The Haven at North Hills Senior Residence

Q: What neighborhood is The Haven at North Hills Senior Residence in?

The Haven at North Hills Senior Residence is in the Ivory Avenue neighborhood of Pittsburgh.

Q: Who is the owner of The Haven at North Hills Senior Residence?

The legal owner and operator of The Haven at North Hills Senior Residence is The Haven At North Hills Llc.

Q: Is The Haven at North Hills Senior Residence in a walkable area?

The Haven at North Hills Senior Residence 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 The Haven at North Hills Senior Residence?

According to PA state health department records, The Haven at North Hills Senior Residence's license number is 449380.

Q: When does The Haven at North Hills Senior Residence's license expire?

According to PA state health department records, The Haven at North Hills Senior Residence's license expires on November 1, 2026.

Q: What is the occupancy rate at The Haven at North Hills Senior Residence?

The Haven at North Hills Senior Residence's occupancy is 60%.

Q: How many beds does The Haven at North Hills Senior Residence have?

The Haven at North Hills Senior Residence has 90 beds.

Nursing Home & Assisted Living · Pittsburgh, PA

CMS overall rating

1 Windsor Way, Pittsburgh, PA 15237 View map

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The Haven at North Hills Senior Residence accepts Medicare, Medicaid, and private pay.

Calculator: See prices in your area

The Haven at North Hills Senior Residence accepts Medicare, Medicaid, and private pay.

Overview of The Haven at North Hills Senior Residence

Located at 1 Windsor Way in Pittsburgh’s North Hills, The Haven at North Hills Senior Residence has operated for 7 years under The Haven at North Hills LLC, with Kelly Vaccaro serving as director. The 90-bed nursing home and assisted living community sits in a low-walkability area (Walk Score 34), so transportation planning matters for families and visitors.

Fifty-four of 90 beds are currently filled; a 60% occupancy rate. The average length of stay is 86 days, which puts this in short-to-medium-stay territory rather than exclusively long-term.

Memory care is the facility’s clearest organizational priority. The HOPE BLOOMS™ Life Enrichment Program is the named framework for resident engagement; a holistic memory care program built around stimulating activities. Allegheny Village, an on-site secured dementia care unit with 24 beds, serves residents who need a more contained environment. Daily support services include assistance with bathing, grooming, oral care, medication management, housekeeping, and routine daily tasks.

Nursing coverage runs at 4 hours and 39 minutes of total care per resident per day. Registered nurses account for 41 minutes of that, with around-the-clock staffing in place. The facility accepts Medicare, Medicaid, and private pay.

State inspections have tended to focus on medication management as the primary operational theme.

At 90 beds with a dedicated dementia unit, the HOPE BLOOMS™ program, and Medicare and Medicaid acceptance, The Haven at North Hills is best suited to older adults with Alzheimer’s or dementia whose families want a purpose-built memory care environment in the Pittsburgh area.

(412) 435-3834

Quality ratings

Measured by Centers for Medicare & Medicaid Services (CMS)

Staffing hours breakdown

Hours per resident per day — compared to Pennsylvania state averages

Total nursing care / resident

4h 39m per day

This facility Pennsylvania avg (4h 9m per day)

vs Pennsylvania avg

+12%

2 of 6 metrics below state avg

Standout metric Physical Therapist is +51% above state avg

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.	41m per day	▼ 13% State avg: 47m 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.	1h 4m per day	▲ 18% State avg: 54m 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 22m per day	▲ 8% State avg: 2h 12m per day · National avg: 2h 20m 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	▲ 10% State avg: 3h 32m per day · National avg: 3h 27m 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.	9m per day	▲ 51% 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.	31m per day	▼ 5% State avg: 33m per day · National avg: 29m per day

Capacity and availability

86 days

90-bed community

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

7 years in operation

An established community with some operational experience and growing routines.

Walk Score: 34 / 100

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

BBB Rating: A+ (Not Accredited)

An independent rating from the Better Business Bureau based on factors such as complaint history, transparency, and business practices.
How BBB ratings work

About this community

Occupancy

Occupancy rate

60%

Lower than the Pennsylvania average: 78.7%

Occupied beds

54 / 90

Average occupied beds in Pennsylvania homes 103 beds

Facility TypePersonal Care Homes

StatusLicensed

IssuanceNovember 1, 2025

ExpirationNovember 1, 2026

CountyAllegheny

License LevelFULL

License Number449380

The Haven at North Hills Senior Residence is legally operated by The Haven At North Hills Llc.

