Pricing ranges from
    $7,446 – 9,679/month

    GenCare Lifestyle Federal Way

    31200 23rd Ave S, Federal Way, WA 98003
    • 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

    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

    4.29·(119)

    Overall rating

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

      4.2
    • Staff

      4.3
    • Meals

      3.8
    • Amenities

      4.0
    • Value

      3.9

    Pros

    • Compassionate, cross-department staff
    • Family-like, homey atmosphere
    • Wide variety of engagement programs and activities
    • Attractive, well-maintained grounds and courtyards
    • Clean, updated common areas and rooms
    • Private apartments with generous storage
    • 24/7 staff availability and resident name recognition
    • Transparent assessment and pricing process
    • Support for long-term care policy navigation
    • On-site fitness and wellness programming
    • Accommodations for dietary restrictions
    • Convenient location and transportation access
    • Small-community feel with strong social connections
    • Good perceived value relative to peers
    • Active volunteer/student involvement and community ties

    Cons

    • Inconsistent memory-care programming and environmental design
    • Variable personal-care delivery and hygiene support
    • Inconsistent meal-service quality and temperature control
    • Staffing instability and turnover
    • Gaps in clinical communication and care coordination
    • Language and communication barriers among some staff
    • Variability in cleanliness and maintenance across areas
    • Billing and administrative inconsistencies
    • Limited activity access for residents in the memory unit
    • Confusing wayfinding and uneven unit lighting
    • Smaller or darker lower-level rooms in some units
    • Management transitions affecting operational continuity

    Summary of reviews

    Overall impression: Reviews indicate a facility with many strengths alongside notable operational variability. Many families describe a welcoming, family-like culture, strong interpersonal connections between staff and residents, attractive grounds, and a robust calendar of activities. At the same time, the pattern of comments points to uneven performance between assisted living and memory-care operations, and to variability in service delivery depending on unit and staffing at a given time.

    Care and staff: The dominant praise across reviews emphasizes compassionate, attentive staff who know residents by name and provide 24/7 coverage. Families frequently credited staff across departments — nursing, activities, dining, housekeeping and administration — with making transitions easier and improving quality of life. However, there are consistent operational concerns about memory-care staffing, training and conduct. Several families described inconsistent personal-care routines (bathing, dressing and oral care) and questioned staff responsiveness in the memory unit. Prospective families should ask about current staffing ratios, dementia-care training programs, supervision and incident/complaint resolution processes.

    Dining: Dining is a mixed area. Many reviewers praised fresh, organic menu options, accommodations for special diets and overall enjoyable meals. Conversely, other accounts describe inconsistent meal temperature control, limited choices for residents with cognitive impairment, and occasional difficulty accommodating special dietary needs. It is advisable to sample meals and ask about the facility’s process for routing special-diet requests and monitoring meal service quality.

    Activities and programming: The facility offers a wide variety of activities — fitness classes, yoga, dance, cooking, arts and crafts, outings and social programs — which many residents find engaging and value for socialization. Activity access appears unevenly distributed: assisted-living residents typically have broad programming, while memory-care residents may face limited in-unit programming and sometimes must leave the unit to participate. Families should observe activity programming in both units and confirm how the facility supports engagement for residents with cognitive impairment.

    Facilities and environment: The property’s grounds, gardens and common spaces are frequently described as attractive, well-kept and modernized. Some units offer spacious layouts and ample storage. At the same time, reviewers noted variability in certain areas: some memory-care spaces were described as small, dim or dated; a few lower-level rooms were characterized as dark; and there were isolated cleanliness and maintenance concerns. Wayfinding and lighting differences between areas were also mentioned. Ask to tour the specific unit and room types you are considering and to observe them at different times of day.

    Management and administration: The facility provides clear upfront assessment procedures, pricing transparency and assistance with long-term care policy navigation — features several families found helpful. Nevertheless, families also noted communication and follow-up gaps during medical onboarding and ongoing care coordination, occasional billing discrepancies, and periods of managerial turnover that affected continuity. Confirm documentation practices, preferred channels for family updates, billing reconciliation processes and how management handles transitions and staffing changes.

