Paul's Run

    9896 Bustleton Ave, Philadelphia, PA 19115
    • Independent Living
    • Assisted Living
    • Memory Care
    • Skilled Nursing

    Outstanding staff, care, meals, activities

    I moved my mom here and have been very pleased. The staff are friendly, professional and attentive - nurses and caregivers are on top of things and family communication is proactive. The campus is beautiful and spotless, meals are excellent, and there's a wide variety of activities, amenities (gym, chapel, bistro, transportation) and a true continuum of care. Residents seem happy and engaged; overall a very positive experience and I would recommend it.

    Loved one of resident
    Jul 2026

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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

    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

    4.09·(86)

    Overall rating

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

      3.8
    • Staff

      4.0
    • Meals

      4.2
    • Amenities

      4.2
    • Value

      2.8

    Pros

    • Friendly, compassionate staff
    • Attentive nursing and therapy teams
    • Strong rehabilitation and physical‑therapy program
    • Clean, well‑maintained campus and grounds
    • Secure access and identification controls
    • Varied daily activities and entertainment programs
    • Quality dining with diet‑friendly options
    • Continuum of care across independent, assisted, and nursing levels
    • Spacious apartments and thoughtful unit layouts
    • Onsite amenities (chapel, salon, gym, bistro, gift shop)
    • Scheduled escorted transportation services
    • Family‑focused communication and support
    • High staff‑to‑resident ratio
    • Active volunteer and resident clubs
    • Engaging social environment and resident interaction

    Cons

    • Inconsistent caregiving continuity and task completion
    • Variable nursing responsiveness and timeliness
    • Variable rehabilitation quality and therapist staffing constraints
    • Gaps in care coordination during transitions and discharges
    • Limited routine housekeeping frequency for some apartment levels
    • Odor concerns in specific common areas
    • Parking congestion and constrained vehicle access
    • Occasional staff conduct and communication tone issues
    • Move‑in logistics and service‑setup delays
    • Limited or unavailable memory‑care services
    • High monthly cost and affordability constraints
    • Accessibility challenges for residents using mobility aids

    Summary of reviews

    Paul’s Run presents as a well‑kept, campus‑style senior community with many consistent strengths alongside operational variability that prospective residents and families should weigh. The facility is frequently described as clean and attractive, with extensive grounds, large windows and pleasant common spaces. Apartments are commonly characterized as roomy and thoughtfully laid out, and the campus offers a broad array of onsite amenities (chapel, salon, gym, bistro, seasonal gift shop and escorted transportation). Security measures such as photo‑ID access and staffed reception are prominent features of the physical environment.

    Staffing and clinical services are a central strength for many families. Numerous accounts highlight friendly, compassionate caregivers, attentive nursing and an effective therapy team; rehabilitation and physical‑therapy programs receive specific praise in many reports for producing positive outcomes. Family communication and after‑hours contact are also noted as areas where the community performs well, as is a generally high staff‑to‑resident ratio that supports socialization and individualized attention. The dining program is frequently described favorably, offering diet‑friendly options and flexibility for meal requests.

    At the same time, there is recurring operational variability that affects the resident experience. Caregiving continuity is uneven: task completion and bathing/personal‑care schedules have been inconsistent in some instances, and a subset of families describe delays in nursing responsiveness. Rehabilitation quality can vary depending on therapist availability and staffing levels; some accounts describe robust therapy services, while others describe limited therapist coverage and constrained weekend services. Care coordination during transitions — move‑ins, discharges, and appointment scheduling — is another area with mixed performance, including examples of delayed setup of utilities and missed or undone appointments.

    Housekeeping and environmental concerns appear localized but notable: several statements indicate limited routine apartment cleaning frequency for certain service levels and occasional odor concerns in common areas. Parking and campus navigation can be difficult for visitors and for residents using mobility aids due to the facility’s size and long hallways, and some reviewers flagged access/parking congestion. Staff conduct and communication tone are generally rated positively, but there are intermittent reports of unprofessional interactions and inconsistent responsiveness.

