Arbor Terrace Exton

Q: Is Arbor Terrace Exton in a walkable area?

Arbor Terrace Exton has a walk score of 34. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

Q: What is the license number of Arbor Terrace Exton?

According to PA state health department records, Arbor Terrace Exton's license number is 147930.

Q: When does Arbor Terrace Exton's license expire?

According to PA state health department records, Arbor Terrace Exton's license expires on July 27, 2026.

Q: What is the occupancy rate at Arbor Terrace Exton?

Arbor Terrace Exton's occupancy is 85%.

Q: Are pets allowed at Arbor Terrace Exton?

Yes, Arbor Terrace Exton allows residents to bring their pets.

Q: Does Arbor Terrace Exton operate as a for-profit or non-profit?

Arbor Terrace Exton is registered as a for-profit in PA.

Overview of Arbor Terrace Exton

An elegant and luxurious home steeped in excellence, Arbor Terrace at Exton has raised the standard of senior living. Their dedicated team of professional staff strives to provide care that is nothing short of extraordinary. The luxurious community practices a results-driven lifestyle that aims to provide quality service for its personal care and memory care seniors.

They offer an array of opportunities to be discovered–through its activities and programs, allowing for a mentally and physically stimulating environment for residents. Supportive living is given for individuals with specific care in terms of helping with daily living and dementia care– that is, assistance with bathing, grooming, dressing, medication management, and activities for physical and mental stimulation activities.

Facility Direct Line (484) 292-2910

Staffing hours breakdown

Hours per resident per day — compared to Pennsylvania state averages

Staff type	Hours / Day / Resident	vs state avg
Registered Nurse (RN) RNs hold the highest nursing license and can assess residents, interpret test results, and direct care plans. More RN hours per day often signals stronger clinical oversight and faster response to health changes.	1h 4m per day	▲ 56% State avg: 41m per day · National avg: 41m per day
LPN / LVN Licensed Practical Nurses (LPNs) or Licensed Vocational Nurses (LVNs) deliver routine hands-on care — medication administration, wound dressing, and monitoring vital signs. They work under RN supervision and make up a large share of daily bedside care.	41m per day	▼ 27% State avg: 56m per day · National avg: 52m per day
Nurse Aide Certified Nurse Aides (CNAs) provide the most direct day-to-day assistance: bathing, dressing, feeding, and mobility. Nurse aide hours are typically the largest staffing category and directly affect residents' quality of life.	2h 41m per day	▲ 20% State avg: 2h 14m per day · National avg: 2h 21m per day
Weekend Total Nursing Combined nursing hours (RN + LPN + Nurse Aide) per resident per day on weekends. Staffing often drops on weekends — this figure reveals whether the facility maintains adequate coverage outside of weekday hours.	3h 53m per day	▲ 13% State avg: 3h 27m per day · National avg: 3h 26m per day
Physical Therapist Hours per resident per day provided by licensed Physical Therapists (PTs) or PT Assistants. PT services help residents recover mobility after injury or illness and are especially important for post-acute (short-stay) rehabilitation.	2m per day	▼ 67% State avg: 6m per day · National avg: 4m per day
Weekend RN Registered nurse hours specifically on weekends. Facilities sometimes reduce RN presence on Saturdays and Sundays — a low weekend RN figure compared to weekday hours can indicate reduced clinical oversight when most administrative staff are absent.	51m per day	▲ 76% State avg: 29m per day · National avg: 29m per day

99-bed community

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

Walk Score: 34 / 100

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

About this community

Occupancy

Occupancy rate

85%

Higher than the Pennsylvania average: 78.7%

Occupied beds

84 / 99

Average occupied beds in Pennsylvania homes 103 beds

Facility TypePersonal Care Homes

IssuanceJuly 27, 2025

ExpirationJuly 27, 2026 Expires in 17 days

CountyChester

License LevelFULL

License Number147930

Arbor Terrace Exton is legally operated by Csh Exton Lessee LLC.

