger shared setting that may offer more common spaces and organized community services.

Walk Score: 11 / 100

Car-dependent. Most errands require a car, with limited nearby walkable options.

About this community

Occupancy

Occupancy rate

71%

Lower than the Pennsylvania average: 78.7%

Occupied beds

74 / 104

Average occupied beds in Pennsylvania homes 103 beds

Facility TypeAssisted Living - Special Care

StatusLicensed

IssuanceApril 1, 2026

ExpirationApril 1, 2027

CountyChester

License LevelFULL

License Number147130

Echo Lake – SageLife Senior Living is legally operated by Sage Atwater Tenant Trs Llc.

Profit StatusFor-profit

Alzheimer's

38 units

Total beds

104 units

Respite Care

Licensed Nurses/CNAs

Parkinson’s Care

113 Total Daily Staff PA avg: 76.9

85 Waking Staff

0 Resident Support Staff

74 Residents Served

9 Current Residents

38 Capacity

25 Residents Served

Since 2021 · 5 years of data 111 citations 8 complaints 20 inspections 3 waivers

Inspection Score

21 points below the Pennsylvania average for assisted living residences (83/100)

Waivers A higher number of waivers may indicate the facility relies on staff who don't fully meet standard credential requirements. A lower number may suggest the facility meets staffing qualification standards without exemptions.

This Facility PA Average vs. PA Avg

Waivers are Pennsylvania Department of Health exemptions that let a facility operate outside required staffing ratios or staff credential rules. A higher count can signal that the facility regularly relies on exceptions — for example, fewer nursing hours per resident or staff who don't fully meet qualification standards — which may affect day-to-day care.
3
vs 0.9 avg
↑ 233% higher than PA avg

Data reflects the most recent 5 years (since 2021).

Inspection Scorecard This scorecard compares key inspection, citation, and complaint metrics at this facility against the Pennsylvania state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Since 2021 vs. Pennsylvania state average

Overall vs. PA average

Latest Inspection April 8, 2025 Renewal

Citations Citations are formal regulatory issues recorded during state inspections.	This Facility	PA Average	vs. PA Avg
Total citations Formal regulatory issues recorded by inspectors across all inspection types.	111	63	This facility has 76% more total citations than a typical Pennsylvania assisted living residence (111 vs. PA avg 63).↑ 76% worse Rank #415 / 482 Total citations — State benchmarked This home is ranked 415th out of 482 homes in Pennsylvania. Shows this facility's total citations compared to the Pennsylvania average among 482 comparable communities in the ranking pool. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
Citations per year Average citations per year since 2021.	22.2	12.6	This facility has 76% more citations per year than a typical Pennsylvania assisted living residence (22.2 vs. PA avg 12.6).↑ 76% worse
Citations per inspection Average citations per inspection.	5.6	5.7	This facility has 2% fewer citations per inspection than a typical Pennsylvania assisted living residence (5.6 vs. PA avg 5.7).↓ 2% better Rank #355 / 482 Citations per inspection — State benchmarked This home is ranked 355th out of 482 homes in Pennsylvania. Shows this facility's citations per inspection compared to the Pennsylvania average among 482 comparable communities in the ranking pool. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.

Inspections State inspections evaluate whether the facility meets health and safety standards.	This Facility	PA Average	vs. PA Avg
Total inspections Combined count of all routine and focused inspections. Excludes complaint investigations.	20	11	This facility has 82% more total inspections than a typical Pennsylvania assisted living residence (20 vs. PA avg 11).↑ 82% worse
Inspections with citations Inspections that resulted in at least one regulatory citation.	15	8	This facility has 88% more inspections with citations than a typical Pennsylvania assisted living residence (15 vs. PA avg 8).↑ 88% worse
Inspection citation rate Percentage of inspections that resulted in at least one citation.	75%	73%	This facility has 2 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (75% vs. PA avg 73%).↑ 2% worse Rank #315 / 482 Inspection citation rate — State benchmarked This home is ranked 315th out of 482 homes in Pennsylvania. Shows this facility's % of inspections with citations compared to the Pennsylvania average among 482 comparable communities in the ranking pool. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.

Complaints & Investigations Complaints are formal concerns filed by residents, families, or staff. Investigations are on-site follow-ups.	This Facility	PA Average	vs. PA Avg
Total complaints Formal expressions of concern made by residents, families, or staff.	8	4	This facility has 100% more total complaints than a typical Pennsylvania assisted living residence (8 vs. PA avg 4).↑ 100% worse Rank #430 / 482 Total complaints — State benchmarked This home is ranked 430th out of 482 homes in Pennsylvania. Shows this facility's complaint inspections compared to the Pennsylvania average among 482 comparable communities in the ranking pool. Rankings are based only on facilities in Pennsylvania that report data for that category. Facilities without available data are excluded from the ranking.
Complaints per year Average complaints per year since 2021.	1.6	0.8	This facility has 100% more complaints per year than a typical Pennsylvania assisted living residence (1.6 vs. PA avg 0.8).↑ 100% worse

Inspection Reports Summary An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.