    Additional practical considerations include the facility’s pricing and service scope. Paul’s Run is positioned at a higher price point, with some residents noting cost as a limiting factor; Medicaid is accepted in certain situations but bed availability and the property’s ownership changes were also referenced. The community provides a wide variety of activities, entertainment, and volunteer opportunities that support social engagement, though a few residents expressed boredom or wished for additional therapeutic programs (for example, licensed art therapy or movement/dance therapy). Memory‑care services are either limited or not offered in some parts of the campus, which is an important constraint for those seeking specialized dementia care.

    Recommendation for prospective families: schedule multiple visits (including mealtimes and activity periods), ask for staffing ratios and therapy schedules (including weekend coverage), clarify housekeeping frequency and move‑in logistics, confirm memory‑care options and availability, and review security practices and parking access. Overall, Paul’s Run offers substantial amenities, strong therapy and many examples of attentive caregiving, but the experience can vary by unit and by staff team; direct, specific questions about coordination, housekeeping, and therapy staffing will help set expectations prior to move‑in. (Note: there are references to an isolated safety incident, including an alleged robbery, which should be discussed with administration during a visit.)

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    Medicare Ratings

    5·/ 5
    • Overall

    • Health Inspection

    • Staffing

    • Quality Measures

    Ratings from the U.S. Centers for Medicare & Medicaid Services (Care Compare). View on Medicare.gov

    Location

    Map showing location of Paul's Run

    Paul's Run is located at 9896 Bustleton Ave, Philadelphia, PA, 19115.

    About Paul's Run

    Paul's Run Retirement Community sits on Bustleton Avenue in Philadelphia and offers a range of care for adults 65 and older, so whether someone needs independent living, assisted living, memory care, rehab, skilled nursing, or hospice, there's a set-up for most levels of need, and they aim to help residents age in place. The place has maintenance-free apartments with safety features and modern touches, and pets are welcome, which is always nice for folks who want some extra company. Meals are included, with choices for special diets like vegetarian, which saves people the hassle and cost of meal planning, and there's a lively Bistro and Dining room along with the Chic Liberty Grille for sitting down with neighbors. Paul's Run has a primary care clinic right on campus run by a board-certified family medicine doctor and a nurse practitioner who's there around the clock if anyone needs help for regular checkups, minor procedures, chronic conditions, or even urgent visits, so folks don't have to travel far when they need something. For medical support, there's a 24-hour call system, nurses and staff always awake, and visits from podiatrists, dentists, therapists, and homecare workers, and the staff can help with medication, diabetes care, transferring out of bed, incontinence for people who can manage it themselves, and more serious memory issues with bracelets that make a sound if someone tries to leave the area. Anyone needing extra help with daily things like bathing, dressing, or getting around can get support from trained staff, and there's always assistance close by in case something happens. They offer respite care so families can get a break, plus options if someone's only staying for short recovery after surgery or illness. There's a memory care wing suited for people with Alzheimer's or dementia, and staff can handle complex behavior issues in that section, using technology to prevent wandering. Apartments come in several floor plans, are made for easy living, and the whole place has Wi-Fi, so folks can keep in touch or watch their favorite shows. There are gardens for those who like the outdoors, a library for reading, a fitness room with an exercise physiologist, and scheduled classes for staying active, plus lots of daily activities, arts and music programs, devotional services, social spaces, a beauty salon, and even transportation-free for some trips, with a fee for others. Resident-run programs and educational events keep people involved and support a welcoming atmosphere, with regular meetings and updates so families can stay in the loop. Paul's Run also accepts elopement risk residents and is set up so people don't have to move if their care needs get more complex. The place has a good reputation, friendly staff, and is known for treating people with kindness and dignity through retirement, care, and support at different life stages. The location is right by bus lines, so it's convenient for visitors or getting out and about, and for anyone who enjoys keeping busy or meeting new people, there's a real effort toward building a lively, safe community.

    People often ask...

    Paul's Run offers independent living, assisted living, memory care, continuing care retirement community, and skilled nursing.

