Assisted Living and Memory Care
The Residence at Paine Estate
10 Green Way, Wayland, MA 01778 · Map
Licensed for 76 residents
The Residence at Paine Estate is a state-licensed assisted living, memory care community in Wayland, Massachusetts. It is licensed for 76 residents. Lilisity publishes no score or ranking for this community; the details below come from the state licensing record.
Prices
This community does not publish its prices.
Area costs
Lilisity’s independent report
What the public record shows
Gathered by Lilisity from state and federal sources. Communities can’t edit this part of the page.
License
Active, 76 residents
Certified Assisted Living Residence with Special Care Residence.
Nearest emergency room
5.6 miles
Metrowest Medical Center, rated 1 of 5 stars by CMS.
Side by side with nearby communities
The 4 nearest communities that offer assisted living, by straight-line distance. Prices are starting prices each community publishes; we never show estimates.
| Community | Distance | Licensed capacity | Published starting price | License | Inspection citations |
|---|---|---|---|---|---|
| The Residence at Paine Estate this community | 76 | Not published | Active | 9 findings in latest review | |
| Carriage House at Lee's Farm | 1.0 mi | 62 | Not published | Active | 4 findings in latest review |
| Sunrise of Wayland | 2.1 mi | 59 | $6,400/mo | Active | No record |
| Whitney Place at Natick | 3.4 mi | 88 | Not published | Active | 6 findings in latest review |
| Bridges by EPOCH at Sudbury | 3.6 mi | 48 | Not published | Active | 3 findings in latest review |
State inspection record9 findings in latest review
- Last compliance review
- November 14, 2024
- Reports on AGE’s page
- 1
- Latest action (as printed)
- Plan of Correction required
- Certified since 2000
Compliance review, November 14, 2024 (AGE’s report)
- Review on site
- November 14, 2024
- Report dated
- December 4, 2024
- Action taken (as printed)
- Plan of Correction required
- Previous action (as printed)
- None
- Certification (as printed)
- 12/16/2022 through 11/13/2024
- Review before this one
- October 18, 2022
- Corrections due by (as printed)
- January 4, 2025
- Findings cited
- 9 4 marked repeat
Summary: AGE cited 9 findings in this report, 4 of them marked as repeat findings from an earlier review. Plan of Correction required (AGE’s action).
Summary of actions, as written: “EOEA conducted an on-site Compliance Review on November 14, 2024. The Residence at Paine Estates (Residence) will continue to be certified until the Executive Office of Elder Affairs (Elder Affairs) issues a notice regarding final approval or denial of the application for recertification. Final approval will be granted when the issues discussed below have been clarified or corrected in writing.”
- Finding A: General Requirements for an ALR: Emergency Response
Details
AGE’s finding, as written: “Delayed e-call response time not compliant with ALR policy and management not consistently monitoring late response times.”
Regulation cited, as printed: 651 CMR 12.04(3)(b)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.04(3)(b): Skilled Care Services (rule text: “No Assisted Living Residence shall provide, admit or retain any Resident in need of Skilled Nursing Care unless: 1. The Skilled Nursing Care will be provided by a Certified Provider of Ancillary Health Services or by a licensed hospice; [...]”)
Corrective action: See IV A (sections of the report)
- Finding B: General Requirements for an ALR: Special Care marked by AGE as a repeat finding
Details
AGE’s finding, as written: “Missing Bi-annual Special Care Residence (SCR) operations review.”
Regulation cited, as printed: 651 CMR 12.04(4)(d)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.04(4)(d): Special Care (rule text: “Administrative staff of the Residence qualified by training and experience shall review the operations of any Special Care Residence twice each year. [...]”)
Corrective action: See IV A (sections of the report)
- Finding C: General Requirements for an ALR: Screening and Assessment Service Plan Development and Requirements marked by AGE as a repeat finding
Details
AGE’s finding, as written: “Inconsistent with documenting all requirements of Assessments and Service Plans. Missing Bed Rail Assessments.”