Profit StatusProfit

Alzheimer's

24 units

Total beds

90 units

Staffing

Key information about the people who lead and staff this community.

ContactMs. Kelly Vaccaro, Director

75 Total Daily Staff PA avg: 76.9

0 Resident Support Staff

59 Residents Served

7 Current Residents

24 Capacity

15 Residents Served

Since 2021 · 5 years of data 11 citations 2 complaints 9 inspections 0 waivers

Inspection Score

13 points above the Pennsylvania average for nursing homes (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 July 1, 2025 Complaint Investigation

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.	11	63	This facility has 83% fewer total citations than a typical Pennsylvania nursing home (11 vs. PA avg 63).↓ 83% better Rank #55 / 482 Total citations — State benchmarked This home is ranked 55th 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. 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.	2.2	12.6	This facility has 83% fewer citations per year than a typical Pennsylvania nursing home (2.2 vs. PA avg 12.6).↓ 83% better
Citations per inspection Average citations per inspection.	1.2	5.7	This facility has 79% fewer citations per inspection than a typical Pennsylvania nursing home (1.2 vs. PA avg 5.7).↓ 79% better Rank #31 / 482 Citations per inspection — State benchmarked This home is ranked 31st 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. 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.	9	11	This facility has 18% fewer total inspections than a typical Pennsylvania nursing home (9 vs. PA avg 11).↓ 18% better
Inspections with citations Inspections that resulted in at least one regulatory citation.	4	8	This facility has 50% fewer inspections with citations than a typical Pennsylvania nursing home (4 vs. PA avg 8).↓ 50% better
Inspection citation rate Percentage of inspections that resulted in at least one citation.	44%	73%	This facility has 29 percentage points lower inspection citation rate than a typical Pennsylvania nursing home (44% vs. PA avg 73%).↓ 29% better Rank #62 / 482 Inspection citation rate — State benchmarked This home is ranked 62nd 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. 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.	2	4	This facility has 50% fewer total complaints than a typical Pennsylvania nursing home (2 vs. PA avg 4).↓ 50% better Rank #186 / 482 Total complaints — State benchmarked This home is ranked 186th 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. 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.	0.4	0.8	This facility has 50% fewer complaints per year than a typical Pennsylvania nursing home (0.4 vs. PA avg 0.8).↓ 50% better

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

The most recent inspection on July 1, 2025 found no deficiencies or citations following a complaint investigation.
The January 14, 2025 complaint investigation identified two deficiencies in medication administration timing and dementia unit keypad directions, both corrected by February 19, 2025.
The July 12, 2021 renewal inspection found seven deficiencies including unlocked poisonous materials, missing contract fee schedules, and medication availability issues.

Show Inspection Reports

Inspections since 2022

Total health inspections 6

Pennsylvania average 6.7

Last Health inspection on Jul 2025

Total health citations

Pennsylvania average 31.3

Citations per inspection

5.5

Pennsylvania average 4.4

Health citations are formal notices following inspections when they fail to comply with safety and care standards.

29 of 33 citations resulted from standard inspections; and 4 of 33 resulted from complaint investigations.

Breakdown of citation severity (last 4 years)

Critical health citations

100% better than Pennsylvania average

Pennsylvania average: 0.3

Serious health citations

100% better than Pennsylvania average

Pennsylvania average: 0.6

0 critical citations Pennsylvania average: 0.3

0 serious citations Pennsylvania average: 0.6

31 moderate citations Pennsylvania average: 29.5

2 minor citations Pennsylvania average: 0.8

Citations history (last 4 years)