    There are 21 photos of Paul's Run on Mirador.

    Yes, Paul's Run allows residents to age in place and adjust their level of care as needed.

    The full address for this community is 9896 Bustleton Ave, Philadelphia, PA 19115.

    No, Paul's Run 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 number176990
    Facility typeFull
    License classLicensed
    Capacity170 residents
    LicenseePAULS RUN INC
    Care servedPersonal Care Homes
    EffectiveMay 13th, 2026
    ExpiresMay 13th, 2027
    View the official license record

    Inspection Reports

    36

    Reports

    5

    Type A Citations

    0

    Type B Citations

    0

    Complaints

    16

    Years

    02 Mar 2026Inspection
    Identified multiple deficiencies across confidentiality, health and safety laws, training, food safety, emergency procedures, and resident records.
    • 2600.17Record Confidentiality
    • 2600.18Applicable Health and Safety Laws
    • 2600.65.gAnnual Training Content
    • 2600.85.eTrash Outside Home
    • 2600.89.bHot Water Temperature
    • 2600.101.jLighting/Operable Lamp
    • 2600.103.cFood Protected
    • 2600.103.fRefrigerator/Freezer Temps
    • 2600.103.iOutdated Food
    • 2600.123.bEmergency Procedures Posted
    • 2600.131.fFire Extinguisher Inspection
    • 2600.132.dEvacuation
    • 2600.162.cMenus Posted
    • 2600.181.dStoring Medication
    • 2600.185.aImplement Storage Procedures
    • 2600.190.cRecord of Training
    • 2600.252Record Content
    03 Mar 2025Inspection
    Identified multiple deficiencies in medication management, safety equipment, and adherence to prescriber orders. Documented plans aimed at correcting these issues.
    • 2600.96First Aid Kit
    • 2600.183.eStoring Medications
    • 2600.184.aResident's Meds Labeled
    • 2600.185.aImplement Storage Procedures
    • 2600.225.cAdditional Assessment
    • 2600.226.aMobility Assessment
    • 2600.187.dFollow Prescriber's Orders
    • 2600.227.dFollow Prescriber's Orders
    23 Dec 2024Inspection
    Identified multiple deficiencies related to medication storage, labeling, following prescriber orders, and annual resident assessments.
    • 2600.183.eStoring Medications
    • 2600.184.aResident's Meds Labeled
    • 2600.187.dFollow Prescriber's Orders
    • 2600.225.cAdditional Assessment
    10 Oct 2024Inspection
    Found no deficiencies after the licensing review. All applicable requirements were met during the process.
    11 Jul 2024Inspection
    Identified multiple violations of care-home rules, including abuse reporting and resident privacy; the license was revoked and a provisional license issued.
    • 55 Pa. Code §2600.15aResident Abuse Report
    • 55 Pa. Code §2600.15bSupervisor Plan
    • 55 Pa. Code §2600.15cSupervision
    • 55 Pa. Code §2600.16cWritten Incident Report
    • 55 Pa. Code §2600.42bAbuse
    • 55 Pa. Code §2600.42sPrivacy
    • 55 Pa. Code §2600.226aMobility Assessment
    • 55 Pa. Code §2600.224aPreadmission Screen Form
    • 55 Pa. Code §2600.251bRecord Entries Legible
    • 55 Pa. Code §2600.225cAdditional Assessment
    • 55 Pa. Code §2600.227dSupport Plan Medical/Dental
    • 55 Pa. Code §2600.227dSupport Plan Medical/Dental
    14 May 2024Inspection
    Revoked the previous certificate and issued a provisional license after identifying multiple violations of care standards, including abuse reporting, supervision, privacy, mobility assessments, and record-keeping.
    • 2600.15.aResident Abuse Report
    • 2600.15.bSupervisor Plan
    • 2600.15.cSupervision
    • 2600.16.cWritten Incident Report
    • 2600.42.bAbuse
    • 2600.42.sPrivacy
    • 2600.226.aMobility Assessment
    • 2600.227.dSupport Plan Medical/Dental
    • 2600.251.bRecord Entries Legible
    • 2600.224.aPreadmission Screen Form
    • 2600.225.cAdditional Assessment
    22 Jan 2024Inspection