Regulation cited, as printed: 651 CMR 12.04(6)(b) 651 CMR 12.04(8)(a)(3) 651 CMR 12.08(1)(s)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.04(6)(b): Screening and Assessment (rule text: “The preadmission assessment shall note the name of any Legal Representative, Health Care Proxy, or any other person who has been documented as having decision-making authority for the Resident and the scope of his or her authority.”); 651 CMR 12.04(8)(a): Service Plan Requirements (rule text: “Each service plan shall be based on a current assessment of the Resident, and indicate the following: 1. The services needed, including the minimum service package provided for a monthly fee and any additional services the Resident needs; [...]”); 651 CMR 12.08(1)(s): Resident Rights (rule text: “Be free from Restraints;”)
Corrective action: See IV A&B (sections of the report)
- Finding D: General Requirements for an ALR-Service and Service Coordination: Quality Assurance and Performance Improvement marked by AGE as a repeat finding
Details
AGE’s finding, as written: “Missing or incomplete components of the Quality Assurance and Performance Improvement requirements.”
Regulation cited, as printed: 651 CMR 12.04(10)(a)(b)(c)(2),(d)(e)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.04(10)(a): Quality Assurance and Performance Improvement › Service Planning (rule text: “The Residence shall review a random sample of Resident assessments, service plans and progress notes at least once each year to ensure that the Residents' service plans have been implemented and meet the Resident's general needs and any [...]”)
Corrective action: See IV A (sections of the report)
- Finding E: Emergency Preparedness Plan and Reporting Requirements: Reporting Resident Specific Emergencies
Details
AGE’s finding, as written: “Late submissions of Resident-specific incidents reports.”
Regulation cited, as printed: 651 CMR 12.04(11)(e)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.04(11)(e): Emergency Preparedness Plan and Reporting Requirements (rule text: “Any report required under 651 CMR 12.04(11)(c) or 12.04(11)(d) shall be filed with the Assisted Living Certification Unit within 24 hours after the occurrence of the incident or accident via EOEA's online filing system. [...]”)
Corrective action: See IV A (sections of the report)
Show all 9
- Finding F: Record Requirements: Correspondence Log
Details
AGE’s finding, as written: “Missing information necessary for the continuity of care.”
Regulation cited, as printed: 651 CMR 12.05(4)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.05(4): Record Requirements (rule text: “The Residence must maintain a staff correspondence log for each 24 hour period that communicates information necessary to maintain the continuity of care for all Residents. The correspondence log must be maintained for no less than 90 days.”)
Corrective action: See IV A (sections of the report)
- Finding G: Staffing Requirements: Staffing Levels marked by AGE as a repeat finding
Details
AGE’s finding, as written: “Missing documentation of Staffing Level Reviews.”
Regulation cited, as printed: 651 CMR 12.06(4)(a)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.06(4)(a): Staffing Levels (rule text: “Each Residence must develop and implement a process for determining its staffing levels. [...]”)
Corrective action: See IV A (sections of the report)
- Finding H: Training Requirements: Introductory Visits and Review
Details
AGE’s finding, as written: “Inconsistent documentation of Introductory Visits.”
Regulation cited, as printed: 651 CMR 12.07(7)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.07(7): Introductory Visit and Review (rule text: “Prior to or within 48 hours after the provision of Personal Care Services to a Resident, a nurse shall review the Resident's service plan with all relevant personal care workers. [...]”)
Corrective action: See IV A&B (sections of the report)
- Finding I: Training Requirements: Supervision
Details
AGE’s finding, as written: “Biannual SAMM and skills evaluations were not consistently documented for all PC staff.”
Regulation cited, as printed: 651 CMR 12.07(8)
What the cited rule covers (651 CMR 12.00): 651 CMR 12.07(8): Supervision (rule text: “A qualified nurse shall, at least once every six months, evaluate the Personal Care Services provided by personal care staff of the Residence or by contracted providers. [...]”)
Corrective action: See IV A&B (sections of the report)
Specific corrective actions AGE required
- Documentation confirming a completed and current assessment of all Residents using a bed rail or u-bar.
- Documentation that all Personal Care Staff have a current Introductory Review, conducted by a nurse, with all Residents.
