The Birches at Newtown

    70 Durham Rd, Newtown, PA 18940
    • Assisted Living
    • Memory Care

    Warm attentive staff, hotel-like facility

    I moved my mom to this Bucks County community and we're very pleased - the staff are warm, attentive and genuinely caring, the building is spotless and hotel-like, meals are excellent, and there are plenty of activities plus on-site therapy. Mom is thriving, feels safe and engaged; it's definitely worth a visit.

    Loved one of resident
    Jul 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
    • 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
    • Kitchenettes
    • Private bathrooms
    • Telephone
    • Wifi

    Memory care community services

    • Mild cognitive impairment
    • Specialized memory care programming

    Transportation

    • Community operated transportation
    • Transportation arrangement
    • Transportation arrangement (non-medical)

    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

    4.50·(185)

    Overall rating

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

      4.4
    • Staff

      4.5
    • Meals

      3.9
    • Amenities

      4.3
    • Value

      3.1

    Pros

    • Compassionate and attentive caregiving staff
    • Personalized, resident-centered care plans
    • Robust on-site rehabilitation services (PT/OT) and trainers
    • Active, varied activities and recreational programming
    • Clean, modern, well-maintained physical environment
    • Apartment-style private rooms and spacious layouts
    • Restaurant-style dining and accommodating menu substitutions
    • On-site amenities (theater, salon, fitness room, gardening areas)
    • Dedicated memory-care programming and secure outdoor space
    • Proactive wellness programs and one-to-one exercise sessions
    • Responsive administrative leadership when engaged
    • Shuttle/local transportation and community outings

    Cons

    • Inconsistent staffing levels and high staff turnover
    • Weaker night/evening staffing and slower response times
    • Staff skills and training variability across shifts
    • Odor concerns in the memory-care unit
    • Inconsistent dining quality and freshness
    • Pricing opacity and escalating fee structure
    • Gaps in family communication and transfer coordination
    • Allegations of theft and financial mishandling
    • Inconsistent housekeeping and laundry service reliability
    • Variability in medication administration oversight
    • Limited acceptance of Medicaid/Medicare (private-pay model)
    • Activity delivery inconsistent with advertised offsite outings

    Summary of reviews

    The Birches at Newtown presents as a largely new, well-appointed assisted- and memory-care community with many amenities and several clear strengths. Families and visitors frequently note a bright, hotel-like atmosphere, spacious apartment-style rooms, on-site amenities such as a movie theater, salon, fitness room and gardening areas, and a generally clean, well-maintained campus. The community's rehabilitation services (physical and occupational therapy) and proactive wellness programming are repeatedly identified as substantive clinical strengths that support residents' functional outcomes.

    Care quality is a mixed but generally positive picture. Numerous accounts emphasize compassionate, resident-focused caregivers who engage residents personally, know them by name, and follow individualized care plans. Recreational therapy and activity programming — music, crafts, discussion groups, exercise classes, and frequent social events — are areas of consistent praise and appear to contribute to resident engagement and quality of life. At the same time, reviewers describe variability in clinical staffing and skills, especially across shifts: daytime staffing and therapy services tend to be stronger, while night and evening coverage is described as thinner and slower to respond. Several comments point to staffing turnover and the use of agency personnel as drivers of inconsistent care continuity.

    Dining and nutrition receive mixed feedback. Many families and residents like the restaurant-style dining, variety of menu options, and accommodating substitutions; others note inconsistent food quality, occasional product freshness issues, and moments where menu execution is bland. There are also isolated sanitation and kitchen-cleanliness concerns that prospective families may wish to clarify during a tour.

    The memory-care program is described as active and resident-focused in many accounts, with specialized activities and a secure outdoor garden. However, there are specific operational concerns around the memory-care unit including odor concerns at entry points and variability in behavior management and environment that merit direct inspection. Prospective residents should observe the memory-care neighborhoods in person and ask for information on cleaning protocols, staffing ratios, and behavioral-support approaches.