    Identified multiple deficiencies across supervision, incident reporting, training, fire safety, drills, and care planning.
    • 2600.15b15b - Supervisor Plan
    • 2600.16c16.c - Written Incident Report
    • 2600.65e65.e - 12 Hours Annual Training
    • 2600.65f65.f - Training Topics
    • 2600.65g65g - Annual Training Content
    • 2600.131f131.f - Fire Extinguisher Inspection
    • 2600.132b132.b - Safety Inspection/Fire Drill
    • 2600.132c132.c - Fire Drill Records
    • 2600.132d132.d - Evacuation
    • 2600.132f132.f - Alternate Exit Routes
    • 2600.190a190.a - Completion Medication Course
    • 2600.227a227.a - Support Plan 30 Days
    • 2600.227d227.d - Support Plan Medical/Dental
    31 Oct 2022Inspection
    Identified deficiencies across quality management, fire safety orientation, sanitary conditions, annual medical evaluations, medication storage and administration, and resident assessments.
    • 2600.26aQuality Management Plan
    • 2600.65aFS Orientation 1st Day
    • 2600.85aSanitary Conditions
    • 2600.141.b.1Annual Medical Evaluation
    • 2600.183.eStoring Medications
    • 2600.190.aCompletion Medication Course
    • 2600.225.cAdditional Assessment
    • 2600.225.cAdditional Assessment
    06 Jul 2022Inspection
    Determined the preadmission screening now documents the level of supervision and safety information regarding poisonous materials.
    • 2600.224.aPreadmission Screen Form
    23 May 2022Inspection
    Identified multiple regulatory violations, including failure to post the current license, missing resident contracts, safety deficiencies, and medication-management issues.
    • 55 Pa.Code § 2600.3cPost Current License
    • 55 Pa.Code § 2600.25.bContract Signatures
    • 55 Pa.Code § 2600.86.bBathroom
    • 55 Pa.Code § 2600.89.bHot Water Temperature
    • 55 Pa.Code § 2600.91Emergency Telephone Numbers
    • 55 Pa.Code § 2600.103.fRefrigerator/Freezer Temps
    • 55 Pa.Code § 2600.132.fAlternate Exit Routes
    • 55 Pa.Code § 2600.144.bPolicy on Smoking
    • 55 Pa.Code § 2600.181.dStoring Medication
    • 55 Pa.Code § 2600.183.dPrescription Current
    • 55 Pa.Code § 2600.184.aLabeling OTC/CAM
    • 55 Pa.Code § 2600.187.bDate/Time of Medication Admin.
    • 55 Pa.Code § 2600.187.dFollow Prescriber's Orders
    • 55 Pa.Code § 2600.224.aPreadmission Screen Form
    • 55 Pa.Code § 2600.227.gSupport Plan Signatures
    • 55 Pa.Code § 2600.185.aImplement Storage Procedures
    07 Jul 2021Inspection
    Granted a regular license renewal for a personal care home, valid through July 24, 2022.
    17 May 2021Inspection
    Identified safety and medication-management deficiencies, including missing carbon monoxide detectors, outdated emergency procedures, and issues with medication labeling and availability.
    • 2600.18Applicable Health and Safety Laws - Carbon Monoxide Detectors
    • 2600.107.dEmergency Management Agency Submission
    • 2600.184.bResident's Meds Labeled
    • 2600.185.aImplement Storage Procedures
    15 May 2020Inspection
    Issued a regular license to operate the Personal Care Home and renewed approval; an on-site inspection will occur within the next 12 months.
    12 Feb 2020Inspection
    Identified multiple deficiencies in care and administration, including resident abuse, inadequate supervision, improper hygiene assistance, improper storage of medications, missing emergency information, and incomplete health assessments.
    • 2600Resident Abuse Report
    • 2600Supervision
    • 2600Personal Hygiene
    • 2600Telephone Numbers
    • 2600Storing Food Off Floor
    • 2600Alternate Exit Routes
    • 2600Annual Medical Evaluation
    • 2600Self-administration Assessment
    • 2600Prescription Current
    • 2600Storing Medications
    • 2600Implement Storage Procedures
    • 2600Assessment 15 Days
    02 Jan 2020Inspection
    Found no deficiencies cited after the evaluation.
    03 Jun 2019Inspection
