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Independent Living Home

Piedmont Gardens

Independent Living Home

Piedmont Gardens

110 41st St, Oakland, CA 94611 View map
Overview of Piedmont Gardens

Experience award-winning care and support from Piedmont Gardens, which is ideally located in the charming neighborhood of Oakland, CA, offering a continuum of care services, including independent living, assisted living, memory care, skilled nursing, and short-stay rehabilitation. The community works hard to meet seniors’ needs and preferences with round-the-clock care from a compassionate care team. Piedmont Gardens was awarded the Best Continuing Care Community in 2024 by U.S. News, proving its exceptional quality.

With its dedication to improving seniors’ quality of life, the community conducts a lot of fun activities and exciting events. Piedmont Gardens perfectly fuses the city bustle with its serene campus, ensuring residents can easily access their needs and desires.

(510) 597-6700

Managed by Myra Punla

Health Services Administrator

Myra Punla serves as the Health Services Administrator at Piedmont Gardens, overseeing the health services operations to ensure residents receive quality care. Her role is central to maintaining the community’s commitment to health and wellness.

Quality ratings

Measured by Centers for Medicare & Medicaid Services (CMS)

Overall rating Info The Overall CMS Rating combines results from health inspections, staffing levels and quality measures. Health inspections carry the most weight. Staffing and quality scores can increase or decrease the final rating based on performance compared to state and national standards.
5/5
California average: 3.6/5
Health Inspection Info Based on the results of the facility's three most recent standard inspections and any complaint investigations. CMS reviews the number, scope, and severity of deficiencies, with more recent findings weighted more heavily.
5/5
California average: 3.2/5
Staffing Info Measures average nursing staff hours per resident per day, including Registered Nurses (RNs) and total nursing staff. Ratings are adjusted based on the level of care residents require and are compared to state and national benchmarks.
5/5
California average: 3.5/5
Quality Measures Info Based on clinical and physical health indicators reported to CMS, such as hospital readmissions, falls, pressure ulcers, and improvements in mobility. These measures reflect how well residents' health needs are being managed.
4/5
California average: 4.3/5

Nursing care per resident

Info This shows how many total hours of nursing staff time are available per resident each day. Higher numbers usually mean more staff support.
4h 33m per day

This home provides 4% more nursing time per resident than the California average.

California average: 4h 23m per day

Capacity and availability

High-capacity home

May provide extensive amenities, services and programs.

Total beds 321

This home usually has availability

Lower occupancy suggests more openings may be available.

Lower demand than the California average
Occupancy rate 76.9%
Residents per day 247
Occupancy rate
76.9%
Residents per day
247

Who this home usually serves

TYPE OF STAY

Mostly short-term rehab stays

Most residents typically stay for a few weeks or months before returning home or moving on.

Might be optimal for
Short stays Recovery Medicare-covered care

Breakdown by payment type

Medicare

50% of new residents, usually for short-term rehab.

Typical stay 28 days

Private pay

49% of new residents, often for short stays.

Typical stay 2 years

Finances and operations

Voluntary non-profit community
Home revenue
$36.2M
Surplus of revenue
$1.8M
Voluntary non-profit community
Home revenue
$36,186,724.00
Surplus of revenue
$1,830,448.00
Payroll costs Info The portion of the home's budget spent on staff, including nurses, caregivers, and other employees who support care and operations.
$14.8M
40.8% of revenue
Other operating costs Info All remaining costs needed to run the home, such as food, utilities, building maintenance, supplies and administrative expenses.
$19.6M
Total costs $34.4M
Bed community size
321-bed community
A large-scale community that may provide a wide range of amenities, services, and structured programs.
Years in operation
33 years in operation
A longer operating history, which may indicate experience navigating regulations and delivering ongoing care.
Walk Score
Walk Score: 99 / 100
Walker's paradise. Daily errands do not require a car, with many shops and services nearby.

About this community

Occupancy

Occupancy rate
77%
6% higher than California average

California average: 73%

Occupied beds
247 / 321
Average residents 87 per day

License details

Facility type
Rcfe-continuing Care Retirement Community
Status Licensed
Issuance March 25, 1993
County: ALAMEDA

Additional licensing details

License number: 011400514
Awards: Best Continuing Care Retirement Community (CCRC) 2025

Ownership & operating entity

Piedmont Gardens is legally operated by HUMANGOOD & HUMANGOOD NORCAL.