The April 8, 2025 inspection found 12 deficiencies but accepted and verified full implementation of the submitted plan of correction.
The September 18, 2024 complaint investigation substantiated neglect and abuse, including rough handling and improper resident confinement.
Fire drill deficiencies recurred from March 2024 through April 2025, with drills held only during daytime hours and without varied schedules.

Show Inspection Reports

What does this home offer?

Housing Options: Studio / 1 Bed / 2 Bed

Building Type: Mid-rise

Beauty Services

Transportation Services

Housekeeping Services

Social and Recreational Activities

Exercise Programs

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Compare Assisted Living around Chester County

The information below is reported by the Pennsylvania Department of Human Services and Department of Health.


Chester County Pocopson Home	AL NH HC MC	West Chester	275 Facility 275 PA AVG 94 Rank #8 / 555	No	1 Facility 1 PA AVG 46 Rank #659 / 668	-	-	-	-	-	-	-	-	-	-	61.9% Facility 61.9% PA AVG 68.8% Rank #315 / 485	-	-
Fieldstone at Chester Springs	AL MC RC	Chester Springs	132 Facility 132 PA AVG 94 Rank #87 / 555	No	46 Facility 46 PA AVG 46 Rank #329 / 668	Chester Springs Senior Living Partners, LLC	95 Facility 95 PA AVG 83 Rank #60 / 460	6	1 Facility 1 PA AVG 4 Rank #110 / 482	83.3% Facility 83.3% PA AVG 72.7% Rank #395 / 482	19 Facility 19 PA AVG 63 Rank #111 / 482	3.2 Facility 3.2 PA AVG 5.7 Rank #197 / 482	Profit	99 Facility 99 PA AVG 76.9 Rank #103 / 361	1.29	53.0% Facility 53.0% PA AVG 68.8% Rank #397 / 485	Private / Semi-Private / 1 Bed / 2 Bed Room	B+
Echo Lake – SageLife Senior Living	AL IL MC RC	Malvern (North Atwater Drive)	104 Facility 104 PA AVG 94 Rank #191 / 555	No	11 Facility 11 PA AVG 46 Rank #595 / 668	Sage Atwater Tenant Trs LLC	62 Facility 62 PA AVG 83 Rank #437 / 460	20	8 Facility 8 PA AVG 4 Rank #430 / 482	75% Facility 75% PA AVG 72.7% Rank #315 / 482	111 Facility 111 PA AVG 63 Rank #415 / 482	5.6 Facility 5.6 PA AVG 5.7 Rank #355 / 482	Profit	113 Facility 113 PA AVG 76.9 Rank #63 / 361	1.53	71.2% Facility 71.2% PA AVG 68.8% Rank #237 / 485	Studio / 1 Bed / 2 Bed	-
Daylesford Crossing	AL IL MC RC	Paoli (Tredyffrin Township)	100 Facility 100 PA AVG 94 Rank #203 / 555	No	46 Facility 46 PA AVG 46 Rank #329 / 668	Berwyn Real Estate LP	64 Facility 64 PA AVG 83 Rank #425 / 460	19	7 Facility 7 PA AVG 4 Rank #405 / 482	73.7% Facility 73.7% PA AVG 72.7% Rank #309 / 482	88 Facility 88 PA AVG 63 Rank #394 / 482	4.6 Facility 4.6 PA AVG 5.7 Rank #293 / 482	Profit	95 Facility 95 PA AVG 76.9 Rank #117 / 361	1.32	83.0% Facility 83.0% PA AVG 68.8% Rank #100 / 485	Studio / 1 Bed / 2 Bed	-

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Community HealthChoices (CHC)

PA Medicaid CHC

Age 65+ or disabled

General Pennsylvania resident, Medicaid-eligible, nursing home-level care need.

Income Limits (2025) ~$2,829/month 300% FBR, individual

Asset Limits $2,000 (individual), $3,000 (couple) (excludes home, car).

Managed care model; high urban demand (e.g., Philadelphia, Pittsburgh).

Benefits

Personal care (5-7 hours/day, e.g., bathing, dressing) Respite care (up to 240 hours/year) Adult day care ($70/day) Home modifications ($1,500 avg.)

