The Rivers at Puyallup

    123 4th Ave NW, Puyallup, WA 98371
    • Independent Living
    • Assisted Living
    • Memory Care

    Warm friendly staff excellent care

    I moved my mom in and I'm very pleased - the staff are warm, friendly and genuinely helpful, the food is excellent (restaurant-style dining and a salad bar), and the building is clean, well-kept and homey. There's a full calendar of activities, useful amenities like a salon and theater, and a strong family-focused, safe atmosphere with attentive care and good communication. I'd recommend this community.

    Loved one of resident
    Aug 2026

    Pricing

    Prices shown are estimates and subject to change. Contact your senior living advisor for current pricing.

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    Amenities

    Healthcare services

    • Activities of daily living assistance
    • Assistance with bathing
    • Assistance with dressing
    • Assistance with transfers
    • Coordination with health care providers
    • Hospice waiver
    • Medication management
    • Mental wellness program

    Healthcare staffing

    • 12-16 hour nursing
    • 24-hour call system
    • 24-hour supervision

    Meals and dining

    • Diabetes diet
    • Meal preparation and service
    • Restaurant-style dining
    • Special dietary restrictions

    Room

    • Air-conditioning
    • Cable
    • Fully furnished
    • Housekeeping and linen services
    • Internet
    • Kitchenettes
    • Private bathrooms
    • Telephone
    • Wifi

    Memory care community services

    • Dementia waiver
    • Mild cognitive impairment
    • Specialized memory care programming

    Transportation

    • Community operated transportation
    • Transportation arrangement
    • Transportation arrangement (medical)
    • Transportation arrangement (non-medical)
    • Transportation to doctors appointments

    Common areas

    • Beauty salon
    • Computer center
    • Dining room
    • Fitness room
    • Gaming room
    • Garden
    • Outdoor space
    • Small library
    • Wellness center

    Community services

    • Concierge services
    • Fitness programs
    • Move-in coordination

    Activities

    • Community-sponsored activities
    • Planned day trips
    • Resident-run activities
    • Scheduled daily activities

    Reviews

    3.91·(92)

    Overall rating

    1. 5
    2. 4
    3. 3
    4. 2
    5. 1
    • Care

      3.8
    • Staff

      4.2
    • Meals

      4.0
    • Amenities

      3.8
    • Value

      2.5

    Pros

    • Compassionate, attentive caregiving staff
    • Active, varied life-enrichment program
    • Restaurant-style dining with flexible hours
    • Wide dining choices including salad bar
    • Robust memory-care unit with specialized programming
    • On-site salon and barbershop
    • Clean, well-maintained interior spaces
    • Spacious community rooms and outdoor patio
    • Accessible downtown location near shops and services
    • Frequent transportation and scheduled outings
    • Safety systems such as sign-in/check-in procedures
    • Supportive move-in and admissions assistance
    • On-site therapy and medical-support availability
    • Family involvement and education opportunities
    • Welcoming, community-oriented atmosphere

    Cons

    • High staff turnover and staffing inconsistencies
    • Management and administrative communication failures
    • Billing and contract transparency weaknesses
    • Inconsistent completion of routine personal-care tasks
    • Inconsistent meal-service quality and temperature control
    • Understaffed memory-care shifts at times
    • Resident property security gaps
    • Limited onsite physician access and clinical oversight
    • High ancillary and medication-administration fees
    • Exterior maintenance and parking limitations
    • Sanitation concerns in select common areas
    • Noise impacts from nearby transportation

    Summary of reviews

    The Rivers at Puyallup presents a mixed but informative picture. Strengths are concentrated in frontline caregiving, social programming, and dining: reviewers consistently describe caregivers as compassionate and engaged, and the community maintains an active life-enrichment calendar (arts and crafts, games, exercise classes, outings, movies, trivia, and specialty offerings). The memory-care unit and dementia-specific programming are highlighted positively; families note structured activities, dementia education resources, and a warm, family-oriented atmosphere. The facility's downtown location, communal spaces (coffee area, large community room, patio) and on-site amenities (salon, theater, laundry support) support social engagement and convenience.