Care Services

Nursing Services
Rehabilitation Services
Respite Care
Memory Care
Independent Living
Skilled Nursing
Licensed Nurses/CNAs
Short-Term Rehab

All Levels of Care

Independent Living
Assisted Living
Memory Support
Skilled Nursing
Short-Stay Rehabilitation

Programs & Activities

Specific Programs
Independent Living, Assisted Living, Memory Support, Skilled Nursing, Short-Stay Rehabilitation
Operating Hours
Monday-Friday: 8:30 AM - 6:00 PM

What does this home offer?

Accepts Medicaid icon
Accepts Medicaid icon

Accept Medicaid: Yes, Accept

Total residents icon
Total residents icon

Total Residents: 94 Residents

Room sizes icon
Room sizes icon

Room Sizes: 375 / 540-560 / 740-1120 / 1250 sq. ft

Housing options icon
Housing options icon

Housing Options: Studio / Alcove / 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: High-rise

Beauty services icon
Beauty services icon

Beauty Services

Parking Available icon

Parking Available

Exercise program icon
Exercise program icon

Exercise Programs

Transportation services icon
Transportation services icon

Transportation Services

Housekeeping icon
Housekeeping icon

Housekeeping Services

Recreational activities icon
Recreational activities icon

Recreational Activities

Types of Care at Piedmont Gardens

Independent Living
Contact Piedmont Gardens

Inspection History

In California, the Department of Social Services (for assisted living facilities) and the Department of Public Health (for nursing homes) conduct inspections to ensure resident safety and regulatory compliance.

16 visits

California average: 16 visits

Breakdown by visit type

4 total complaint visits

12 other visits Info Other visits include regulatory visits that are not routine inspections or complaint investigations, such as administrative check-ins, follow-up reviews, or licensing-related visits.

California average

13 total complaint visits

7 other visits

4 complaint investigations

Investigations can have many visits.

California average: 10 complaint investigations

4 official inspections

California average: 4 official inspections

0 serious citations

A violation that poses an immediate risk to resident health or safety, or represents a substantial failure to comply with licensing requirements.

California average: 3 serious citations

0 moderate citations

A violation that does not pose an immediate risk to resident health or safety but requires correction to remain in compliance.

California average: 4 moderate citations

Latest inspection

Date:September 18, 2025
Type:Complaint Investigation

Inspection Report Summary for Piedmont Gardens

Most inspections found no deficiencies, showing a generally strong compliance record at this facility. The most recent report from September 18, 2025, was a complaint investigation that found all allegations unsubstantiated, with no deficiencies cited. Earlier complaint investigations noted isolated incidents such as a medication error and a resident injury from assistance, but these were addressed promptly and did not result in deficiencies. Several complaints were unsubstantiated, and no fines, enforcement actions, or severe findings were reported in the available records. The facility’s performance appears stable over time, with no clear pattern of worsening or recurring issues.

Health Inspection History

Inspections
Total health inspections 4

California average 12.5


Last Health inspection on Jan 2025

Total health citations 13

California average 50.2

Citations per inspection
3.25

California average 4.65


Health citations are formal notices following inspections when they fail to comply with safety and care standards.

11 of 13 citations resulted from standard inspections; and 2 of 13 resulted from complaint investigations.

Breakdown of citation severity (last 3 years)
Critical Health citations More info 0
100% better than California average

California average: 0.4


Serious Health citations More info 0
100% better than California average

California average: 1

0 critical citations More info California average: 0.4

0 serious citations More info California average: 1

13 moderate citations More info California average: 47.2

0 minor citations More info California average: 1.5
Citations history (last 3 years)
Infection Control moderate citation Info Issues related to preventing and controlling infections, including hygiene practices and safety protocols. Jan 30, 2025
Corrected

Care Planning moderate citation Info Issues related to creating and updating personalized care plans for residents based on their needs and conditions. Jan 30, 2025
Corrected

Resident Rights moderate citation Info Issues related to resident's rights, including dignity, privacy, and the ability to make decisions about their care. Jan 30, 2025
Corrected

Abuse/Neglect moderate citation Info Issues related to protecting resident's from harm, including abuse, neglect, or mistreatment. Feb 06, 2023
Corrected

Compare Independent Living around Oakland The information below is reported by the California Department of Social Services and Department of Public Health.

Piedmont Gardens
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

IL

Independent Living Lifestyle-focused communities for older adults offering dining, activities, and transportation with minimal personal care. Best for active, independent seniors who want community without medical support.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

NH

Nursing Home Licensed facility providing 24/7 skilled nursing care for residents with complex, ongoing medical needs. Staffed by RNs, LPNs, and CNAs. Inspected and star-rated annually by CMS. Accepts Medicare (short-term rehab) and Medicaid (long-term care).