- Documentation confirming the completion of SAMM and PC Skills evaluations for all current care staff by a nurse.
What AGE reviewed and found (AGE’s words)
- Service and Service Coordination Requirements- Emergency Response
- EOEA reviewed the Personalized Emergency Response procedures developed to provide timely assistance to a Resident in the event of an emergency needs situation.
- During the months of December 2022, June 2023 and October 2024 there were 79 e-call response times over the ten (10) minutes required by Residence policy.
- Documentation of Residence management monitoring response times over the ten
- (10) minute limit was inconsistent for October 2024.
- Service and Service Coordination- Special Care
- EOEA reviewed the Special Care Residence (SCR) operations review from calendar year 2023 through the date of the Compliance Review to verify that the SCR is being administered with all the required safeguards.
- Documentation to support that the Residence conducted a SCR operations review was missing for the first half of the 2023 calendar year reviewed.
- General Requirements for an Assisted Living Residence (ALR)-
- EOEA reviewed five (5) Resident Records reviewing documentation from December 2022 through the date of the Compliance Review to determine compliance with the requirements for Screenings, Assessments and Service Plan Development and Requirements.
Screening and Assessment
- Two (2) records were without documentation to confirm that assessments noted the name and scope of any Legal Representative.
Service Plan Development and Requirements
- Documentation of individualized enrichment activities provided to the resident was missing in three (3) Special Care Residence (SCR) records.
Bed Rail Assessments
- EOEA reviewed the Residence records of twelve (12) Residents utilizing bed rails / U-bars or similar devices for the period of 2023 through the date of the Compliance Review to determine compliance with the required assessment by a physical/occupational therapist every six months.
- Documentation of an assessment conducted by a physical/occupational therapist every six months for four (4) Residents noting that the Resident can independently navigate around a bed rail/ U-bar for the calendar years reviewed was missing.
- Quality Assurance and Performance Improvement
- EOEA reviewed documentation to ensure the Residence has established an effective, ongoing quality improvement and assurance program for Service Planning, Safety Assurances, and Medication Quality from December 16, 2022, through the date of the Compliance Review.
Service Planning
- Documentation of the date the audit was completed was missing for the 2023 and 2024 calendar years reviewed
- Documentation of a target date for follow up and clear outcomes was missing for the 2023 and 2024 calendar years reviewed.
Resident Safety Assurances
- Documentation of the date the audit was completed was missing for the 2023 and 2024 calendar years reviewed
- Documentation of a target date and staff person responsible for follow up was missing for the 2023 and 2024 calendar years reviewed.
Medication Quality Plan
- EOEA reviewed the Residence's quarterly medication documentation audits from December 16, 2022 through the date of the Compliance Review to ensure compliance with SAMM and Residence policies.
- Documentation of a target date and staff person responsible for follow up was missing for the first, second and third quarter of the 2023 calendar year.
- Documentation of a quarterly medication review was missing for the third quarter of the 2023 calendar year.
- Reporting Resident-specific Emergencies- Incident Reports
- EOEA reviewed the Residence records and incident reports from December 2022 through the date of the Compliance Review to determine whether the Residence complied with the requirement to report qualifying incidents to EOEA within 24 hours after the occurrence of the incident or accident.
- The Residence filed 13 incident reports greater than 24 hours after the occurrence of the incident or accident.
- Record Requirements- Correspondence Log
- EOEA reviewed the documentation maintained in two 90-day correspondence logs to communicate information necessary to maintain the continuity of care for Residents.
- The Traditional log did not consistently document all significant or pertinent information necessary to maintain the continuity of care for all Residents.
- Staffing Requirements- Staffing Levels
- EOEA reviewed the Residence records to determine compliance with Staffing Level requirements.
- Documentation to confirm the Residence conducted quarterly staffing level assessments was missing for all quarters of 2023.
- Training Requirements- Introductory Visit and Review
- EOEA reviewed the records of five (5) Residents to determine compliance with the requirements that a nurse review the Resident's service plan with all relevant personal care workers within the 48 hours after the provision of service or with any change of condition for the Resident:
- Two (2) records were without documentation to support that Introductory Visits were consistently conducted with all applicable staff prior to or within 48 hours, at the time of move-in or at the time of change in the Resident's condition.
