Morningside House of Exton

Q: What neighborhood is Morningside House of Exton in?

Morningside House of Exton is in the Sunrise Boulevard neighborhood of Exton.

Q: Is Morningside House of Exton in a walkable area?

Morningside House of Exton has a walk score of 41. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

Q: What is the license number of Morningside House of Exton?

According to PA state health department records, Morningside House of Exton's license number is 144891.

Q: When does Morningside House of Exton's license expire?

According to PA state health department records, Morningside House of Exton's license expires on February 20, 2026.

Q: What is the occupancy rate at Morningside House of Exton?

Morningside House of Exton's occupancy is 40%.

Q: Does Morningside House of Exton operate as a for-profit or non-profit?

Morningside House of Exton is registered as a for-profit in PA.

Overview of Morningside House of Exton

Operated by AL One PA Investments, Morningside House of Exton is a 106-bed assisted living community located on Sunrise Boulevard in Exton, Pennsylvania. The three-story community currently has 42 residents, reflecting a 40 percent occupancy rate. In addition to assisted living, it offers rehabilitation services, respite care, hospice coordination, nursing services, and 24-hour staffing to support older adults with both short-term and long-term care needs.

Furthermore, chef-prepared meals are served daily in a welcoming dining setting that encourages both nutrition and social interaction. Residents also have access to a fitness center, wellness programs, outdoor spaces, a library, a salon, Wi-Fi, emergency response systems, scheduled transportation, housekeeping, laundry services, and regular social activities that promote engagement and connection.

The surrounding neighborhood is somewhat walkable, allowing access to some nearby services on foot, while most errands and appointments are more conveniently reached with a short drive. This location provides residents with reasonable access to local shopping, dining, and other essential amenities.

Facility Direct Line (610) 594-0455

106-bed community

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

Walk Score: 41 / 100

Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

About this community

Occupancy

Occupancy rate

40%

Lower than the Pennsylvania average: 78.7%

Occupied beds

42 / 106

Average occupied beds in Pennsylvania homes 103 beds

Best of Loudoun

Best of the Burg 2024 Finalist

Facility TypePersonal Care Homes

IssuanceAugust 20, 2025

ExpirationFebruary 20, 2026 Expired

CountyChester

License Number144891

Morningside House of Exton is legally operated by Al One Pa Investments Opco LLC.

Profit StatusFor-profit

Wheelchair Accessible

Secured Perimeter

Emergency SystemsYes

Safety Features24-hour security and emergency response systems, handrails and wheelchair-accessible spaces.

Does not accept Medicaid

Does not accept Medicare

Rehabilitation Services

Respite Care

Nursing Services

24-Hour Staffing

HousekeepingYes

Linen ServiceYes

Utilities IncludedYes

Fitness Center

Library

Outdoor Spaces

Salon/Spa Services

Wifi

Transportation Services

Emergency Systems

24/7 Staff Support

Housekeeping And Laundry Services

Full-Service Dining

Scheduled Transportation

Social Events

Wellness And Fitness Programs

Activities

Since 2021 · 5 years of data 85 citations 8 complaints 17 inspections 0 waivers

Inspection Score

13 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.
0
vs 0.9 avg
↓ 100% fewer 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 August 11, 2025 Monitoring

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.	85	63	This facility has 35% more total citations than a typical Pennsylvania assisted living residence (85 vs. PA avg 63).↑ 35% worse Rank #385 / 478 Total citations — State benchmarked This home is ranked 385th out of 478 homes in Pennsylvania for Total citations. Shows this facility's total citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. 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.	17	12.6	This facility has 35% more citations per year than a typical Pennsylvania assisted living residence (17 vs. PA avg 12.6).↑ 35% worse
Citations per inspection Average citations per inspection.	5	5.7	This facility has 12% fewer citations per inspection than a typical Pennsylvania assisted living residence (5 vs. PA avg 5.7).↓ 12% better Rank #317 / 478 Citations per inspection — State benchmarked This home is ranked 317th out of 478 homes in Pennsylvania for Citations per inspection. Shows this facility's citations per inspection compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. 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.	17	11	This facility has had 55% more total inspections than the Pennsylvania average (17 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↑ 55% more
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.	88%	73%	This facility has 15 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (88% vs. PA avg 73%).↑ 15% worse Rank #440 / 478 Inspection citation rate — State benchmarked This home is ranked 440th out of 478 homes in Pennsylvania for % of inspections with citations. Shows this facility's % of inspections with citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. 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 #426 / 478 Total complaints — State benchmarked This home is ranked 426th out of 478 homes in Pennsylvania for Complaint inspections. Shows this facility's complaint inspections compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. 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.