Oakland (Piedmont Avenue)
345
-
99
76.9%
4
4
0
33
HUMANGOOD & HUMANGOOD NORCAL
Studio / Alcove / 1 Bed / 2 Bed
Merrill Gardens at Rockridge
AL

Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence.

IL

Independent Living Lifestyle-focused communities for older adults offering dining, activities, and transportation with minimal personal care. Best for active, independent seniors who want community without medical support.

MC

Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.

Oakland (Shafter)
150
-
96
89.3%
5
15
3
6
SHI-III MG ROCKRIDGE GP LLC;MERRILL GARDENS LLC
Studio / Alcove / 1 Bed / 2 Bed

Places of interest near Piedmont Gardens

Address 2.0 miles from city center

Address 110 41st St, Oakland, CA 94611

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Staffing Data (Q2 2025)

This data corresponds to Q2 2025 and is based on CMS Payroll-Based Journal.

Total staff 126
Employees 101
Contractors 25
Staff to resident ratio 2.38:1
2377258% better than California average

California average ratio: 0.00:1

Avg staff/day 55
Average shift 7.1 hours
8% worse than California average

California average: 7.7 hours

Total staff hours (quarter) 35,550
Nursing staff breakdown
Registered Nurse

Manages medical care and health needs.

Total count 15
Average shift length Info Average shift length. Calculated as total hours divided by days worked and average staff per day. 7.7 hours

No contractors work on this role.

Licensed Practical Nurse

Assists with medical care and medications.

Total count 15
Average shift length Info Average shift length. Calculated as total hours divided by days worked and average staff per day. 7.6 hours

No contractors work on this role.

Certified Nursing Assistant

Helps with daily care and mobility.

Total count 60
Average shift length Info Average shift length. Calculated as total hours divided by days worked and average staff per day. 7.1 hours

No contractors work on this role.

Contractor staffing

Total hours from contractors

8.8%

3,146 contractor hours this quarter

Physical Therapy Assistant: 12 Respiratory Therapy Technician: 5 Therapeutic Recreation Specialist: 2 Qualified Social Worker: 2 Physical Therapy Aide: 2 Speech Language Pathologist: 2
Staff by category
Certified Nursing Assistant6006018,24691100%7.1
Registered Nurse150154,96191100%7.7
Licensed Practical Nurse150154,53691100%7.6
Other Dietary Services Staff4041,3739099%7
Physical Therapy Assistant012121,2018391%5.7
Dental Services Staff2029846470%8
Respiratory Therapy Technician0555758492%4.4
RN Director of Nursing1015386066%9
Clinical Nurse Specialist1014886167%8
Nurse Practitioner1014806066%8
Therapeutic Recreation Specialist0224586470%7
Other Social Services Staff1014385662%7.8
Speech Language Pathologist0224305459%5.9
Administrator1013604549%8
Qualified Social Worker0222906369%4.6
Physical Therapy Aide0221922932%5.6
60 Certified Nursing Assistant
% of Days 100%
15 Registered Nurse
% of Days 100%
15 Licensed Practical Nurse
% of Days 100%
4 Other Dietary Services Staff
% of Days 99%
12 Physical Therapy Assistant
% of Days 91%
2 Dental Services Staff
% of Days 70%
5 Respiratory Therapy Technician
% of Days 92%
1 RN Director of Nursing
% of Days 66%
1 Clinical Nurse Specialist
% of Days 67%
1 Nurse Practitioner
% of Days 66%
2 Therapeutic Recreation Specialist
% of Days 70%
1 Other Social Services Staff
% of Days 62%
2 Speech Language Pathologist
% of Days 59%
1 Administrator
% of Days 49%
2 Qualified Social Worker
% of Days 69%
2 Physical Therapy Aide
% of Days 32%

Facility Characteristics

Source: CMS Long-Term Care Facility Characteristics (Data as of Jan 2026)

Total census
53 residents
Residents by payment source
Medicare
10 residents (18.9%)
Medicaid
21 residents (39.6%)
Private pay or other
22 residents (41.5%)
Programs & Services
Residents' Group

Residents meet regularly to discuss policies, care quality, and activities

CCRC

Part of a Continuing Care Retirement Community offering multiple care levels

Active Resident Council

Organized group of residents that meets regularly to discuss facility policies, quality of life, and activities.

Quality of care over time

These measures show how residents usually do over time at this home, based on health outcomes and preventive care.