- Training Requirements- Supervision
- EOEA reviewed the records of six (6) Personal Care (PC) staff to determine compliance with SAMM skills and Personal Care evaluation requirements in the calendar year 2024 through the date of the Compliance Review.
- Documentation confirming the completion of SAMM and PC skills evaluations every six months was missing from three (3) records for the 2023 calendar year.
- Documentation confirming the completion of SAMM and PC skills evaluations every six months was missing from six (6) records for the 2023 calendar year.
Summaries are ours and are marked “Summary”; quoted text is AGE’s own, as printed in reports scanned to text (spelling slips are AGE’s or the scan’s), shortened where marked [...]. Rule descriptions come from 651 CMR 12.00 as in force on the report date. AGE’s page for this residence links each report.
What these terms mean
651 CMR 12.09(2): AGE "shall conduct compliance reviews of Assisted Living Residences no less than once every two years. In addition, [AGE] may conduct a compliance review any time it has cause to believe that an Assisted Living Residence is in violation" of the law or its regulations.
651 CMR 12.09(4)(b): a notice of noncompliance "shall describe the noncompliance with particularity, indicate the specific portion of the law(s) or regulation(s) which have been violated, and shall include the corrective action to be taken."
651 CMR 12.09(4)(c) and (d): AGE may require corrective action, including "Ceasing the enrollment of new Residents" or "Reducing the number of Residents served", and may "deny, revoke, suspend, modify or refuse to issue or renew a Certification."
A finding marked repeat is one AGE also cited at an earlier review. AGE does not rate findings by severity in these reports; the action taken is AGE's overall response.
AGE posts these reports on each residence’s mass.gov page and keeps no public index, so older reports may not be listed. Massachusetts posts no complaint results for assisted living. This residence is certified for 76 units; larger residences have more records to review, so read counts with size in mind. Source: Massachusetts Executive Office of Aging & Independence (AGE), Assisted Living Residence certification, residence pages read October 16, 2026. Always visit in person and ask the residence about anything listed here.
License and ownershipActive license
- License type
- Certified Assisted Living Residence with Special Care Residence
- License status
- Active
- Licensed capacity
- 76
- County
- Middlesex County
Source: Massachusetts state licensing records (agency listing), retrieved 2026-09-09. Licensing status is a matter of public record; it is not a quality rating.
Paying with Medicaid and other programsHow Medicaid pays for care in Massachusetts, and other programs
How Medicaid pays for care in Massachusetts
- Group Adult Foster Care (GAFC), a MassHealth program. Most people pay privately. MassHealth (Medicaid) can help through Group Adult Foster Care (GAFC) at residences that accept it, but not all ALRs do. Ask before you sign a residency agreement. (state page)
Ask the community whether it accepts Medicaid.
Staff pay and workplace safety4 OSHA inspections, 7 violations cited
Federal records about how the employer here treats its staff.
OSHA workplace safety inspections
OSHA inspects workplaces for staff safety, such as lifting, needles, chemicals and workplace violence. It does not inspect resident care.
- Feb 11, 2026: referral inspection, partial (safety). Case closed Feb 20, 2026. No violations cited. OSHA record. OSHA recorded the employer as LCB Senior Living, L.l.c. Matched by street address; the name OSHA recorded differs from the community's.
- Aug 12, 2021: follow-up inspection, partial (health). Case closed Nov 29, 2021. No violations cited. OSHA record. OSHA recorded the employer as LCB Senior Living, LLC. Matched by street address; the name OSHA recorded differs from the community's.
- Apr 28, 2020: fatality or catastrophe inspection, partial (health). Case closed Jan 19, 2021. 3 violations cited (3 serious). Penalties: $13,494 proposed, $8,000 now. OSHA record. OSHA recorded the employer as LCB Senior Living, LLC. Matched by street address; the name OSHA recorded differs from the community's.