April 8, 2025 complaint investigation substantiated neglect causing a resident’s death and violation of resident rights by forcing use of the home’s physician.
March 3, 2025 follow-up found 11 deficiencies including no CPR-certified staff on shift, unlocked poisonous materials, medication errors, and incomplete fire safety training.
August 11, 2025 monitoring review found the plan of correction fully implemented despite two deficiencies in staff training records and incomplete resident support plans.

Show Inspection Reports

What does this home offer?

Pets Allowed

Building Type: 3-story

Transportation Services

Fitness and Recreation

Managed by Susan Ackman

Licensed Assisted Living Administrator

Over 30 years of experience

Susan Ackman is a Licensed Assisted Living Administrator and Certified Dementia Practitioner who supports Morningside House communities by fostering compassionate care. With over 30 years in leadership and extensive experience within Morningside House, she prioritizes treating residents like family and ensuring their well-being is at the heart of every decision.

0.3 miles from city center Estimated distance in miles from Exton's city center to Morningside House of Exton's address, calculated via Google Maps.

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


Eagleview Landing	AL MC	Exton	121	Yes	30	Eagleview Landing LP	66	21	10 Facility 10 PA AVG 4 Rank #455 / 478	85.7% Facility 85.7% PA AVG 72.7% Rank #417 / 478	350 Facility 350 PA AVG 63 Rank #472 / 478	16.7 Facility 16.7 PA AVG 5.7 Rank #467 / 478	Profit	97 Facility 97 PA AVG 76.9 Rank #106 / 356	1.39	-	Studio / 1 Bed / 2 Bed	-
Sunrise of Paoli	AL MC RC	Malvern (General Warren Village)	110	Yes	23	Welltower Opco Group LLC	77	14	7 Facility 7 PA AVG 4 Rank #401 / 478	71.4% Facility 71.4% PA AVG 72.7% Rank #286 / 478	50 Facility 50 PA AVG 63 Rank #291 / 478	3.6 Facility 3.6 PA AVG 5.7 Rank #221 / 478	Profit	-	-	54.5%	Studio / 1 Bed / 2 Bed	A+
Morningside House of Exton	AL HOS MC RC	Exton (Sunrise Boulevard)	106	Yes	41	Al One Pa Investments Opco LLC	70	17	8 Facility 8 PA AVG 4 Rank #426 / 478	88.2% Facility 88.2% PA AVG 72.7% Rank #440 / 478	85 Facility 85 PA AVG 63 Rank #385 / 478	5.0 Facility 5.0 PA AVG 5.7 Rank #317 / 478	Profit	-	-	39.6%	-	-
Sunrise of Exton	AL MC RC	Exton (Sunrise Boulevard)	106	Yes	47	Al One Pa Investments Opco LLC	70	17	8 Facility 8 PA AVG 4 Rank #426 / 478	88.2% Facility 88.2% PA AVG 72.7% Rank #440 / 478	85 Facility 85 PA AVG 63 Rank #385 / 478	5.0 Facility 5.0 PA AVG 5.7 Rank #317 / 478	Profit	-	-	-	-	-
Exton Senior Living	AL MC RC	Pike Exton	100	Yes	42	Snh Penn Tenant LLC	71	14	7 Facility 7 PA AVG 4 Rank #401 / 478	85.7% Facility 85.7% PA AVG 72.7% Rank #417 / 478	77 Facility 77 PA AVG 63 Rank #372 / 478	5.5 Facility 5.5 PA AVG 5.7 Rank #345 / 478	Profit	79 Facility 79 PA AVG 76.9 Rank #161 / 356	1.34	59.0%	Studio / 1 Bed / Semi-Private Rooms	-

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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 Morningside House of Exton in?

Morningside House of Exton is in the Sunrise Boulevard neighborhood of Exton.

Who is the owner of Morningside House of Exton?

Morningside House of Exton is legally operated by Al One Pa Investments Opco LLC.

Is Morningside House of Exton in a walkable area?

Morningside House of Exton has a walk score of 41. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

What is the license number of Morningside House of Exton?

According to PA state health department records, Morningside House of Exton's license number is 144891.

When does Morningside House of Exton's license expire?

According to PA state health department records, Morningside House of Exton's license expires on February 20, 2026.

What is the occupancy rate at Morningside House of Exton?

Morningside House of Exton's occupancy is 40%.

Does Morningside House of Exton operate as a for-profit or non-profit?

Morningside House of Exton is registered as a for-profit in PA.

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