High-risk clinical events score Info A composite score based on pressure ulcers, falls with injury, weight loss, walking ability decline, and activities of daily living decline. 10.4
56% worse than California average

California average: 6.6

Functional decline score Info A composite score based on activities of daily living decline, walking ability decline, and incontinence. 19.7
74% worse than California average

California average: 11.3

Long-stay resident measures
Need for Help with Daily Activities Increased Info Percent of long-stay residents whose need for help with daily activities has increased 13.5%
22% worse than California average

California average: 11.1%

Walking Ability Worsened Info Percent of long-stay residents whose ability to move independently worsened 28.3%
136% worse than California average

California average: 12.0%

Low Risk Residents with Bowel/Bladder Incontinence Info Percent of low risk long-stay residents who lose control of their bowels or bladder 17.4%
54% worse than California average

California average: 11.3%

Falls with Major Injury Info Percent of long-stay residents experiencing one or more falls with major injury 1.1%
34% better than California average

California average: 1.7%

High Risk Residents with Pressure Ulcers Info Percent of long-stay high risk residents with pressure ulcers 5.6%
13% worse than California average

California average: 5.0%

Urinary Tract Infection Info Percent of long-stay residents with a urinary tract infection 1.6%
32% worse than California average

California average: 1.2%

Lost Too Much Weight Info Percent of long-stay residents who lose too much weight 3.4%
20% better than California average

California average: 4.2%

Depressive Symptoms Info Percent of long-stay residents who have depressive symptoms 0.6%
91% better than California average

California average: 6.7%

Antipsychotic Use Info Percent of long-stay residents who received an antipsychotic medication 8.9%
11% better than California average

California average: 10.1%

Pneumococcal Vaccine Info Percent of long-stay residents assessed and appropriately given the pneumococcal vaccine 97.3%
In line with California average

California average: 98.5%

Influenza Vaccine Info Percent of long-stay residents assessed and appropriately given the seasonal influenza vaccine 100.0%
In line with California average

California average: 98.2%

Short-stay resident measures
Pneumococcal Vaccine Info Percent of short-stay residents assessed and appropriately given the pneumococcal vaccine 99.9%
6% better than California average

California average: 94.0%

Antipsychotic medication increase Info Percent of short-stay residents who newly received an antipsychotic medication 0.4%
71% better than California average

California average: 1.5%

Influenza Vaccine Info Percent of short-stay residents assessed and appropriately given the seasonal influenza vaccine 99.0%
6% better than California average

California average: 93.2%

Guides for Better Senior Living

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Financial Aid for California Seniors

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Multipurpose Senior Services Program

MSSP (Medi-Cal Waiver)

Age 65+, California resident, Medi-Cal eligible, nursing home risk.

~$2,829/month (300% FBR, individual).

$2,000 (individual), $3,000 (couple).

County-managed; waitlists possible.

In-Home Supportive Services (IHSS)

California IHSS

Age 65+, California resident, Medicaid-eligible or low-income.

~$1,732/month (individual, Medi-Cal threshold).

$2,000 (individual).

Can hire family as caregivers.

Multipurpose Senior Services Program (MSSP)

CA MSSP

Age 65+, California resident, Medi-Cal-eligible, nursing home-eligible but community-capable.

~$2,829/month (300% FBR, individual).

$2,000 (individual).

Available in 38 counties; waitlists common.

Property Tax Postponement Program (PTP)

CA PTP

Age 62+, California resident, own and live in home, 40% equity.

~$51,500/year (household, adjusted annually).

Equity-based; no strict asset cap.

Deferred taxes accrue interest (5% as of 2024); repaid upon sale/death.

Assisted Living Waiver (ALW)

CA ALW

Age 65+ or disabled, California resident, Medi-Cal-eligible, nursing home-eligible.

~$2,829/month (300% FBR, individual).

$2,000 (individual).

Available in 15 counties (e.g., LA, Sacramento); waitlists common.

California CARES Program

CA CARES

Caregivers of California residents 60+ needing help with 3+ daily activities; no caregiver age limit.

No strict limit; cost-sharing above ~$2,500/month threshold.

Not applicable; need-based.

High demand in urban areas; complements IHSS respite.

Low-Income Home Energy Assistance Program (LIHEAP)

CA LIHEAP

Age 60+ priority, California resident, low-income, utility/heating need.

~$2,510/month (200% of poverty level, individual).

Not applicable; income-focused.

High demand in inland/coastal extremes; weatherization capped at $5,000/home.

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