Pricing ranges from
    $5,977 – 7,770/month

    The Manor at Market Square

    803 Penn St, Reading, PA 19601
    • Independent Living
    • Assisted Living
    • Memory Care

    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

    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

    4.35·(127)

    Overall rating

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

      4.4
    • Staff

      4.5
    • Meals

      4.2
    • Amenities

      4.3
    • Value

      3.9

    Pros

    • Compassionate, responsive caregiving staff
    • Comprehensive support departments (housekeeping, nursing, dietary, activities, maintenance)
    • Engaging activities program with clubs, tournaments, outings and events
    • Restaurant-style dining with three meals daily
    • Spacious apartment-style units with kitchenettes
    • Clean, well-maintained common areas and attractive atrium
    • On-site salon and barber services
    • Transportation services and free shuttle to appointments
    • Pet-friendly policy
    • Memory care and personal care program options
    • Flexible levels of care and apartment configurations
    • Social, welcoming community atmosphere
    • Central downtown location near shopping and services

    Cons

    • Inconsistent medication-administration processes
    • Slow response to call bells and assistance requests
    • Staffing levels that may be insufficient during some shifts
    • Gaps in management and clinical communication with families
    • Weaknesses in personal-property security and inventory controls
    • Limited on-site clinical services (physician visits and emergency lab access)
    • Variability in dining quality and restrictive meal scheduling
    • Uneven activity availability across units and times
    • Parking limitations and outdoor-accessibility constraints
    • Room-move and roommate-change procedures lacking resident consultation
    • Supply-management gaps following clinical incidents
    • Inconsistent administrative responsiveness and billing clarity

    Summary of reviews

    Overall impression: The Manor at Market Square presents as a well-appointed, socially active assisted-living community with many operational strengths alongside some recurring operational weaknesses. Reviewers consistently praise the direct-care staff, clean facilities, apartment-style living, and a broad program of social and recreational activities. At the same time, a pattern of clinical and administrative gaps — particularly around medication handling, response times, communication, and property security — appears frequently enough to merit consideration during a tour or move-in discussion.

    Care and clinical services: Families and residents frequently describe the caregiving staff as compassionate, attentive, and willing to go beyond basic duties. Several accounts highlight strong coordination across housekeeping, nursing, dietary, activities, transportation, and business office teams, and some note proactive nursing leadership and effective hospice coordination. However, operational weaknesses are evident in medication-administration consistency and in response times to call bells or assistance requests; night staffing levels are specifically noted as a pressure point. Reviewers also indicate limited on-site physician presence and restricted access to emergency laboratory services, which may require more external appointments or transport for some residents.

    Staffing, management and communication: The community receives high marks for front-line staff behavior and the warmth of the activity and dining teams. Conversely, there are repeated comments about uneven communication from administration and clinical leadership to families, delayed managerial responsiveness in individual cases, and occasional inconsistency in follow-through after family requests. Property-security controls and personal-item management are another area of concern: there are isolated allegations of missing personal items and clothing mix-ups that point to the need for clearer inventory and storage procedures.

    Dining and activities: Dining is generally viewed as a strong feature — restaurant-style service, three daily meals, variety, and a number of compliments for specific dishes. That said, reviewers also describe variability in food quality over time and meal schedules that may not suit late risers. The activities program is a consistent strength: there are many opportunities (clubs, card games, knitting, outings, live entertainment) and an engaged activities coordinator in place. Activity availability can vary by unit or time of day, so prospective residents should ask about the schedule for the specific neighborhood or floor of interest.

    Facilities and location: Physical features attract positive comments: spacious apartments with kitchenettes, a central atrium with fireplace/water feature, on-site salon, and well-kept public spaces. Accessibility issues were mentioned in a few cases (difficult walkways, elevator navigation across multiple floors, limited outdoor walking areas), and the urban downtown location brings both convenience and concerns about neighborhood walkability and parking. Overall cleanliness is often praised, though a small number of reviews describe sanitation or odor concerns.

    Notable patterns and recommendations: The Manor has many attributes that support social engagement and comfort, including a broad range of services, a welcoming community culture, and strong direct-care staff. Prospective residents and families should verify clinical and operational details during a visit: confirm medication-administration protocols and response-time expectations, ask how night and weekend staffing is handled, review procedures for securing and tracking personal items, clarify how physician and lab needs are met, and request written billing and service-coverage explanations. Those steps will help balance the facility’s substantial strengths against the operational issues that recur in reviews.