    Dining and facilities are frequently cited as assets. Many accounts describe restaurant-style service, a variety of menu choices, flexible dining hours, and generally clean, well-kept interiors. Apartment configurations often include full-size refrigerators or kitchenettes and handicapped-accessible bathrooms; some units are described as spacious and comfortable. Conversely, the building is older and undergoing refurbishment in places, so prospective residents should expect variability in unit size, storage capacity, and some exterior touch-ups or parking constraints.

    Notable operational patterns raise caution. Staffing stability and administrative responsiveness emerge as recurring concerns: high turnover, leadership vacancies, and uneven staff coverage are linked to inconsistent completion of routine personal-care tasks and occasional understaffing in memory care. Management communication weaknesses and delays in follow-up are described alongside several examples of billing disputes, delayed refunds, unclear contract terms (including nonrefundable community fees and private-pay policy), and high ancillary charges (medication-administration and other service fees). There are also accounts of missing personal items and worries about oversight of resident belongings and communal interactions, indicating a need for clearer property-security protocols and supervision practices.

    Quality of care can be strong but variable. Many families praise nurses, aides, and therapy staff for individualized attention and fast, organized move-ins; others cite lapses in day-to-day care continuity (inconsistent bathing or grooming, limited doctor visits, or night checks that some families found unnecessary). Meal quality is generally seen as a positive but with intermittent inconsistencies in temperature and presentation. Noise from nearby trains and limited parking are practical considerations for location-sensitive residents.

    For prospective residents and families: The Rivers at Puyallup may be a good fit for those who prioritize active programming, engaged caregiving staff, robust memory-care programming, and a downtown setting with on-site amenities. Before committing, families should review contracts and fee schedules closely, ask for current staffing ratios (particularly in memory care), clarify medication/ancillary charges and refund policies, inquire about property-security practices, and tour the specific unit to assess room size and condition. These steps can help align expectations with the variable administrative and operational experiences described across reviews.

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    Location

    Map showing location of The Rivers at Puyallup

    The Rivers at Puyallup is located at 123 4th Ave NW, Puyallup, WA, 98371.

    About The Rivers at Puyallup

    The Rivers at Puyallup is an assisted living community that offers independent living, assisted living, memory care, respite care, hospice, and even aging in place options for people over 55, and the property's right by bus lines if folks want to visit or go out and around, with parking and transportation services available, some complimentary and some at a cost. Residents can have small pets in assisted living, and the apartments come in studio, one-bedroom, and two-bedroom styles, each with walk-in showers, spacious closets, kitchenettes, screened-in porches, individually controlled air conditioning, window coverings, cable TV, and wall-to-wall carpeting, so people can get settled in with what they need, and there's also linen, laundry, and dry-cleaning services along with weekly housekeeping, so chores are mostly taken care of for you. Meals include three freshly prepared options served daily, restaurant-style dining, and room service available, plus international foods and special diets for people who need vegetarian, vegan, low sugar, or low sodium choices, and guests can join residents for meals too.

    The staff includes caregivers and nurses available all hours to help with medication reminders, health monitoring, continence care, and daily needs, or just help getting around, with support for independent seniors who want an active lifestyle or others who prefer more assistance, and the building's licensed for 120 beds under state license number 2280. There's lots to do with a fitness center, Jacuzzi, barber shop, beauty salon, movie theater, game room, computer room, community library, and indoor and outdoor areas for activities, sitting by the fireplace, or relaxing on patio gardens, and folks can join field trips, games, hobby sessions, devotional services, or outings as part of the regular activity program. The Rivers at Puyallup is owned by Pegasus Senior Living, offers no-maintenance living, and stays pet friendly so most residents can bring companions, and the place aims to give a good mix of comfort, wellness programs, and engaging events to help people find community and feel at home.

    About Pegasus Senior Living

    The Rivers at Puyallup is managed by Pegasus Senior Living.

    Pegasus Senior Living, founded in 2018 and headquartered in Grapevine, Texas, operates approximately 39 communities nationwide. Led by industry veterans with decades of experience, they provide independent living, assisted living, and specialized memory care services. Their signature "Connections" program serves residents with dementia.

    People often ask...

    The Rivers at Puyallup offers competitive pricing, with rates starting at a cost of $3,023 per month.

    The Rivers at Puyallup offers independent living, assisted living, and memory care.

    There are 59 photos of The Rivers at Puyallup on Mirador.