Profit StatusFor-profit

Alzheimer's

32 units

Total beds

99 units

Respite Care

Personal Care

111 Total Daily Staff PA avg: 76.9

83 Waking Staff

0 Resident Support Staff

84 Residents Served

0 Current Residents

32 Capacity

27 Residents Served

Dining Options

Concierge Services

Exercise And Wellness Programs

Personal Linen And Laundry Services

Housekeeping Services

Full Range Of Activities For Engaging Residents

Starting Price$5,195 per month

Starting Price$6,700 per month

Starting Price$6,950 per month

Since 2021 · 5 years of data 120 citations 7 complaints 24 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 2, 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.	120	63	This facility has 90% more total citations than a typical Pennsylvania assisted living residence (120 vs. PA avg 63).↑ 90% worse Rank #417 / 478 Total citations — State benchmarked This home is ranked 417th 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.	24	12.6	This facility has 90% more citations per year than a typical Pennsylvania assisted living residence (24 vs. PA avg 12.6).↑ 90% 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.	24	11	This facility has had 118% more total inspections than the Pennsylvania average (24 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↑ 118% more
Inspections with citations Inspections that resulted in at least one regulatory citation.	22	8	This facility has 175% more inspections with citations than a typical Pennsylvania assisted living residence (22 vs. PA avg 8).↑ 175% worse
Inspection citation rate Percentage of inspections that resulted in at least one citation.	92%	73%	This facility has 19 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (92% vs. PA avg 73%).↑ 19% worse Rank #453 / 478 Inspection citation rate — State benchmarked This home is ranked 453rd 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.	7	4	This facility has 75% more total complaints than a typical Pennsylvania assisted living residence (7 vs. PA avg 4).↑ 75% worse Rank #401 / 478 Total complaints — State benchmarked This home is ranked 401st 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.	1.4	0.8	This facility has 75% more complaints per year than a typical Pennsylvania assisted living residence (1.4 vs. PA avg 0.8).↑ 75% worse

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

April 2, 2025 renewal inspection found 17 deficiencies including unsecured poisonous materials, medication management errors, and food storage issues; all corrections were implemented by June 5, 2025.
March 27, 2025 complaint follow-up substantiated safety risks after a resident eloped through a broken window and exit door egress was blocked; medication documentation remained incomplete.
Multiple follow-ups from January to October 2024 confirmed full implementation of plans of correction addressing unlocked poisonous materials, medication administration, and staff training deficiencies.

Show Inspection Reports

Long-stay resident measures

Significantly below average

Hospitalizations per 1,000 days 2.35

13% worse than Pennsylvania average

Pennsylvania average: 2.08

ED visits per 1,000 days 1.62

45% worse than Pennsylvania average

Pennsylvania average: 1.12

Short-stay resident measures

Significantly above average

Re-hospitalized after SNF stay 23.4%

8% better than Pennsylvania average

Pennsylvania average: 25.4%

Emergency department visits 5.8%

29% better than Pennsylvania average

Pennsylvania average: 8.2%

Falls with major injury 1.2%

60% worse than Pennsylvania average

Pennsylvania average: 0.8%

Ability to care for self at discharge 73.9%

38% better than Pennsylvania average

Pennsylvania average: 53.7%

Successful return to home or community 61.6%

22% better than Pennsylvania average

Pennsylvania average: 50.6%

What does this home offer?

Pets Allowed

Housing Options: Studio / 1 Bed / 2 Bed

Building Type: 3-story

Transportation Services

Fitness and Recreation

Managed by Sue Haines

Executive Director

35 years of experience

Sue Haines is the Executive Director at Arbor Terrace Exton, bringing 35 years of experience including 28 years in senior living. She has served as a Nursing Home Administrator and Personal Care Home Administrator, licensed in Pennsylvania and Delaware. Sue is passionate about working with seniors and enjoys gardening, repurposing antique furniture, and spending time with her family and pets.