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    Location

    The Manor at Market Square is located at 803 Penn St, Reading, PA, 19601.

    About The Manor at Market Square

    The Manor at Market Square sits at 803 Penn Street in Reading, Pennsylvania, right in the 19601 zip code, and you'll notice the mid-rise building is one of those places where seniors can choose from studio, one-bedroom, or two-bedroom apartments that start at 408 square feet and go up to 768 square feet, so whether someone likes a smaller space or extra room, they can probably find something to fit. The community offers independent living, personal care, assisted living support, and memory care services-especially with something called Daybreak Memory Care for people who need help with Alzheimer's disease or other types of dementia-and there are folks available to help residents manage daily activities like dressing, bathing, or taking medicine, though you might want to ask about exactly how much support someone would get.

    There's the Fox Therapy Rehabilitation program, which is a set of fitness and therapy services meant to help folks stay moving and keep up their strength, and the community tries to provide meals that aim to cover nutrition and taste, with three meals a day served in a shared dining room with menus that change and include things like soups, appetizers, main dishes, and desserts. The landscaped grounds include peaceful walking paths, a secured patio, and a courtyard where residents can enjoy being outside, and there's a private parking lot if someone wants to bring a car, though specifics about parking rules aren't detailed. Inside, residents can spend time in several community areas that include a well-stocked library for reading, a game room for recreational activities, as well as separate rooms set aside for group activities, entertainment, and relaxing.

    Each month, there's a full calendar with events like bingo, worship services, movie screenings, yoga, fitness classes, live music, arts and crafts, trivia, speaker events, pet therapy visits, and organized outings to shop or explore-and sometimes the staff bring in animals for therapy visits, which residents seem to enjoy. Staff offer laundry and housekeeping services, and apartments come with safety features and accessibility items, though the community doesn't say exactly what those include. For pets, small animals are allowed, but no large pets, so that's worth remembering for someone who wants to bring a furry companion.

    The Manor at Market Square doesn't publish information about exactly which utilities are included in the rent, and you don't see details about internet or satellite service, so residents might want to ask about that before moving in. The building's rental terms, policies, and fees aren't provided up front either, so it helps to request more detail. The place tries to create a warm, active environment with a friendly staff who focus on overall well-being, and it's managed by Heritage Senior Living. People often say the staff are compassionate and neighbors get to know each other through meals, activities, and time spent in the common areas or out on the walking paths, and there are tours for anyone who wants to look around the facility before making any decisions. Federal law protects housing here against discrimination, including protections for LGBTQ individuals, so everyone can feel welcome.

    People often ask...

    The Manor at Market Square offers competitive pricing, with rates starting at a cost of $5,977 per month.

    The Manor at Market Square offers independent living, assisted living, and memory care.

    There are 18 photos of The Manor at Market Square on Mirador.

    Yes, The Manor at Market Square allows residents to age in place and adjust their level of care as needed.

    The full address for this community is 803 Penn St, Reading, PA 19601.

    No, The Manor at Market Square 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 number205890
    Facility typeFull
    License classLicensed
    Capacity80 residents
    LicenseeTHREE READING LP
    Care servedPersonal Care Homes
    EffectiveOctober 20th, 2026
    ExpiresOctober 20th, 2027
    Special certificationSpecial Care Unit (capacity 18)
    View the official license record