Details
- Serious: Respiratory protection (respirators, N95 fit testing) (1910.134(c)(1)). Penalty $13,494 proposed, $8,000 now. To be fixed by Dec 15, 2020. Contested by the employer.
- Serious: Respiratory protection (respirators, N95 fit testing) (1910.134(e)(1)). Penalty $0 proposed, $0 now. To be fixed by Dec 15, 2020. Contested by the employer.
- Serious: Respiratory protection (respirators, N95 fit testing) (1910.134(f)(2)). Penalty $0 proposed, $0 now. To be fixed by Dec 15, 2020. Contested by the employer.
- Apr 30, 2019: programmed (planned) inspection, complete (safety). Case closed Sep 20, 2019. 4 violations cited (3 serious, 1 other). Penalties: $18,565 proposed, $6,000 now. OSHA record. OSHA recorded the employer as Mes Wayland Assisted Living, LLC. Matched by street address; the name OSHA recorded differs from the community's.
Details
- Other than serious: Medical services and first aid (including eyewash stations) (1910.151(c)). Penalty $5,683 proposed, $1,500 now. To be fixed by Sep 23, 2019.
- Serious: Hazard communication (chemical labels, safety data sheets, training) (1910.1200(g)(1)). Penalty $4,831 proposed, $2,000 now.
- Serious: Hazard communication (chemical labels, safety data sheets, training) (1910.1200(h)(1)). Penalty $0 proposed, $0 now. To be fixed by Sep 23, 2019.
- Serious: Electrical wiring methods and equipment (1910.305(a)(2)(i)). Penalty $8,051 proposed, $2,500 now.
Source: U.S. Department of Labor OSHA enforcement data, as of Oct 15, 2026, inspections since 2016. Penalties can change while a case is open or contested.
Location and nearby careNearest hospital 5.6 mi, nursing home 2.0 mi, pharmacy 0.8 mi
- Nearest hospital with an emergency room
- Metrowest Medical Center, Framingham. 5.6 miles away, straight line. CMS overall hospital rating: 1 of 5 stars.
- Nearest Medicare nursing home
- Bear Mountain at Sudbury, Sudbury. 2.0 miles away, straight line.
- Nearest home health agency office
- Convenient Homecare Services, Inc, Sudbury. 2.8 miles away, straight line. Agencies travel to clients, so ask which ones serve this address.
- Nearest pharmacy
- CVS Pharmacy. 0.8 miles away, straight line. From OpenStreetMap, which does not list every pharmacy, so one may be closer.
- Area
- USDA classes ZIP code 01778 as metropolitan (metropolitan core).
- Dialysis within 15 miles
- Fresenius Kidney Care Wellesley, Wellesley, 3.7 miles away, straight line (CMS rating 3 of 5 stars)
Fresenius Medical Care Framingham, Framingham, 5.8 miles away, straight line (has a shift starting after 5 pm; CMS rating 5 of 5 stars)
Wellesley Dialysis, Wellesley, 6.4 miles away, straight line (CMS rating 4 of 5 stars) - Hospice
- 18 Medicare hospices tell CMS they serve ZIP code 01778.
Dignity Hospice Care, office in Framingham, 4.1 miles away, straight line
Hands And Hearts Hospice Corporation, office in Wellesley Hills, 5.4 miles away, straight line
Brighton Hospice Massachusetts, LLC, office in Newton, 7.7 miles away, straight line - Nearest geriatric medicine practice
- Medical Care Of Boston Management Corporation, Wayland. 1.0 mile away, straight line. 1 geriatric medicine doctor listed there.
Distances are straight lines from the community, not driving distance. Hospitals, home health, dialysis, hospice and doctors come from CMS provider data (CMS, hospital list updated Jul 22, 2026). Star ratings are CMS’s own.
Emergency and natural hazard riskFEMA overall risk relatively low; outside FEMA's high-risk flood areas
Public hazard maps for this location. Ask the community about its emergency plan, its generator and where residents would go in an evacuation.