    Found no deficiencies.
    04 Apr 2019Inspection
    The department renewed the license to operate after reviewing the renewal application and issued the regular license; noted that an onsite inspection is required at least once every twelve months and will occur within the next year.
    25 Feb 2019Inspection
    Cited a privacy rights deficiency during the February 2019 inspection.
    • 55 Pa. Code § 2600.42(s)Privacy rights
    20 Jun 2018Inspection
    Found deficiencies in staff training planning and medication record entries.
    • 55 Pa.Code 2600Staff Training Plan
    • 55 Pa.Code 2600.187(a)Medication Records
    17 Apr 2018Inspection
    Issued a regular license and granted a certificate of compliance for operation.
    23 Jun 2017Inspection
    Found no deficiencies and determined compliance with 55 Pa.Code Ch. 2600.
    10 Apr 2017Inspection
    Regular license was issued after renewal. Ongoing annual inspections are required.
    28 Dec 2016Inspection
    Identified violations involving improper medication administration and failure to report medication errors, including missing accu-checks and unreported errors.
    • Type A55 Pa.Code §2600.187(d)Follow prescriber directions
    • Type A55 Pa.Code §2600.188(b)Medication error reporting
    22 Jun 2016Inspection
    Identified violations include unsafe and uneven surfaces, non-adherence to prescribed glucose testing, and missing thermometers in refrigeration equipment.
    • Type A55 Pa.Code §2600.88(a)Floors, walls, ceilings, windows, doors and other surfaces must be clean, in good repair and free of hazards.
    • Type A55 Pa.Code §2600.187(d)The home shall follow the directions of the prescriber.
    • Type A55 Pa.Code §2600.103(0)Food requiring refrigeration shall be stored at or below 40°F. Frozen food shall be kept at or below 0°F. Thermometers are required in refrigerators and freezers.
    12 May 2016Inspection
    Authorized renewal and issued a license certificate; no deficiencies were cited.
    17 Jun 2015Inspection
    Found a deficiency where annual and updated resident assessments did not reflect the need for 24-hour supervision.
    • 55 Pa.Code §2600Annual and updated resident assessments
    10 Jun 2015Inspection
    Found compliance with state regulations after a licensing inspection. The regular license remained in good standing.
    01 May 2015Inspection
    Granted a renewal license with a maximum capacity of 170 and enclosed license, confirming continued authorization to operate.
    16 Oct 2014Inspection
    Found a deficiency where the resident's support plan did not show how to address falls risk and use of a walker for a specific resident.
    • 65 Pa.Code §2600.227(d)Documentation of services in resident support plans
    09 May 2014Inspection
    Found no deficiencies. The regular license remains in good standing for the period.
    22 Apr 2014Inspection
    Renewed and issued a regular license to operate the designated service location on Floors 3 and 4, Building B, under the allotted license number.
    23 May 2013Inspection
    Found compliance with the applicable regulations after a licensing inspection; the regular license remained in good standing.
    29 Apr 2013Inspection
    Granted a certificate of compliance for Paul’s Run, Inc. to operate Floors 3 & 4 Building B at 9896 Bustleton Avenue, Philadelphia, with a maximum capacity of 170. No deficiencies cited.
    22 Jun 2012Inspection
    Validated compliance with 55 Pa.Code Ch. 2600 and issued a regular license.
    29 Jun 2011Inspection
    Concluded that the operation was in compliance with the regulations and issued a regular license.
    15 Jun 2010Inspection
    Found violations in medication administration and documentation.
    • 55 Pa.Code § 2600The home shall follow the directions of the prescriber.

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