    Notable patterns and recommendations: The most consistent pattern is strong interpersonal care and an active, well-resourced assisted-living program paired with uneven memory-care performance. Before deciding, families should (1) tour the memory unit during an activity and a mealtime, (2) request current staffing ratios and dementia-care training records, (3) review sample menus and special-diet procedures, (4) ask for recent maintenance and sanitation protocols, and (5) clarify billing practices and incident-reporting processes. These steps will help separate the facility’s genuine strengths from the operational variability described across reviews.

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    Location

    GenCare Lifestyle Federal Way is located at 31200 23rd Ave S, Federal Way, WA, 98003.

    About GenCare Lifestyle Federal Way

    GenCare Lifestyle Federal Way sits in a lively neighborhood close to downtown Tacoma, Federal Way shops, Steel Lake Park, Madrona Park, and the Federal Way Performing Arts Center, and also has easy access to future light rail transit, so residents get out and about pretty easily if they want. This community offers a wide range of living options like independent living, assisted living, memory care, skilled nursing, respite stays, and it's a Continuing Care Retirement Community (CCRC), meaning residents can get more help if their needs change over time while staying in the same community. The campus features 108 newly renovated studio, one-, and two-bedroom apartments that each come with kitchenettes, washers and dryers, air conditioning, emergency pull cords, and walk-in showers. There are also 33 memory care suites with their own specialized dining and activity areas plus a lovely outdoor courtyard.

    There's a strong focus on staying active, with a Whole Life Living™ program that encourages wellness through both personalized and holistic support, and there are plenty of things to do like community gardening, walking on scenic paths, enjoying the fitness center with bikes and weights, reading in a large library, joining friends in the game room, socializing in the bistro, using the hair salon, or relaxing near the pond. The team encourages both indoor and outdoor activities, with a full calendar of events, local outings, onsite devotional services, and weekly happy hours with live entertainment.

    GenCare Lifestyle Federal Way gets good ratings from residents and families, with a recent community score of 9.3, and stands out for its welcoming, vibrant, and social atmosphere. Meals are made fresh and provided daily with flexible all-day dining and special menus for different dietary needs like gluten-free, vegetarian, vegan, and diabetic options. Residents can bring their pets, enjoy both indoor and outdoor shared areas, and there's plenty of parking for those who drive.

    Support is available for aging in place; nurses and doctors are on call, with nurses and podiatrists on staff, dentist services, a homecare team, and 12-16 hours of nursing care and supervision per day plus a 24-hour call system. Staff helps residents with daily needs like bathing, dressing, and medication. Therapies like physical, occupational, and speech are available, along with hospice and respite care when needed. Transportation is offered through a community shuttle.

    The apartments go month-to-month with no expensive buy-in, and weekly housekeeping plus on-site maintenance give residents more free time for activities. GenCare also has technology-based engagement programs like Sagely and iN2LiN2L to help keep everyone involved, purpose-driven, and connected, while Rippl Care is available for on-demand behavioral health needs tied to Alzheimer's and dementia. ElderLife Financial resources are there to help families understand how to pay for senior living.

    Residents must meet a minimum age requirement to join. In short, GenCare Lifestyle Federal Way provides a wide range of care on one campus, offers many options for daily life and support, and tries to keep things comfortable and lively for everyone who lives there.

    People often ask...

    GenCare Lifestyle Federal Way offers competitive pricing, with rates starting at a cost of $7,446 per month.

    GenCare Lifestyle Federal Way offers independent living, assisted living, and memory care.

    There are 42 photos of GenCare Lifestyle Federal Way on Mirador.

    Yes, GenCare Lifestyle Federal Way allows residents to age in place and adjust their level of care as needed.

    The full address for this community is 31200 23rd Ave S, Federal Way, WA 98003.