    Inspection Reports

    52

    Reports

    20

    Type A Citations

    3

    Type B Citations

    0

    Complaints

    16

    Years

    18 Aug 2026Inspection
    Cited a deficiency for failing to notify the prescriber within 24 hours of medication refusals.
    • 187.cRefusal of Medication
    03 Jun 2026Inspection
    Identified that a resident's annual medical evaluation was not completed.
    • 141.b.1Annual medical evaluation
    31 Mar 2026Inspection
    Investigated multiple deficiencies related to incident reporting, ADL assistance, treatment of residents, and staff qualifications.
    • 2600.16Written Incident Report
    • 2600.23aActivities of Daily Living Assistance
    • 2600.42cTreatment of Residents
    • 2600.54aDirect Care Staff
    30 Jan 2026Inspection
    Found no deficiencies cited during the licensing survey conducted on 01/30/2026.
    05 Dec 2025Inspection
    Identified multiple medication management and safety deficiencies and failures to report incidents and ensure bedside lighting.
    • 2600.16cWritten Incident Report
    • 2600.101jLighting/Operable Lamp
    • 2600.127aPortable Space Heaters
    • 2600.181dStoring Medication
    • 2600.183eStoring Medications
    • 2600.185aImplement Storage Procedures
    • 2600.187dFollow Prescriber's Orders
    08 Oct 2025Inspection
    Identified multiple deficiencies across medication management, resident agreements, staff training, sanitation, fire safety, food handling, emergency procedures, smoking area management, and preadmission screening.
    • 2600Written Incident Report
    • 2600Contract Signatures
    • 2600Admin Training
    • 2600Sanitary Conditions
    • 2600Lighting/Operable Lamp
    • 2600Left Overs
    • 2600Storing Food
    • 2600Outdated Food
    • 2600Procedure Emergency Management Agency Submission
    • 2600Monthly Fire Drill
    • 2600Fire Drill Records
    • 2600Alternate Exit Routes
    • 2600Smoking Area Guidelines
    • 2600Storing Medication
    • 2600Meds and Syringes Locked
    • 2600Sample Prescription Meds
    • 2600Implement Storage Procedures
    • 2600Medication Record
    • 2600Follow Prescriber's Orders
    • 2600Preadmission Screening
    • 2600Medication Error Reporting
    30 Sept 2025Inspection
    Investigated a resident abuse allegation and identified deficiencies in abuse reporting, supervision, contract notices, refunds, and medication practices.
    • 2600.15(a)Abuse reporting
    • 2600.15(c)Plan of supervision or suspension
    • 2600.16(c)Written incident report
    • 2600.25(c)(10)Advance Notice
    • 2600.28(a)Refunds
    • 2600.187(d)Follow Prescriber's Orders
    • 2600.188(b)Medication Error Reporting
    18 Sept 2025Inspection
    Investigated alleged abuse and reporting failures involving a staff member who shook a resident and used a water gun; violations cited related to abuse reporting, supervision, notification, and resident rights.
    • 2600.15.a; 35 P.S. § 10225.701-10225.707; 6 Pa. Code § 15.21-15.27Older Adult Protective Services Act / reporting suspected abuse
    • 2600.15.bPlan of supervision
    • 2600.15.cPlan of supervision
    • 2600.15.dResident abuse-notification
    • 2600.16.cWritten incident report
    • 2600.42.cTreatment of residents
    03 Sept 2025Inspection
    Found no deficiencies.
    17 Dec 2024Inspection
    Investigated alleged abuse where one resident caused another to fall, injuring them and requiring surgery. Staff overheard arguing and found the injured resident on the dining room floor, who reported being punched on the left cheek.
    • Type B42.b. Abuse - 2600Abuse
    16 Oct 2024Inspection
    Identified deficiencies in fire safety training, emergency telephone number postings, food labeling, evacuation drill documentation, and multiple aspects of medication management.
    • 2600.65.gFire safety training
    • 2600.91Emergency Telephone Numbers
    • 2600.103.eLeft Overs
    • 2600.132.dEvacuation
    • 2600.183.bMeds and Syringes Locked
    • 2600.183.eStoring Medications
    • 2600.185.aImplement Storage Procedures
    • 2600.187.aMedication Record
    • 2600.187.dFollow Prescriber's Orders
    01 Oct 2024Inspection
    Identified deficiencies in abuse prevention, medical evaluation documentation, preadmission cognitive screening, and updating the support plan after multiple falls.
    • Type B2600Abuse prevention and resident rights
    • 2600Medical Evaluation
    • 2600Preadmission cognitive screening
    • 2600Support plan revision
    14 May 2024Inspection
    Determined that no deficiencies were identified during the visit.
    12 Mar 2024Inspection
    Identified deficiencies in residents' medical evaluations, with incomplete medical information and no indication of review in the pertinent diagnosis and treatment section.
    • 2600.141.aMedical Evaluation Information
    31 Aug 2023Inspection
    Identified sanitation issues and an ongoing rodent infestation affecting multiple areas; actions were initiated to address the problems.