Administration moderate citation Jul 17, 2025

Corrected

Administration moderate citation Jul 17, 2025

Corrected

Infection Control moderate citation Jul 17, 2025

Corrected

Nutrition moderate citation Jul 17, 2025

Corrected

Total staff 173

Employees 75

Contractors 98

Staff to resident ratio 3.68 : 1

101% more staff per resident than Pennsylvania average

Avg staff/day 33

Average shift 7.7 hours

0% compared with Pennsylvania average

Total staff hours (quarter) 23,412

Nursing staff breakdown

9.3 hours

9 hours

110

7.5 hours

Contractor staffing

1,941 contractor hours this quarter

Certified Nursing Assistant: 78 Registered Nurse: 11 Licensed Practical Nurse: 9

Staff by category


Certified Nursing Assistant	32	78	110	10,632	92	100%	7.5
Licensed Practical Nurse	13	9	22	4,554	92	100%	9
Registered Nurse	7	11	18	2,369	92	100%	9.3
Physical Therapy Assistant	3	0	3	1,032	78	85%	7.4
Speech Language Pathologist	3	0	3	733	78	85%	6.1
Respiratory Therapy Technician	5	0	5	670	80	87%	5.9
Physical Therapy Aide	2	0	2	648	70	76%	7.3
Other Dietary Services Staff	1	0	1	467	64	70%	7.3
Nurse Practitioner	1	0	1	454	60	65%	7.6
Mental Health Service Worker	1	0	1	452	61	66%	7.4
Administrator	1	0	1	442	62	67%	7.1
Qualified Social Worker	3	0	3	415	68	74%	6.1
RN Director of Nursing	1	0	1	229	31	34%	7.4
Clinical Nurse Specialist	1	0	1	216	36	39%	6
Dietitian	1	0	1	100	13	14%	7.7

110 Certified Nursing Assistant

% of Days 100%

22 Licensed Practical Nurse

% of Days 100%

18 Registered Nurse

% of Days 100%

3 Physical Therapy Assistant

% of Days 85%

3 Speech Language Pathologist

% of Days 85%

5 Respiratory Therapy Technician

% of Days 87%

2 Physical Therapy Aide

% of Days 76%

1 Other Dietary Services Staff

% of Days 70%

1 Nurse Practitioner

% of Days 65%

1 Mental Health Service Worker

% of Days 66%

1 Administrator

% of Days 67%

3 Qualified Social Worker

% of Days 74%

1 RN Director of Nursing

% of Days 34%

1 Clinical Nurse Specialist

% of Days 39%

1 Dietitian

% of Days 14%

View All Staffing Data in Pittsburgh

No penalties in the past 3 years

No civil money penalties or payment denials were reported in the last 3 years.

High-risk clinical events score 12.0

9% worse than Pennsylvania average

Pennsylvania average: 11.0

Functional decline score 24.1

8% worse than Pennsylvania average

Pennsylvania average: 22.2

Long-stay resident measures

Need for Help with Daily Activities Increased 14.7%

22% better than Pennsylvania average

Pennsylvania average: 19.0%

Walking Ability Worsened 19.8%

6% better than Pennsylvania average

Pennsylvania average: 21.1%

Low Risk Residents with Bowel/Bladder Incontinence 37.7%

41% worse than Pennsylvania average

Pennsylvania average: 26.7%

Falls with Major Injury 8.2%

158% worse than Pennsylvania average

Pennsylvania average: 3.2%

High Risk Residents with Pressure Ulcers 7.7%

39% worse than Pennsylvania average

Pennsylvania average: 5.5%

Urinary Tract Infection 0.7%

63% better than Pennsylvania average

Pennsylvania average: 1.8%

Lost Too Much Weight 9.4%

42% worse than Pennsylvania average

Pennsylvania average: 6.6%

Depressive Symptoms 0.7%

87% better than Pennsylvania average

Pennsylvania average: 5.5%

Antipsychotic Use 12.7%

26% better than Pennsylvania average

Pennsylvania average: 17.1%

Pneumococcal Vaccine 96.2%

11% better than Pennsylvania average

Pennsylvania average: 86.9%

Influenza Vaccine 97.8%

5% better than Pennsylvania average

Pennsylvania average: 93.5%

Short-stay resident measures

Pneumococcal Vaccine 87.6%

27% better than Pennsylvania average

Pennsylvania average: 68.8%

Antipsychotic medication increase 3.4%

119% worse than Pennsylvania average

Pennsylvania average: 1.5%

Influenza Vaccine 93.9%

37% better than Pennsylvania average

Pennsylvania average: 68.7%

Breakdown by payment type

Medicare

22% of new residents, usually for short-term rehab.