    No, GenCare Lifestyle Federal Way 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 number2484
    StatusOp
    Facility typeAssisted Living Facility
    Capacity90 residents
    ExpiresApril 30th, 2027
    View the official license record

    Inspection Reports

    8

    Reports

    37

    Citations

    0

    Complaints

    2

    Years

    01 Aug 2026Inspection
    Identified multiple regulatory deficiencies across staff training, background checks, medication management, resident assessments, infection control, and resident rights.
    • WAC 388-78A-2466Background checks
    • WAC 388-78A-2474Training and home care aide certification requirements
    • WAC 388-78A-2290Family assistance with medications and treatments
    • WAC 388-78A-2130Service agreement planning
    • WAC 388-78A-2100Ongoing assessments
    • WAC 388-78A-2620Pets
    • WAC 388-78A-2690Electronic monitoring equipment
    • WAC 388-78A-2610Infection control
    • WAC 388-78A-2665Resident rights - Notice; Medicaid as a payment source
    • WAC 388-78A-2480Tuberculosis Testing
    • WAC 388-78A-2371Investigations
    23 Jul 2026Life Safety
    Found no deficiencies.
    01 Jun 2026Enforcement Letters
    Found deficiencies in staff training, medication management, family assistance with medications, and care-service planning, resulting in civil fines.
    • WAC 388-112A-0060 (1)(a)(i)(ii)(iii)(b)(iii)(c)(1)Training and certification requirements for volunteers and long-term care workers in assisted living facilities and assisted living facility administrators
    • WAC 388-78A-2474 (2)((a)(b)(c)(e)Training and home care aide certification requirements
    • WAC 388-78A-2290 (3)(a)(b)(c)(d)(e)(4)(a)(b)(c)(5)Family assistance with medications and treatments
    • WAC 388-78A-2130 (1)(b)(c)(3)(a)(b)(4)Service agreement planning
    01 Jun 2026Enforcement Letters
    Fined for multiple deficiencies related to staff training, medication management, and service planning.
    • WAC 388-112A-0060(1)(a)(i)(ii)(iii)(b)(iii)(c)(1)What are the training and certification requirements for volunteers and long-term care workers in assisted living facilities and assisted living facility administrators?
    • WAC 388-78A-2474(2)Training and home care aide certification requirements.
    • WAC 388-78A-2290(3)(a)(b)(c)(d)(e)(4)(a)(b)(c)(5)Family assistance with medications and treatments.
    • WAC 388-78A-2130(1)(b)(c)(3)(a)(b)(4)Service agreement planning.
    12 May 2026Life Safety
    Identified multiple fire-safety deficiencies and missing documentation during a follow-up visit.
    • IFC 705.2.4 2021Door Operation
    • IFC 904.13.5.2 2021Extinguishing System Service
    • IFC 907.8.3 2021Smoke Detector Sensitivity
    • IFC 915.1 2021 / NFPA 72.29.9.7Carbon Monoxide Detection - General
    03 Feb 2026Life Safety
    Investigated a boiler-related complaint and found no violations observed.
    28 Jul 2025Life Safety
    Multiple fire-safety and electrical code deficiencies were found during several inspections; several items were corrected, while the facility still faced licensing action with disapproved status.
    • IFC 315.2.1 2021Ceiling Clearance
    • IFC 603.2 2021Abatement of Electrical Hazards
    • IFC 603.5.2 2021Application and Use
    • IFC 603.9 2021Portable, Electric Space Heaters
    • IFC 701.6 2021Owner's Responsibility
    • IFC 706.1 2018Duct and Air Transfer Openings - Maintaining Protection
    • IFC 903.5 2021Testing and Maintenance
    • IFC 1003.6 2021Means of Egress Continuity
    • IFC 1032.10 2021Emergency Lighting Equipment Inspection and Testing
    • IFC 1203.4 2021Maintenance
    • NFPA 80Fire Door Inspection and Testing
    • —Equipment Rooms
    • —Abatement of Electrical Hazards
    25 Sept 2024Inspection
    Investigated and found deficiencies in infection control policies and respiratory protection program affecting 72 residents.
    • —Infection control policies and respiratory protection program not implemented

    Disclaimer

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

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