    • Type A2600Sanitary Conditions
    • Type B2600Infestation
    20 Dec 2022Inspection
    Found no deficiencies. Overall compliance with licensing standards was shown.
    03 Nov 2022Inspection
    Identified privacy violations from recording video with audio in a resident's room and found a bed rail entrapment risk with the same resident.
    • —Privacy rights violations during care and procedures
    • —Bed rails and equipment safety; entrapment risk
    12 Oct 2022Inspection
    Identified multiple deficiencies across safety, staffing, sanitation, and medication management, including CO detector dating, emergency staffing, bed enablers, and medication handling.
    • Type A2600.60aStaffing shall be provided to meet residents' needs
    • 2600.18Carbon monoxide detectors and batteries dating
    • Type A2600.65Orientation within 40 hours
    • Type A2600.65dDirect care training and competency
    • Type A2600.81bBed enablers and bed rails safety
    • Type A2600.85aSanitary conditions
    • Type A2600.89bHot water temperature
    • Type A2600.101jBedside lighting operability
    • Type A2600.102fTowel, washcloth and soap labeling in shared bathrooms
    • Type A2600.103gStoring food in sealed containers
    • Type A2600.103iOutdated or spoiled food
    • Type A2600.183dPrescription current
    • Type A2600.185aImplement storage procedures for medications
    • Type A2600.187dFollow prescriber's orders
    • Type A2600.227dSupport plan; medical/dental services
    09 Jun 2022Inspection
    Found deficiencies related to medication storage during family visits and updating the resident's RASP for behaviors.
    • Type A2600.185aImplement Storage Procedures
    • d2600.227dSupport Plan Medical/Dental
    02 Nov 2021Inspection
    Identified deficiencies included missing weekly menu postings in dining areas and incomplete resident Face Sheets with emergency contact information.
    • 162.cMenus posted 1 week in advance
    • 252Content of Resident Records
    31 Aug 2021Inspection
    Issued a regular license following renewal; found no deficiencies.
    13 May 2021Inspection
    Found no deficiencies.
    06 Oct 2020Inspection
    Granted a regular license to operate the site; a future annual review will be conducted.
    09 Sept 2020Inspection
    Found no deficiencies. No regulatory citations were identified.
    24 Jan 2020Inspection
    Approved the capacity increase from 60 to 80; no violations were cited.
    13 Jan 2020Inspection
    Identified multiple deficiencies in medication reporting, financial management, contract signing, safety practices, and care planning.
    • 2600.2600.16.c.Written Incident Report
    • 2600.2600.20.b.1.Financial Records
    • 2600.2600.20.b.3.Written Receipts
    • 2600.2600.20.b.6.Interest Bearing Account
    • 2600.2600.25.b.Contract Signatures
    • 2600.2600.82.a.Poisonous Materials
    • 2600.2600.132.h.Designated Meeting Place
    • 2600.2600.141.b.1.Annual Medical Evaluation
    • 2600.2600.187.d.Follow Prescriber's Orders
    • 2600.2600.224.a.Preadmission Screening
    • 2600.2600.227.d.Support Plan Documentation
    15 Nov 2019Inspection
    Found deficiencies in room lighting and furniture.
    • 2600.2600.95.95Furniture and Equipment
    • 2600.2600.101.j.101.j.Lighting/Operable Lamp Regulations
    25 Oct 2019Inspection
    Renewal license was issued after review. No violations were identified.
    10 Jun 2019Inspection
    Identified deficiencies related to staff following prescriber directions; corrections required by specified dates.
    • 55 Pa. Code Ch. 2600Monitor staff following prescriber direction
    09 Apr 2019Inspection
    Cited deficiencies under 55 Pa. Code Ch. 2600 identified during two visits.
    29 Aug 2018Inspection
    Identified deficiencies in quality management planning and in timely resident assessments and staff training.
    • 2600.63(a)Periodic review and evaluation of the quality management plan
    • 2600.65(b)Quality management plan—periodic review and evaluation of procedures
    • 2600.187(a)Written plan of care; support plan within 30 days
    02 Jul 2018Inspection
    Granted a regular renewal license following review; no deficiencies cited.
    04 Oct 2017Inspection
    Investigated a complaint and found the resident's annual assessment and support plan were not completed within the required 12-month period.
    • 55 Pa.Code §2600.225(c)Annual assessments and updates (RASP)
    02 Aug 2017Inspection
    An investigation found multiple deficiencies related to contracts, resident records, medical evaluations, and staff training. Findings spanned several regulatory requirements with timelines and documentation issues noted.
    • 2600.25(c)(2)Contract signing by administrator/ designee and resident
    • 2600.28(i)(2)Refunds within 30 days of discharge
    • 2600.65(e)Qualifications for direct care staff
    • 2600.224(a)(2)Preadmission screening/ assessments
    • 2600.252Contents of resident records