Typical stay 15 days

Private pay

36% of new residents, often for short stays.

Typical stay 1 - 2 months

Medicaid

42% of new residents, often for long-term daily care.

Typical stay 4 - 5 months

Total residents 47

Medicare

6.4% of residents

Medicaid

55.3% of residents

Private pay or other

38.3% of residents

Programs & Services

Residents Group

Residents meet regularly to discuss policies, care quality, and activities

Active Resident Council

Organized group of residents that meets regularly to discuss facility policies, quality of life, and activities.

Financial Trends

Historical financial and operational data for The Haven at North Hills Senior Residence from 2012–2024, based on CMS SNF Cost Reports.

Occupancy Rate 54.8% ↓ 34.6pp vs 2023

Net Patient Income -$770.8K ↑ ~$39.6K vs 2023

Payroll Costs $2.0M ↓ ~$154.8K vs 2023

Operating Margin -17.4% ↓ 4.9pp vs 2023

Metric	2012	2013	2014	2015	2016	2017	2018	2019	2020	2021	2022	2023	2024
Occupancy %	84.0%	84.1%	87.8%	92.0%	88.2%	91.2%	89.9%	91.9%	89.3%	79.4%	76.1%	89.4%	54.8%
Beds	55	55	55	55	55	55	55	55	55	55	55	55	90
Net Income	-$103,505	-$382,598	-$16,831	$93,229	-$159,675	$339,047	-$657,520	$598,076	$120,577	-$393,537	-$116,636	-$739,574	-$770,737
Gross Revenue	$6,582,462	$6,985,787	$6,672,096	$6,701,049	$11,027,533	$15,417,823	$15,424,651	$16,063,073	$16,592,977	$14,466,644	$15,570,784	$8,543,283	$5,888,796
Operating Expenses	$5,091,272	$5,541,799	$5,189,396	$5,226,003	$5,564,365	$5,183,224	$6,253,142	$5,334,763	$6,302,206	$6,013,215	$6,027,486	$7,314,611	$5,212,914
Net Patient Income	-$110,872	-$389,526	-$23,951	$90,247	-$161,609	$336,001	-$659,851	$598,422	-$255,643	-$597,113	-$329,474	-$810,383	-$770,758
Net Patient Revenue	$4,980,400	$5,152,273	$5,165,445	$5,316,250	$5,402,756	$5,519,225	$5,593,291	$5,933,185	$6,046,563	$5,416,102	$5,698,012	$6,504,228	$4,442,156
Payroll Costs	$3,068,659	$3,224,908	$2,933,436	$2,784,035	$2,870,049	$2,774,912	$2,799,783	$2,900,029	$2,960,417	$2,742,370	$2,660,473	$2,151,014	$1,996,262
Operating Margin %	-2.2%	-7.6%	-0.5%	1.7%	-3.0%	6.1%	-11.8%	10.1%	-4.2%	-11.0%	-5.8%	-12.5%	-17.4%
Medicare %	11.1%	12.7%	9.4%	8.0%	8.6%	7.1%	7.9%	8.9%	8.9%	18.2%	2.4%	9.9%	3.9%
Medicaid %	44.8%	44.4%	51.2%	55.5%	63.8%	68.7%	69.2%	66.7%	58.9%	50.3%	57.3%	56.6%	71.5%
Private %	44.1%	42.9%	39.3%	36.6%	27.6%	24.2%	22.8%	24.4%	32.1%	31.6%	40.3%	33.6%	24.6%
Net Patient Revenue/Day	$294	$305	$293	$288	$304	$301	$310	$322	$336	$340	$373	$342	$344
Cost/Day	$301	$328	$294	$283	$313	$283	$346	$289	$351	$377	$394	$384	$404
Avg Length of Stay	57.5 days	63.0 days	72.9 days	76.6 days	60.8 days	82.5 days	77.2 days	61.7 days	54.8 days	66.7 days	46.7 days	86.9 days	85.5 days

Finances and operations

Based on CMS SNF Cost Report for fiscal year ending in 03/2024.

Net patient revenue

$4.4M

Net patient income

-$770.8K

Voluntary non-profit community Operated by a church.