    Management and administrative patterns are similarly mixed. Several reviewers praise responsive leadership, an open-door approach, and clear care-plan communication. Conversely, other families report gaps in communication during care transitions, problems with transfers or belongings, unresolved refund/financial disputes, and inconsistent follow-through on concerns. Pricing transparency is a recurrent theme: the facility operates primarily on a private-pay model (no Medicaid/Medicare in many cases) and some families cite unexpected or escalating fees and complexity in the billing structure. There are also serious individual allegations concerning theft and financial mishandling that should be investigated directly with facility leadership and through contract review prior to commitment.

    Notable patterns and practical recommendations: The Birches offers many of the physical and programmatic attributes prospective residents seek — modern spaces, active programming, and strong rehab services — but operational consistency is uneven in a few areas. Prospective families should schedule multiple visits (including daytime and evening hours), tour the memory-care neighborhood, observe meal service, ask for current staffing ratios by shift, request copies of sample care plans and medication/transfer protocols, and obtain a clear, written explanation of fees and refund/transfer policies. Confirm whether Medicaid/Medicare are accepted and how the facility handles high-acuity needs and night coverage. Doing so will help balance the facility's demonstrable strengths against the operational variability noted by families.

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    Location

    Map showing location of The Birches at Newtown

    The Birches at Newtown is located at 70 Durham Rd, Newtown, PA, 18940.

    About The Birches at Newtown

    The Birches at Newtown sits in a place that looks and feels a bit like a New England cottage, with apartments that are clean, homey, and well taken care of, coming in studio, one-bedroom, or two-bedroom floor plans. Heritage Senior Living manages the community, and the staff pays attention to residents, showing care and responding to their needs while helping with daily activities like bathing, dressing, and medicine management any time day or night. Residents with memory loss can join the Daybreak Memory Care program, which is one of the care options offered, and anyone in the building can get help from personal care services or take part in therapy sessions through the FOX Therapy Rehabilitation Program. There are daily exercise classes led by trained professionals, with other health and wellness programs designed to keep people moving and as independent as they can be. The dining room is bright and comfortable, with meals that focus on nutrition and quality ingredients, while activities like games, art projects, live music, and holiday celebrations fill the days. Residents who want to feel connected can find a link to the Jewish community and take part in social, physical, and emotional activities the staff sets up. Security, independence, privacy, and friendship matter here, and the team adjusts care to each person as much as possible, always aiming to support both safety and dignity, though the place itself remains affordable for those needing some level of help. The community is always looking for ways to do things better by asking for feedback on things like food choices and events, and if anyone wants more details, everything is up on the website.

    People often ask...

    The Birches at Newtown offers competitive pricing, with rates starting at a cost of $5,507 per month.

    The Birches at Newtown offers assisted living and memory care.

    There are 33 photos of The Birches at Newtown on Mirador.

    The full address for this community is 70 Durham Rd, Newtown, PA 18940.

    No, The Birches at Newtown 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 Pennsylvania, the Department of Human Services licenses personal care homes and assisted living residences and publishes its licensing inspection summaries.

    License number142301
    Facility typeProvisional
    License classLicensed
    Capacity120 residents
    LicenseeCARE HSL NEWTOWN OPCO LLC
    Care servedPersonal Care Homes
    EffectiveMarch 25th, 2026
    ExpiresSeptember 25th, 2026
    Special certificationSpecial Care Unit (capacity 57)
    View the official license record

