Occupancy rate
40%
Lower than the Pennsylvania average: 78.7%Morningside House of Exton
Assisted Living in Exton
Morningside House of Exton
Assisted Living in Exton
Overview of Morningside House of Exton
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.
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.
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
Lower than the Pennsylvania average: 78.7%Occupied beds
42 / 106
Average residents
103 per day
AwardsBest of Loudoun, Best of the Burg 2024 Finalist
Facility TypePersonal Care Homes
StatusLicensed
IssuanceAugust 20, 2025
ExpirationFebruary 20, 2026
CountyChester
License Number144891
Morningside House of Exton is legally operated by Al One Pa Investments Opco Llc.
Profit StatusPROFIT
Wheelchair Accessible
Secured Perimeter
Emergency SystemsYes
Safety Features24-hour security and emergency response systems, handrails and wheelchair-accessible spaces.
Doesn't Accept Medicaid
Doesn't Accept Medicare
Rehabilitation Services
Respite Care
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
ActivitiesEngaging social activities and community events.
Specific ProgramsShort-term Stays, Hospice Coordination
Food DescriptionChef-prepared meals served daily in a welcoming dining setting.
Meals IncludedYes
What does this home offer?
Pets Allowed: Yes, Pets Allowed
Building Type: 3-story
Transportation Services
Fitness and Recreation
Types of Care at Morningside House of Exton
Assisted Living
Memory Care
Hospice Care
Inspection History
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.
17 visits/inspections
Inspections are mandatory, regular evaluations conducted by state health departments or regulatory agencies. They ensure the community provides safe, compliant care, covering areas like resident health, staff and management.
8 visits/inspections triggered by complaints
Results
15 with citations
2 without citations
Pennsylvania average: 4 complaint visits
Pennsylvania average: 8 inspections with citations
Show Inspection Reports
8 complaints
Formal expressions of dissatisfaction or concern made by residents, or their families regarding various aspects of the care, services, and environment provided.
Pennsylvania average: 4 complaints
Latest inspection
Date
August 11, 2025
Monitoring85 total citations
Citations indicate regulatory violations. A higher number implies the facility had several areas requiring improvement.
Pennsylvania average: 63 citations
5.0 citations per inspection
Pennsylvania average: 5.7 citations per inspection
85 deficiencies
Deficiencies indicate regulatory issues. A higher number implies the facility had several areas requiring improvement.
Pennsylvania average: 59 deficiencies
0
waivers
A waiver is a formal permission granted by the PA Department of Human Services allowing a facility to deviate from a specific state regulation under defined conditions. Waivers are not penalties — they are approved exemptions, most commonly issued for staff qualification requirements. A higher number of waivers may indicate a facility relies on staff who don't fully meet standard credential requirements, which is worth noting but is common in facilities with diverse or foreign-educated workforces. Waivers are reviewed annually and can be revoked if conditions aren't met.
No waivers on record
A waiver is a formal permission granted by the PA Department of Human Services allowing a facility to deviate from a specific state regulation under defined conditions. Waivers are not penalties — they are approved exemptions, most commonly issued for staff qualification requirements. A higher number of waivers may indicate a facility relies on staff who don't fully meet standard credential requirements, which is worth noting but is common in facilities with diverse or foreign-educated workforces. Waivers are reviewed annually and can be revoked if conditions aren't met.
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.
Pennsylvania average: 0.9 waivers
Inspection Report Summary for Morningside House of Exton
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.
Financial Assistance for
Assisted Living in Pennsylvania
Morningside House of Exton is located in Exton, Pennsylvania.
Here are the financial assistance programs available to residents in Pennsylvania.
Places of interest near Morningside House of Exton
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)
Calculate Travel Distance to Morningside House of Exton
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Penalties and fines
Federal penalties imposed by CMS for regulatory violations, including civil money penalties (fines) and denials of payment for new Medicare/Medicaid admissions.
Source: CMS Penalties Database
Penalty History
Penalties are imposed by CMS for violations of federal nursing home regulations.
No penalties in the past 3 years
No civil money penalties or payment denials were reported in the last 3 years.
Compare Assisted Living around Exton The information below is reported by the Pennsylvania Department of Human Services and Department of Health.
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| 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% | - | - |
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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 | 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 | - | 0 | 0 | 0% | 0 | - | - | - | - | - | - |
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