    Yes, The Rivers at Puyallup allows residents to age in place and adjust their level of care as needed.

    The full address for this community is 123 4th Ave NW, Puyallup, WA 98371.

    No, The Rivers at Puyallup does not offer respite care. Respite care in assisted living communities provides temporary, short-term relief for primary caregivers by offering professional care for their loved ones. It allows individuals to stay in an assisted living community for a limited time, giving caregivers a break while ensuring residents receive necessary support and assistance with daily activities.

    Safety & Compliance

    In Washington, the Department of Social & Health Services licenses assisted living and adult family homes, publishing inspection, investigation, and fire-safety reports.

    License number2483
    StatusOp
    Facility typeAssisted Living Facility
    Capacity120 residents
    ExpiresApril 30th, 2027
    View the official license record

    Inspection Reports

    21

    Reports

    60

    Citations

    0

    Complaints

    3

    Years

    11 May 2026Life Safety
    Verified prior violations were corrected and no deficiencies were found.
    01 Jul 2025Investigation
    Found no deficiencies.
    01 May 2025Enforcement Letters
    Cited a fire-safety deficiency and assessed a $1,000 civil fine for noncompliance with fire codes. The deficiency was uncorrected and previously cited.
    • WAC 388-78A-2040(1)Other requirements.
    08 Apr 2025Life Safety
    Identified a kitchen grease-fire safety issue due to excessive grease buildup and scorch marks, and the approval status was disapproved.
    • IFC 606.3.3.2 2021Grease accumulation and cleaning requirements
    08 Apr 2025Life Safety
    Identified numerous unresolved fire-safety deficiencies across systems, doors, alarms, and record-keeping; prior deficiencies remained uncorrected and documentation incomplete.
    • IFC 903.5; Section 901; NFPA 25Sprinkler system testing/maintenance
    • 13.7.2.1; NFPA 25Backflow prevention testing/maintenance
    • NFPA 80; 5.2.1; 5.2.4Fire door inspection, testing, and acceptance/testing documentation
    • IFC 701.6; 2018Fire-resistance-rated construction inspection/maintenance
    • IFC 904.12.5.2; 2018Hood suppression system maintenance/testing/connection to fire alarm
    • IFC 907.8; NFPA 72; 2018Fire alarm system inspection, testing and maintenance
    • NFPA 720; IFC 907.8; 2018Smoke alarm maintenance
    • NFPA 720; IFC 915.6; 2018Carbon monoxide alarm maintenance
    • IFC 4.1.4; NFPA 72Fire drill and alarm signal testing/documentation
    01 Jan 2025Enforcement Letters
    Fined for failing to correct the third failed State Fire Marshal inspections, leaving residents at risk in emergencies. A follow-up visit confirmed the deficiency remained uncorrected from a prior date.
    • WAC 388-78A-2040(1)Other requirements
    14 Nov 2024Investigation
    Investigated and identified a deficiency related to staff training and accountability for controlled medications.
    • Training and accountability for controlled medications
    17 Sept 2024Investigation
    Investigated and found deficiencies related to failing to investigate resident abuse and credential issues.
    01 Sept 2024Enforcement Letters
    Investigated a deficiency related to tuberculosis testing and cited a violation that resulted in a civil fine.
    • WAC 388-78A-2480(1)(2)Tuberculosis—Testing—Required
    19 Aug 2024Investigation
    Investigated and found that residents did not receive showers or personal hygiene, and staffing levels were insufficient.
    • Failure to provide showers and personal hygiene
    • Insufficient staffing to render resident care services
    01 Aug 2024Enforcement Letters
    Cited deficiencies for failure to implement a negotiated service agreement and to investigate missing hearing aids, resulting in civil fines.
    • WAC 388-78A-2160Implementation of negotiated service agreement
    • WAC 388-78A-2371(1)(2)(3)Investigations
    30 Jul 2024Life Safety
    Investigated identified extensive fire-safety deficiencies across protection systems, doors, alarms, extinguishing equipment, and documentation.
    • IFC 509.2 (2012, 2015, 2018)Access to fire protection equipment
    • IFC 607.3.3 (2018)Cleaning of hoods and related components
    • IFC 701.6 (2018)Fire-resistance-rated construction; inventory and inspections
    • NFPA 80 (2018)Fire door inspection and testing