    Inspection Reports

    33

    Reports

    12

    Type A Citations

    2

    Type B Citations

    0

    Complaints

    10

    Years

    22 Oct 2025Inspection
    Identified multiple deficiencies across staffing, contracts, medication management, safety, and record-keeping.
    • 2600. 25.b.Contract Signatures
    • 2600. 42.b.Abuse
    • 2600. 51.Criminal Background Check
    • 2600. 54.a.Direct Care Staff
    • 2600. 62.List of Staff Persons
    • 2600. 65.a.FS Orientation 1st Day
    • 2600. 65.d.Initial Direct Care Training
    • 2600. 82.c.Locking Poisonous Materials
    • 2600. 85.b.Infestation
    • 2600. 85.d.Trash Receptacles
    • 2600. 103.c.Food Protected
    • 2600. 121.a.Unobstructed Egress
    • 2600. 125.a.Combustible Storage
    • 2600. 131.f.Fire Extinguisher Inspection
    • 2600. 141.b.1.Annual Medical Evaluation
    • 2600. 183.b.Meds and Syringes Locked
    • 2600. 183.d.Prescription Current
    • 2600. 183.e.Storing Medications
    • 2600. 184.a.Meds Labeled
    • 2600. 184.b.Labeling OTC/CAM
    • 2600. 227.c.Support Plan Revision
    • 2600. 227.g.Support Plan Signatures
    • 2600. 231.b.Medical Evaluation
    • 2600. 231.c.Preadmission Screening
    • 2600. 251.c.Standardized Forms
    • 2600. 162.c.Menus Posted
    • 2600. 121.a.Unobstructed Egress
    22 Sept 2025Inspection
    Found a loose pill in a medication cart and incomplete administration/documentation of prescribed medications.
    • 2600.183.ePrescription medications, OTC medications and CAM shall be stored in an organized manner under proper conditions of sanitation, temperature, moisture and light and in accordance with the manufacturer’s instructions.
    • 2600.187.dFollow Prescriber's Orders
    05 Aug 2025Inspection
    Identified deficiencies related to resident dignity and respect and to support plan signatures and contents.
    • 2600.42.c.Treatment of Residents
    • 2600.227.g.Support Plan Signatures
    • 2600.234.b.Support Plan Needs Elements
    04 Jun 2025Inspection
    Identified deficiencies in resident medical evaluations and additional assessments.
    • 2600.141.a.Medical Evaluation Information
    • 2600.225.c.Additional Assessment
    20 May 2025Inspection
    Identified a contract signature deficiency where the resident did not sign.
    • 2600.25.b.Contract signatures
    07 May 2025Inspection
    Identified multiple deficiencies in resident equipment safety, poisonous materials, food storage, and medication management.
    • 2600.81.b.Wheelchairs, walkers, prosthetic devices and other apparatus used by residents must be clean, in good repair and free of hazards.
    • 2600.82.c.Poisonous materials shall be kept locked and inaccessible to residents unless all residents can safely use or avoid poisonous materials.
    • 2600.103.g.Food shall be stored in closed or sealed containers.
    • 2600.183.b.Prescription medications, OTC medications, CAM and syringes shall be kept in an area or container that is locked.
    • 2600.183.e.Storing Medications
    • 2600.187.d.Follow Prescriber's Orders
    03 Apr 2025Inspection
    Identified multiple deficiencies related to incident reporting, confidentiality, abuse handling, securing poisonous materials, medical evaluation completeness, and locking device directions.
    • 2600.16.cWritten Incident Report
    • 2600.17Record Confidentiality
    • 2600.42.bAbuse
    • 2600.82.cLocking Poisonous Materials
    • 2600.141.aMedical Evaluation Information
    • 2600.233.cKey-Locking Devices
    12 Feb 2025Inspection
    Investigated a series of deficiencies across governance, resident rights, safety, and medication management; multiple violations were cited and corrective actions were needed.
    • 2600.15.bSupervisor Plan
    • 2600.25.bContract Signatures
    • 2600.41.eSigned Statement
    • 2600.51Criminal History Checks
    • 2600.54.aDirect Care Staff Qualifications
    • 2600.65.aFire Safety Orientation (First Day)