Net patient revenue

$4.4M

Net patient income

-$770.8K

Other income

$21

Payroll costs

$2.0M 44.9% of net patient revenue

Other operating costs

$3.2M

Total costs

$5.2M

What does this home offer?

Minimum Age: 55

TYPE OF STAY

Mostly long-term care residents

Most residents stay for extended periods and receive ongoing daily care.

New residents most often arrive under Medicaid (42% of admissions), and a typical Medicaid stay runs around 4 - 5 months.

Coverage residents most often arrive under.

Medicare 22%

Private pay 36%

Medicaid 42%

Coverage residents most often leave under.

Medicare 21%

Private pay 38%

Medicaid 41%

6.4 miles from city center Estimated distance in miles from Pittsburgh's city center to The Haven at North Hills Senior Residence'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.

5 facilities compared · CMS & PA Dept. of Health data


Vincentian Home		NH AL IL MC	Pittsburgh	90 Facility 90 PA AVG 94 Rank #251 / 555	57.8% Facility 57.8% PA AVG 78.7% Rank #384 / 518	-27%	4.64 Facility 4.64 PA AVG 4.15 Rank #70 / 207				+83%	+12%	$0 Facility $0 PA AVG $61.2k Rank #1 / 210	83 Facility 83 PA AVG 83 Rank #233 / 460	35 Facility 35 PA AVG 31.3 Rank #152 / 207	4.4 Facility 4.4 PA AVG 4.4 Rank #128 / 207	-	52	A	20 Facility 20 PA AVG 46 Rank #533 / 668	Vincentian Collaborative System	$22.3M Facility $22.3M PA AVG $32.8M Rank #39 / 209	$12.4M Facility $12.4M PA AVG $6.7M Rank #28 / 209	55.7% Facility 55.7% PA AVG 40% Rank #115 / 209	395034
Asbury Heights		NH AL IL MC	Pittsburgh	120 Facility 120 PA AVG 94 Rank #127 / 555	36.7% Facility 36.7% PA AVG 78.7% Rank #493 / 518	-53%	4.34 Facility 4.34 PA AVG 4.15 Rank #90 / 207				+58%	+5%	$0 Facility $0 PA AVG $61.2k Rank #1 / 210	88 Facility 88 PA AVG 83 Rank #162 / 460	23 Facility 23 PA AVG 31.3 Rank #121 / 207	3.8 Facility 3.8 PA AVG 4.4 Rank #109 / 207	-	44	-	47 Facility 47 PA AVG 46 Rank #320 / 668	Asbury Senior Care LLC	$20.5M Facility $20.5M PA AVG $32.8M Rank #79 / 209	$8.2M Facility $8.2M PA AVG $6.7M Rank #43 / 209	40% Facility 40% PA AVG 40% Rank #28 / 209	395391
The Haven at North Hills Senior Residence		NH AL	Pittsburgh (Ivory Avenue)	90 Facility 90 PA AVG 94 Rank #251 / 555	60.0% Facility 60.0% PA AVG 78.7% Rank #353 / 518	-24%	4.66 Facility 4.66 PA AVG 4.15 Rank #62 / 207				-13%	+12%	$0 Facility $0 PA AVG $61.2k Rank #1 / 210	96 Facility 96 PA AVG 83 Rank #38 / 460	33 Facility 33 PA AVG 31.3 Rank #150 / 207	5.5 Facility 5.5 PA AVG 4.4 Rank #163 / 207	-	49	A+	34 Facility 34 PA AVG 46 Rank #426 / 668	The Haven At North Hills LLC	$4.4M Facility $4.4M PA AVG $32.8M Rank #202 / 209	$2.0M Facility $2.0M PA AVG $6.7M Rank #204 / 209	44.9% Facility 44.9% PA AVG 40% Rank #89 / 209	395903
Seneca Place Village		NH AL IL NC	Verona	100 Facility 100 PA AVG 94 Rank #203 / 555	71.0% Facility 71.0% PA AVG 78.7% Rank #262 / 518	-10%	3.95 Facility 3.95 PA AVG 4.15 Rank #141 / 207				+55%	-5%	$0 Facility $0 PA AVG $61.2k Rank #1 / 210	93 Facility 93 PA AVG 83 Rank #85 / 460	65 Facility 65 PA AVG 31.3 Rank #196 / 207	6.5 Facility 6.5 PA AVG 4.4 Rank #184 / 207	1	71	-	20 Facility 20 PA AVG 46 Rank #533 / 668	Seneca Place Holdings LLC	$12.6M Facility $12.6M PA AVG $32.8M Rank #127 / 209	$5.4M Facility $5.4M PA AVG $6.7M Rank #82 / 209	43.1% Facility 43.1% PA AVG 40% Rank #16 / 209	395790
Marian Manor	-	NH AL	Pittsburgh (Banksville)	118 Facility 118 PA AVG 94 Rank #146 / 555	54.7% Facility 54.7% PA AVG 78.7% Rank #406 / 518	-30%	-	-	-	-	-	-	-	-	-	-	-	-	-	27 Facility 27 PA AVG 46 Rank #489 / 668		$8.2M Facility $8.2M PA AVG $32.8M Rank #164 / 209	$5.2M Facility $5.2M PA AVG $6.7M Rank #152 / 209	63.1% Facility 63.1% PA AVG 40% Rank #48 / 209	395765