    • IFC 705.2 (2018)Opening protectives - door operation
    • IFC 706.1 (2018) with NFPA 80 / NFPA 105 referencesDuct and air transfer openings - protection; dampers
    • IFC 903.5 (2009, 2012, 2015, 2018)Sprinkler system documentation; inspections and testing
    • NFPA 25 (2017)Backflow prevention testing and maintenance
    • IFC 904.12.5.2 (2018)Automatic extinguishing systems service
    • IFC 906.7 (2015, 2018)Hangers and brackets for portable extinguishers
    • IFC 907.10 (2018)Smoke alarm maintenance
    • IFC 907.8 (2018)Fire alarm system testing and maintenance
    • IFC 915.6 (2018)Carbon monoxide alarm maintenance
    • IFC 1013.5 (2018)Exit signs maintenance
    • Fire drill documentation
    • IFC 509.2 (2012, 2015, 2018)Access to fire protection equipment (repeat deficiency)
    09 Jul 2024Inspection
    Identified deficiencies related to service agreement signing, background check retention, and TB screening for new staff.
    • WAC 388-78A-2150Signing negotiated service agreements
    • WAC 388-78A-2471Background check retention/confidentiality
    • WAC 388-78A-2480Tuberculosis testing
    23 Apr 2024Investigation
    Found a failure to ensure a safe discharge for a resident and documented a written citation for failed provider practice.
    • Failed provider practice
    23 Feb 2024Investigation
    Determined there were deficiencies because residents and their representatives were not informed in writing in advance about changes in costs and services and signed care plans were not obtained as required.
    • RCW 70.129.030Notice of rights and services – Admission of individuals
    01 Dec 2023Enforcement Letters
    Imposed a civil fine after determining a failure to conduct a thorough investigation into resident-to-resident altercations and missing funds for three residents.
    • WAC 388-78A-2371(1)(2)(3)Investigations
    10 Oct 2023Investigation
    Investigated complaints found deficiencies related to not following doctor's orders and not providing showers as agreed.
    • Failed to follow physician orders
    • Did not provide showers as agreed
    01 Oct 2023Enforcement Letters
    Cited deficiencies found for failing to provide showers as agreed, inadequate monitoring of resident well-being, and failure to notify changes in a resident’s condition, resulting in civil fines.
    • WAC 388-78A-2160Implementation of negotiated service agreement
    • WAC 388-78A-2120Monitoring residents’ well-being
    • WAC 388-78A-2640Reporting significant change in a resident’s condition
    21 Sept 2023Investigation
    Investigators identified a failed provider practice related to medication administration and recordkeeping, with medications not consistently delivered as prescribed and poor documentation of MARs and follow-ups.
    • WAC 388-78A-2210Medication services
    • WAC 388-78A-2230; WAC 388-78A-2250Medication management and MAR documentation
    26 Jul 2023Investigation
    An investigation found deficiencies and resulted in citations for failures in handling resident-to-resident incidents and ongoing assessments; multiple issues were identified during the review period.
    • WAC 388-78A-2371Investigations
    • WAC 388-78A-2371Investigations
    • WAC 388-78A-2100On-going assessments
    • WAC 388-78A-2100On-going assessments
    06 Jun 2023Life Safety
    Investigated and identified several fire-safety deficiencies, including missing inventory and wall-rating documentation, gaps in extinguishing-system maintenance, and expired or missing smoke alarms, with prior violations noted as corrected.
    • IFC 701.6 2018 / WAC 51-54AInventory of fire-resistance-rated construction
    • IFC 706.1 2018Documentation of wall ratings
    • IFC 904.12.5.2 2018Extinguishing system service
    • IFC 907.10 2018Smoke alarm maintenance
    • NFPA 80 (2018) / IFC 5.2.1 (as referenced)Fire door inspection and testing
    • IFC 907.8 2018Inspection, Testing and Maintenance
    • IFC 904.12.5.2 2018Duct and Air Transfer Openings - Maintaining Protection

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    Mirador Living is not affiliated with the owner or operator(s) of The Rivers at Puyallup. The information above has not been verified or approved by the owner or operator. For exact information, please contact The Rivers at Puyallup directly. There is no cost for this service. We are compensated by the community you select.

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