- Flood zone
- Outside the high and moderate risk flood areas on FEMA's flood map (Zone X, minimal flood hazard, or not studied). (FEMA flood map)
- FEMA National Risk Index
- Overall: relatively low. By hazard: hurricane relatively low, inland flooding relatively low, wildfire very low, tornado relatively low, heat wave relatively low, earthquake relatively low. These are FEMA’s ratings for the census tract, compared with tracts nationwide. (FEMA, December 2025)
A flood zone describes the map at this point, not the building's elevation. In an emergency, follow the local emergency management agency.
Questions to ask on a tour10 questions picked for this community from its record
Picked for this community from its record. Ask them in person and write down the answers.
- The state recorded a finding in November 2024. What was it, and how was it fixed?
- What does the base rate include, and when did rates last go up?
- How many caregivers work in memory care during the day, the evening and overnight, and for how many residents?
- What dementia training does each caregiver get before working alone, and every year after?
- How do staff respond when a resident is agitated, frightened or tries to leave?
- How many caregivers are on duty during the day and at night?
- What happens if care needs increase? When would someone need to move?
- What fees are charged at move-in?
- How do you tell families about falls, illness or changes?
- How long have the executive director and the head of care been here?
What we checked13 public sources we searched, with dates
Every public source we searched for this community. “Nothing on record” means we found no record that matched it. A record can be missed when a name or address differs.
| Source | Data as of | What we found |
|---|---|---|
| Massachusetts Executive Office of Aging & Independence (AGE), Assisted Living Residence certification inspection records | Oct 16, 2026 | See above |
| U.S. Department of Labor wage and hour cases | Oct 15, 2026 | Nothing on record |
| OSHA workplace safety inspections since 2016 | Oct 15, 2026 | See above |
| Hurricane evacuation zone maps | Not in a mapped zone | |
| FEMA flood map | See above | |
| USDA wildfire risk | Apr 15, 2026 | Not shown: FEMA rates wildfire risk here very low |
| FEMA National Risk Index | See above | |
| CMS hospitals, home health, dialysis, hospice and doctors; OpenStreetMap pharmacies | See above | |
| HUD Multifamily Properties - Assisted | Jul 6, 2026 | Nothing on record |
| State Veterans Homes (NASVH directory) | Sep 20, 2026 | Nothing on record |
| CMS Hospice - General Information | Aug 19, 2026 | Nothing on record |
| CMS Home Health Care Agencies | May 27, 2026 | Nothing on record |
| The community’s own website | Could not read the site |
Common questionsAnswers to 4 questions families ask
What type of care does The Residence at Paine Estate provide?
The Residence at Paine Estate is licensed by the state of Massachusetts for assisted living, memory care in Wayland, Massachusetts. Its licensed capacity is 76 residents.
Does Lilisity rate The Residence at Paine Estate?
No. We publish state licensing details for The Residence at Paine Estate but no score, rating, or ranking. Only communities on the Top Communities list or with a Senior Living Alliance Excellence Award, both based on phone-verified resident and family interviews, are ranked.
How much does The Residence at Paine Estate cost?
Assisted Living in Massachusetts typically starts at $5,300 to $7,800 a month. Based on 31 communities that publish prices. These are area figures, not this community's price. The Residence at Paine Estate does not publish its prices.
How do I contact The Residence at Paine Estate?
Use The Residence at Paine Estate's website, mass.gov/locations/the-residence-at-paine-estate, or visit at 10 Green Way, Wayland, MA 01778.
How Lilisity works. The only scores or rankings Lilisity publishes are the Top Communities list and the Excellence Awards, both built from phone-verified resident and family interviews. Communities can pay Lilisity a flat monthly fee to manage their own listing: photos, prices, contact details, and receiving the inquiries families choose to send them. The fee is the same no matter how many families contact them or move in. Senior Living Alliance, which runs Lilisity, offers the same listing to its member communities as part of their membership; members pay SLA for its resident and family interview program. No community pays Lilisity per inquiry, per referral or per move-in. Payment never changes a testimonial, a rating, or the order of search results. The "Nearby Senior Living Alliance communities" box shows member communities only. How we verify testimonials · How we are paid