    • 2600.141(b)(1)Annual medical evaluation
    07 Jul 2017Inspection
    Granted a certificate of compliance for a Personal Care Home in Reading, Pennsylvania, allowing operation with a maximum of 65 residents.
    26 Apr 2017Inspection
    Found a sanitation violation due to a washing machine on the first floor with a black substance around the gaskets.
    • 55 Pa.Code §2600.85(a)Sanitary conditions shall be maintained
    09 Aug 2016Inspection
    Identified multiple deficiencies in compliance with state rules across staff training, safety procedures, medication management, and record-keeping.
    05 Jul 2016Inspection
    Issued a renewal license after processing the application. Renewal was approved and the license is valid.
    20 May 2016Inspection
    Found violations involving delayed reporting of an abuse incident and failure to update a resident's care plan after changes in care needs.
    • 2600.15(a)Reporting incidents to the Department within 24 hours
    • 2600.16(c)Notification of incidents to the Department within 24 hours
    12 Aug 2015Inspection
    Found violations related to staffing adequacy, fire drill recordkeeping, and medication documentation. Corrective actions were outlined for each issue.
    • 55 Pa.Code §2600.60(a)Staffing shall be provided to meet the needs of the residents
    • 55 Pa.Code §2600.132(c)Fire drill records must include required details
    • 55 Pa.Code §2600.132(c)Fire drill records incomplete for a specific drill
    • 55 Pa.Code §2600.183(d)Medication documentation and handling
    07 Jul 2015Inspection
    Verified violations related to incomplete medical evaluation documentation and incomplete care planning for a resident, including safety equipment not properly documented and falls occurring before proper planning.
    • Type A2600.14(a)(1)Medical evaluation
    • Type A2600.227(d)Description of services in the resident's plan
    06 Jul 2015Inspection
    Issued a renewal license following review; no deficiencies cited.
    15 Oct 2014Inspection
    Found violations for misrepresenting services by using the term 'assisted living' without the required license and promoting an assisted living option that was not licensed.
    • 55 Pa.Code § 2600.18Regulation requiring compliance with laws
    • 55 Pa.Code Chapter 2800; Act 56 of 2007; 62 P.S. § 1057.3(i)Use of the term 'assisted living' without license
    25 Sept 2014Inspection
    Investigated mislabeling of the service as 'assisted living' without proper licensure for an assisted living residence.
    • 55 Pa.Code § 2600.18Regulation 55 Pa.Code § 2600.18
    14 Aug 2014Inspection
    Identified a violation for unclear evacuation timing in the most recent fire drill documentation; the evacuation time stated was not clearly defined.
    • 55 Pa.Code S2600Regulation 55 Pa.Code S2600
    09 Jul 2014Inspection
    Issued a regular license for the site at 803 Penn Street, Reading, PA 19601, allowing care for up to 65 residents from 2014-10-20 to 2015-10-20.
    03 Jun 2014Inspection
    Found that a resident abuse allegation was not reported to the local area agency on aging as required.
    • 55 Pa.Code §2600.15(a)Reporting abuse of a resident
    22 Aug 2013Inspection
    Identified multiple violations relating to sanitation, fire safety for smoking areas, and documentation in resident records during a licensing survey.
    • 55 Pa.Code §2600.85(a)Sanitary conditions shall be maintained.
    • 55 Pa.Code §2600.144(c)(1)Proper safeguards inside and outside of the home to prevent fire hazards involved in smoking.
    • 55 Pa.Code §2600.227(d)Documentation of medical, dental, vision, hearing, mental health or other behavioral care services in the resident's plan or outside referrals.
    • 55 Pa.Code §2600.252Each resident's record must include the following information: (1) through (26).
    10 Jul 2013Inspection
    Issued a certificate of compliance and found no deficiencies.
    01 Aug 2012Inspection
    Investigated two violations: failure to report a resident-to-resident abuse incident and failure to assess a resident’s ability to self-administer medications.
    • Type A2600.15(a)Abuse reporting
    • Type A2600.181(c)Self-administration of medications – assessment
    21 Sept 2011Inspection
    Identified regulatory violations at a care home, including issues with the laundry area and storage practices.
    • 55 Pa.Code §2600
    03 Jun 2010Inspection
    Identified multiple deficiencies in medication administration, resident documentation, and safety procedures.
    • 55 Pa.Code § 2600Medication administration record not signed/initialed
    • 55 Pa.Code § 2600Prescription medications must be administered by facility staff
    • 55 Pa.Code § 2600Initial medical evaluation missing details
    • 55 Pa.Code § 2600Documentation of refusals
    • 55 Pa.Code § 2600Medication storage/handling procedures
    • 55 Pa.Code § 2600Bedroom furnishings standard

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