    • 2600.65.bRights/Abuse 40 Hours Orientation
    • 2600.65.eAnnual Training (12 Hours)
    • 2600.65.fAnnual Training Topics
    • 2600.81.bPersonal Equipment Safety
    • 2600.82.cLocking Poisonous Materials
    • 2600.103.eLeftover Food Labeling
    • 2600.103.gFood Storage
    • 2600.162.cMenus Posted
    • 2600.181.cSelf-administration Assessment
    • 2600.182.cMedication Administration
    • 2600.183.eStoring Medications
    • 2600.185.aMedication Storage Procedures
    • 2600.187.aMedication Record
    • 2600.187.bDate/Time of Medication Administration
    • 2600.187.dFollow Prescriber's Orders
    • 2600.225.cAdditional Assessments
    • 2600.227.cSupport Plan Revision
    • 2600.233.cKey-Locking Devices
    • 2600.225.cAdditional Assessments
    16 May 2024Inspection
    Identified multiple deficiencies including abusive behavior by staff, inadequate staff qualifications and training, and incomplete resident care planning.
    • Type B2600Abuse
    • 2600Direct Care Staff - Qualifications
    • 2600Initial Direct Care Training
    • 2600Training Topics
    • 2600Annual Training Content
    • 2600Positive Interventions (Safe Management Techniques)
    • 2600Support Plan Needs Elements
    • 2600Training - Dementia Care
    21 Nov 2023Inspection
    Observed a poisonous cleaning product was unlocked and accessible to residents in a secure dementia unit laundry room; not all residents were assessed as able to safely use or avoid poisonous materials.
    • 2600.82.CPoisonous materials
    02 Feb 2023Inspection
    Identified deficiencies in documenting how resident needs would be met in the support plan, including two-person assist for transfers not described; corrections were added and ongoing monitoring planned.
    • 2600.227dDocumentation of medical/behavioral care services in resident support plans
    01 Nov 2022Inspection
    Identified multiple deficiencies across posting, incident reporting, refunds, medication safety, sanitation, and emergency procedures. Actions were proposed to correct deficiencies.
    • 2600.3cPost Current License
    • 2600.16cWritten Incident Report
    • 2600.28eDeath of a Resident
    • 2600.28fResident's Funds and 30-day Refund
    • 2600.82cLocking Poisonous Materials
    • 2600.85aSanitary Conditions
    • 2600.85eTrash Outside Home
    • 2600.103bClean/Sanitized Kitchen Surfaces
    • 2600.103fRefrigerator/Freezer Temps
    • 2600.103iOutdated Food
    • 2600.105gLint Removal and Duct Cleaning
    • 2600.123bEmergency Procedures Posted
    • 2600.183eStoring Medications
    • 2600.183fDiscontinued Medications
    • 2600.227gSupport Plan Signatures
    • 2600.254aRecords Discharge/Active
    19 May 2022Inspection
    Found violations related to resident abuse and to staff qualifications for direct care.
    • Type B2600.42bAbuse prohibition
    • Type A2600.54aDirect care staff qualifications
    18 Mar 2022Inspection
    Identified multiple deficiencies related to abuse reporting, resident rights, and discharge practices, including failures to report suspected abuse promptly, provide dignified treatment, ensure private ombudsman access, and follow discharge grounds and timelines.
    • Older Adult Protective Services Act (35 P.S. § 10225.701–10225.707) and 6 Pa. Code § 15.21–15.27Reporting suspected abuse
    • 2600.16.c; 2600.15Written Incident Report
    • 2600.42.cTreatment of Residents
    • 2600.42.gOmbudsman
    • 2600.42.tFile Complaints
    • 2600.201Positive Interventions
    • 2600.225.cAdditional Assessment
    • 2600.228.bDischarge or Transfer
    • 2600.228.hGrounds Discharge/Transfer
    27 Sept 2021Inspection
    Issued a regular license for a personal care home establishing capacity limits and annual inspection responsibilities.
    24 Sept 2021Inspection
    Found no deficiencies.
    26 Aug 2021Inspection
    Identified that medication administration times were not documented on MAR for some residents. The issue was corrected following a plan of correction.
