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Morningside House of Exton, nestled in the vibrant state of Pennsylvania, has the vision to provide an active memory care community where residents can continue life’s adventure surrounded by warmth and care. Offering personal care, memory care, and short-term stays ensures residents fully embrace each moment.
The memory care amenities and facilities at Morningside House of Exton are designed to enhance residents’ daily experiences and ensure their comfort and security. From beautiful gardens and delicious meals to various recreational activities and vibrant community spirit, every aspect of the facility promotes engagement and well-being. With options like memory care services, tailored activities, and cozy living spaces, residents can enjoy a fulfilling lifestyle supported by compassionate care and modern conveniences.
Lower than the Pennsylvania average: 78.7%Morningside House of Exton is legally operated by Al One Pa Investments Opco Llc.
In Pennsylvania, the Department of Human Services (for assisted living facilities) and the Department of Health (for nursing homes) conduct unannounced inspections to verify adherence to state regulations.
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 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
| 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 |
|
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 |
Inspections
| 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 55% more total inspections than a typical Pennsylvania assisted living residence (17 vs. PA avg 11).↑ 55% 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.
| 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 |
Complaints & Investigations
| 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 |
|
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 |
An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.
The most recent inspection on August 11, 2025, found deficiencies related to incomplete staff training records and resident support plans, though corrective actions and new procedures were implemented. Earlier inspections showed a pattern of issues including medication management, resident care, staff training, and safety concerns, with some substantiated complaints involving neglect and abuse resulting in resident harm and death. Notable enforcement actions were not listed in the available reports, but the facility faced multiple citations for failure to report incidents timely, inadequate supervision, and medication administration errors. Complaint investigations mostly found substantiated issues related to resident neglect and abuse, with corrective plans accepted and implemented over time. The inspection history indicates ongoing challenges with compliance, but recent follow-ups show efforts toward correction and monitoring.
Read the full inspection reports for this facility, including detailed findings and corrective actions.
Show Inspection Reports
Pets Allowed
Building Type: 3-story
Transportation Services
Fitness and Recreation
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.
— 5.49 miles to nearest hospital (Bryn Mawr Rehab Hospital)
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Morningside House of Exton is located in Exton, Pennsylvania.
Here are the financial assistance programs available to residents in Pennsylvania.
The information below is reported by the Pennsylvania Department of Human Services and Department of Health.
| Eagleview Landing |
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. | Exton | 121 | Yes | 31 | Eagleview Landing LP | 21 | 10 | 85.7% | 350 | 16.7 | Profit | 97 | 1.39 | 57.9% | Studio / 1 Bed / 2 Bed | - |
| Sunrise of Paoli |
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.
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. | Malvern (General Warren Village) | 110 | Yes | 23 | Welltower Opco Group LLC | 14 | 7 | 71.4% | 50 | 3.6 | Profit | - | - | 54.5% | - | A+ |
| Morningside House of Exton |
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.
HC Home Care Professional care delivered in the person's own home — from companionship and errands to skilled nursing and therapy. Allows seniors to age in place. Medicare covers skilled home health when medically necessary.
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. | Exton (Sunrise Boulevard) | 106 | Yes | 41 | Al One Pa Investments Opco LLC | 17 | 8 | 88.2% | 85 | 5.0 | Profit | - | - | 39.6% | - | - |
| Exton Senior Living |
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. | Exton | 100 | Yes | 42 | Snh Penn Tenant LLC | 14 | 7 | 85.7% | 77 | 5.5 | Profit | 79 | 1.34 | 59.0% | Studio / 1 Bed / Semi-Private Rooms | - |
| Visiting Angels – Exton |
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. | Exton (Exton Commons) | - | Yes | 52 | - | - | - | - | - | - | - | - | - | - | - | - |
Morningside House of Exton is in the Sunrise Boulevard neighborhood of Exton.
The legal owner and operator of Morningside House of Exton is Al One Pa Investments Opco Llc.
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.
According to PA state health department records, Morningside House of Exton's license number is 144891.
According to PA state health department records, Morningside House of Exton's license expires on February 20, 2026.
Morningside House of Exton's occupancy is 40%.
Morningside House of Exton has 106 beds.
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