Pennsylvania OPTIONS Program

PA OPTIONS

Age 60+

General Pennsylvania resident, at risk of nursing home placement.

Income Limits ~$2,000/month individual, varies by region

Asset Limits $8,000 individual

Cost-sharing required above certain income; rural/urban balance.

Benefits

In-home care (3-5 hours/week) Respite (up to 10 days/year) Adult day care (~$70/day) Transportation (~5 trips/month)

Living Independence for the Elderly (LIFE)

Pennsylvania LIFE (PACE)

Age 55+

General PA resident (specific counties), NFLOC, safe with LIFE support.

Income Limits (2025) ~$2,829/month (Medicaid-eligible); private pay option available.

Asset Limits $2,000 (individual), $3,000 (couple) for Medicaid enrollees.

16 providers in 25 counties (e.g., Allegheny, Luzerne); LIFE branding unique to PA.

Benefits

Personal care (5-7 hours/day) Medical care Meals Transportation Respite Therapies

Medicare Savings Program (MSP)

Pennsylvania Medicare Savings Program

Age 65+ or disabled

General PA resident, Medicare Part A/B.

Income Limits (2025) ~$2,510/month (QMB), ~$3,380/month (SLMB), ~$3,598/month (QI)—individual.

Asset Limits $9,430 (individual), $14,130 (couple).

Three tiers; includes Extra Help for Part D; no waitlist.

Benefits

Covers Part B premiums ($174.70/month) Deductibles ($240/year) Copays (~20%)

Family Caregiver Support Program (FCSP)

Pennsylvania Family Caregiver Support Program

Age —

General Caregivers of 60+ needing care or 55+ caregivers of others; PA resident; functional needs (2+ ADLs).

Income Limits (2025) No strict cap; reimbursements up to $600/month if care recipient income < ~$2,322/month 185% FPL

Asset Limits Not assessed; need-based.

High demand; includes grandparent caregivers.

Benefits

Respite (4-6 hours/week or 5 days/year) Adult day care ($60/day) Supplies (~$2,000/year) Caregiver training

VA Aid and Attendance (A&A) and Housebound Benefits

Pennsylvania VA Aid and Attendance/Housebound

Age 65+ or disabled veteran/spouse

General PA resident, wartime service, need for ADL help (A&A) or homebound.

Income Limits (2025) Net income < ~$1,984/month (veteran with dependent, A&A); pension offsets income.

Asset Limits ~$155,356 net worth limit

High veteran population; supports rural/urban care needs.

Benefits

Cash (~$1,433-$2,642/month veteran, ~$951-$1,318 spouse) for care costs (e.g., in-home, assisted living)

Property Tax/Rent Rebate Program (PTRR)

Pennsylvania Property Tax/Rent Rebate Program

Age 65+

General PA resident, homeowner/renter (or widow/er 50+, disabled 18+).

Income Limits (2025) ~$45,000/year individual or couple, excludes half of Social Security

Asset Limits Not assessed; income-focused.

Rebates up to $1,000; ~600,000 eligible annually.

Benefits

Rebates ($250-$1,000 based on income; e.g., $1,000 if income < $8,000)

Senior Farmers’ Market Nutrition Program (SFMNP)

Pennsylvania SFMNP

Age 60+

General PA resident, low-income.

Income Limits (2025) ~$2,322/month individual, 185% FPL

Asset Limits Not assessed.

Vouchers (~$50/season) via 52 AAAs; serves ~200,000 annually.

Benefits

Vouchers (~$50/season) for fresh produce at approved markets

What neighborhood is Echo Lake – SageLife Senior Living in?

Echo Lake – SageLife Senior Living is in the North Atwater Drive neighborhood of Malvern.

Who is the owner of Echo Lake – SageLife Senior Living?

Echo Lake – SageLife Senior Living is legally operated by Sage Atwater Tenant Trs Llc.

Is Echo Lake – SageLife Senior Living in a walkable area?

Echo Lake – SageLife Senior Living has a walk score of 11. Car-dependent. Most errands require a car, with limited nearby walkable options.

What is the license number of Echo Lake – SageLife Senior Living?

According to PA state health department records, Echo Lake – SageLife Senior Living's license number is 147130.

When does Echo Lake – SageLife Senior Living's license expire?

According to PA state health department records, Echo Lake – SageLife Senior Living's license expires on April 1, 2027.

What is the occupancy rate at Echo Lake – SageLife Senior Living?

Echo Lake – SageLife Senior Living's occupancy is 71%.

Does Echo Lake – SageLife Senior Living operate as a for-profit or non-profit?

Echo Lake – SageLife Senior Living is registered as a for-profit in PA.

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Echo Lake – SageLife Senior Living