    • 2600.187aMedication Record
    06 Aug 2020Inspection
    Issued a regular license after renewal for a personal care home; license enclosed.
    16 Apr 2020Inspection
    Found no deficiencies.
    15 Jan 2020Inspection
    Determined that the submitted plan of correction was fully implemented and continued compliance must be maintained.
    23 Sept 2019Inspection
    Identified violations of personal care home regulations during a prior review.
    12 Aug 2019Inspection
    Found no deficiencies identified during the visit.
    27 Jun 2019Inspection
    Found no deficiencies.
    04 Jun 2019Inspection
    Renewal license approved and a regular license issued. An on-site inspection will occur within the next twelve months.
    23 Jan 2019Inspection
    Found violations under 55 Pa. Code Ch. 2600 with required corrections by stated dates and ongoing compliance expected.
    08 Aug 2018Inspection
    Identified violations for failing to treat a resident with dignity and to revise the resident's support plan after assessment.
    • 55 Pa.Code §2600.42(c)A resident shall be treated with dignity and respect
    • 55 Pa.Code §2600.227(c)The support plan shall be revised within 30 days upon completion of the annual assessment or upon changes in the resident's needs as indicated
    25 Jun 2018Inspection
    Renewal license granted and a certificate of compliance issued. Maximum capacity remains 120.
    28 Nov 2017Inspection
    Found a violation of Serv Safe training and certification requirements for staff who prepared meals.
    • 55 Pa.Code §26002600.18 - A home shall comply with applicable Federal, State and local laws, ordinances and regulations.
    14 Aug 2017Inspection
    Identified multiple violations of state rules governing medication administration, resident evaluations, and resident documentation. The findings indicate lapses in resident consent, plan documentation, and standard medication practices.
    • Type A2600.61Criminal history checks
    • Type A2600.141(a)(2)Medical evaluations must include information on resident's ability to self-administer medications
    • Type A2600.102(l)Soap dispensers and labeling
    • Type A2600.227(e)Resident self-administration or reminders in the medication plan
    05 Jul 2017Inspection
    Investigated a complaint and found multiple deficiencies, including unsafe use of glucose meters, insufficient staff qualifications, and improper maintenance of fire-safety equipment.
    • 55 Pa.Code Chapter 2600; 2600.131(f)Fire extinguishers shall be inspected and approved annually by a fire safety expert
    • Type A55 Pa.Code Chapter 2600; 2600.??(a) et seq.Staff qualifications
    • Type A55 Pa.Code Chapter 2600; 2600.131(f)Fire extinguishers—dated inspection tag
    • Type A55 Pa.Code Chapter 2600; 2600.131(f)Medication/medical equipment handling
    15 Mar 2017Inspection
    Investigated a complaint and identified a stained wall in a resident’s bedroom, indicating a failure to maintain finished, clean, and in-good-repair surfaces.
    • 65 Pa.Code § 2600.101(0)The bedrooms must have walls, floors and ceilings, which are finished, clean and in good repair
    24 Jan 2017Inspection
    Investigated a licensing matter and found multiple regulatory violations related to medical evaluations, sanitary conditions, and safety documentation.
    • Type A2600.141(a)(1)Medical evaluation of residents
    • Type A2600.86(a)Sanitary conditions
    • Type A2600.131(t)Fire extinguishers
    • Type A2600.231(b)(1)Preadmission cognitive screening
    25 Oct 2016Inspection
    Found violations for trash left outside near the dumpster and a broken drawer requiring repairs.
    • 55 Pa.Code §2600.85(e)Trash outside shall be kept in covered receptacles
    • 55 Pa.Code §2600.95Furniture and equipment must be in good repair, clean and free of hazards

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