Living Spaces & Floor Plans for Arbor Terrace Exton

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


Eagleview Landing	MC AL	Exton	121 Facility 121 PA AVG 94 Rank #122 / 554	Yes	30 Facility 30 PA AVG 46 Rank #467 / 667	Eagleview Landing LP	66 Facility 66 PA AVG 83 Rank #410 / 460	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	MC AL RC	Malvern (General Warren Village)	110 Facility 110 PA AVG 94 Rank #165 / 554	Yes	23 Facility 23 PA AVG 46 Rank #513 / 667	Welltower Opco Group LLC	77 Facility 77 PA AVG 83 Rank #315 / 460	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+
Sunrise of Exton	MC AL RC	Exton (Sunrise Boulevard)	106 Facility 106 PA AVG 94 Rank #182 / 554	Yes	47 Facility 47 PA AVG 46 Rank #319 / 667	Al One Pa Investments Opco LLC	70 Facility 70 PA AVG 83 Rank #377 / 460	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	MC AL RC	Pike Exton	100 Facility 100 PA AVG 94 Rank #203 / 554	Yes	42 Facility 42 PA AVG 46 Rank #366 / 667	Snh Penn Tenant LLC	71 Facility 71 PA AVG 83 Rank #372 / 460	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	-
Arbor Terrace Exton	MC	Exton	99 Facility 99 PA AVG 94 Rank #226 / 554	Yes	34 Facility 34 PA AVG 46 Rank #425 / 667	Csh Exton Lessee LLC	62 Facility 62 PA AVG 83 Rank #437 / 460	24	7 Facility 7 PA AVG 4 Rank #401 / 478	91.7% Facility 91.7% PA AVG 72.7% Rank #453 / 478	120 Facility 120 PA AVG 63 Rank #417 / 478	5.0 Facility 5.0 PA AVG 5.7 Rank #317 / 478	Profit	111 Facility 111 PA AVG 76.9 Rank #69 / 356	1.32	84.8%	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

Who is the owner of Arbor Terrace Exton?

Arbor Terrace Exton is legally operated by Csh Exton Lessee LLC.

Is Arbor Terrace Exton in a walkable area?

Arbor Terrace Exton has a walk score of 34. Somewhat walkable. A few nearby services may be reachable on foot, but most trips require transportation.

What is the license number of Arbor Terrace Exton?

According to PA state health department records, Arbor Terrace Exton's license number is 147930.

When does Arbor Terrace Exton's license expire?

According to PA state health department records, Arbor Terrace Exton's license expires on July 27, 2026.

What is the occupancy rate at Arbor Terrace Exton?

Arbor Terrace Exton's occupancy is 85%.

Are pets allowed at Arbor Terrace Exton?

Yes, Arbor Terrace Exton allows residents to bring their pets.

Does Arbor Terrace Exton operate as a for-profit or non-profit?

Arbor Terrace Exton is registered as a for-profit in PA.

Guides for Better Senior Living

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Overview of Arbor Terrace Exton

Staffing hours breakdown

About this community

Occupancy

License Details

Ownership & Operating Entity

Type Of Units

Therapy & Rehabilitation

Additional Services

State Inspection Report (PA)

Secured Dementia Care Unit (PA)

Resident Conditions (PA)

Amenities & Lifestyle

Pricing & Financial Information

Contact Arbor Terrace Exton

Inspection History

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.

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.

Citations Citations are formal regulatory issues recorded during state inspections.

Inspections State inspections evaluate whether the facility meets health and safety standards.

Complaints & Investigations Complaints are formal concerns filed by residents, families, or staff. Investigations are on-site follow-ups.

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

Quality of care over time

Long-stay resident measures

Short-stay resident measures

What does this home offer?

Managed by Sue Haines

Living Spaces & Floor Plans for Arbor Terrace Exton

Places of interest near Arbor Terrace Exton

Calculate Travel Distance to Arbor Terrace Exton

Compare Memory Care around Exton

Financial Assistance for Memory Care in Pennsylvania

Community HealthChoices (CHC)

Pennsylvania OPTIONS Program

Living Independence for the Elderly (LIFE)

Medicare Savings Program (MSP)

Family Caregiver Support Program (FCSP)

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

Property Tax/Rent Rebate Program (PTRR)

Senior Farmers’ Market Nutrition Program (SFMNP)

Guides for Better Senior Living

Financial Assistance for
Memory Care in Pennsylvania