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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 composite 0–100 score combining this facility's inspections, citations, complaints, and enforcement actions relative to the Pennsylvania state average. The score below shows how many points this facility sits above or below the typical Pennsylvania assisted living residence score (the benchmark); higher is better.
13 points below the Pennsylvania average for assisted living residences (83/100)
Rank #377 / 460 in Pennsylvania Inspection Score — State benchmarked This home is ranked 377th out of 460 homes in Pennsylvania. Shows this facility's inspection score compared to the Pennsylvania average among 460 comparable communities in the ranking pool. Inspection score: 70 out of 100. Letter grade C-. 13 points below the Pennsylvania average for assisted living residences (83/100)
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 Rank #388 / 482 Total citations — State benchmarked This home is ranked 388th 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. |
|
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 #320 / 482 Citations per inspection — State benchmarked This home is ranked 320th 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. |
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 Rank #443 / 482 Inspection citation rate — State benchmarked This home is ranked 443rd 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. |
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 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. |
|
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.
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)
Add your location
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
Facility
121
PA AVG
94
Rank
#122 / 555 | Yes |
31
Facility
31
PA AVG
46
Rank
#457 / 668 | Eagleview Landing LP | 66
Facility
66
PA AVG
83
Rank
#410 / 460 | 21 | 10
Facility
10
PA AVG
4
Rank
#459 / 482 | 85.7%
Facility
85.7%
PA AVG
72.7%
Rank
#420 / 482 | 350
Facility
350
PA AVG
63
Rank
#476 / 482 | 16.7
Facility
16.7
PA AVG
5.7
Rank
#470 / 482 | Profit | 97
Facility
97
PA AVG
76.9
Rank
#107 / 361 | 1.39 |
57.9%
Facility
57.9%
PA AVG
68.8%
Rank
#359 / 485 | Studio / 1 Bed / 2 Bed | - |
| Sunrise of Paoli |
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. | Malvern (General Warren Village) | 110
Facility
110
PA AVG
94
Rank
#166 / 555 | Yes |
23
Facility
23
PA AVG
46
Rank
#514 / 668 | Welltower Opco Group LLC | 77
Facility
77
PA AVG
83
Rank
#315 / 460 | 14 | 7
Facility
7
PA AVG
4
Rank
#405 / 482 | 71.4%
Facility
71.4%
PA AVG
72.7%
Rank
#288 / 482 | 50
Facility
50
PA AVG
63
Rank
#294 / 482 | 3.6
Facility
3.6
PA AVG
5.7
Rank
#224 / 482 | Profit | - | - |
54.5%
Facility
54.5%
PA AVG
68.8%
Rank
#385 / 485 | - | 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
Facility
106
PA AVG
94
Rank
#182 / 555 | Yes |
41
Facility
41
PA AVG
46
Rank
#376 / 668 | Al One Pa Investments Opco LLC | 70
Facility
70
PA AVG
83
Rank
#377 / 460 | 17 | 8
Facility
8
PA AVG
4
Rank
#430 / 482 | 88.2%
Facility
88.2%
PA AVG
72.7%
Rank
#443 / 482 | 85
Facility
85
PA AVG
63
Rank
#388 / 482 | 5.0
Facility
5.0
PA AVG
5.7
Rank
#320 / 482 | Profit | - | - |
39.6%
Facility
39.6%
PA AVG
68.8%
Rank
#464 / 485 | - | - |
| 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
Facility
100
PA AVG
94
Rank
#203 / 555 | Yes |
42
Facility
42
PA AVG
46
Rank
#367 / 668 | Snh Penn Tenant LLC | 71
Facility
71
PA AVG
83
Rank
#372 / 460 | 14 | 7
Facility
7
PA AVG
4
Rank
#405 / 482 | 85.7%
Facility
85.7%
PA AVG
72.7%
Rank
#420 / 482 | 77
Facility
77
PA AVG
63
Rank
#375 / 482 | 5.5
Facility
5.5
PA AVG
5.7
Rank
#347 / 482 | Profit | 79
Facility
79
PA AVG
76.9
Rank
#162 / 361 | 1.34 |
59.0%
Facility
59.0%
PA AVG
68.8%
Rank
#346 / 485 | 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
Facility
52
PA AVG
46
Rank
#261 / 668 | - | - | - | - | - | - | - | - | - | - | - | - | - |
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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