Nursing Home Explorer

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 The Haven at North Hills Senior Residence in?

The Haven at North Hills Senior Residence is in the Ivory Avenue neighborhood of Pittsburgh.

Who is the owner of The Haven at North Hills Senior Residence?

The legal owner and operator of The Haven at North Hills Senior Residence is The Haven At North Hills Llc.

Is The Haven at North Hills Senior Residence in a walkable area?

The Haven at North Hills Senior Residence 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 The Haven at North Hills Senior Residence?

According to PA state health department records, The Haven at North Hills Senior Residence's license number is 449380.

When does The Haven at North Hills Senior Residence's license expire?

According to PA state health department records, The Haven at North Hills Senior Residence's license expires on November 1, 2026.

What is the occupancy rate at The Haven at North Hills Senior Residence?

The Haven at North Hills Senior Residence's occupancy is 60%.

How many beds does The Haven at North Hills Senior Residence have?

The Haven at North Hills Senior Residence has 90 beds.

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The Haven at North Hills Senior Residence

Overview of The Haven at North Hills Senior Residence

Quality ratings

Staffing hours breakdown

Capacity and availability

About this community

Occupancy

License Details

Ownership & Operating Entity

Type Of Units

Staffing

Leadership

State Inspection Report (PA)

Secured Dementia Care Unit (PA)

Resident Conditions (PA)

Contact The Haven at North Hills Senior Residence

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.

Health Inspection History

Inspections since 2022

Breakdown of citation severity (last 4 years)

Citations history (last 4 years)

Staffing Data

Nursing staff breakdown

Registered Nurse

Licensed Practical Nurse

Certified Nursing Assistant

Contractor staffing

Staff by category

110 Certified Nursing Assistant

22 Licensed Practical Nurse

18 Registered Nurse

3 Physical Therapy Assistant

3 Speech Language Pathologist

5 Respiratory Therapy Technician

2 Physical Therapy Aide

1 Other Dietary Services Staff

1 Nurse Practitioner

1 Mental Health Service Worker

1 Administrator

3 Qualified Social Worker

1 RN Director of Nursing

1 Clinical Nurse Specialist

1 Dietitian

Penalties and fines

Quality of care over time

Long-stay resident measures

Short-stay resident measures

Breakdown by payment type

Medicare

Private pay

Medicaid

Facility Characteristics

Programs & Services

Residents Group

Active Resident Council

Financial Trends

Financial Performance

Payroll & Labor Costs

Payer Mix (percentage)

Finances and operations

What does this home offer?

Who this home usually serves

Mostly long-term care residents

Admissions

Discharges

Places of interest near The Haven at North Hills Senior Residence

Calculate Travel Distance to The Haven at North Hills Senior Residence

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Financial Assistance for Nursing Home in Pennsylvania

Community HealthChoices (CHC)

Pennsylvania OPTIONS Program

Living Independence for the Elderly (LIFE)

Medicare Savings Program (MSP)

Family Caregiver Support Program (FCSP)

Financial Assistance for
Nursing Home in Pennsylvania