Mostly short-term rehab stays
Most residents typically stay for a few weeks or months before returning home or moving on.
Piedmont Gardens
Piedmont Gardens is an Independent Living Home in California
Piedmont Gardens is an Independent Living Home in California
Piedmont Gardens
Piedmont Gardens is an Independent Living Home in California
Piedmont Gardens is an Independent Living Home in California
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.
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
Official CMS rating based on health inspections, staffing and quality measures.
Official CMS rating based on deficiencies found during state health inspections.
Official CMS rating based on nurse staffing hours per resident per day.
Official CMS rating based on clinical outcomes for residents.
Capacity and availability
High-capacity home
May provide extensive amenities, services and programs.
Total beds
321
This home usually has limited availability
Occupancy is moderate, suggesting balanced demand.
Occupancy rate
93.3%
Residents per day (avg)
70
Occupancy rate
93.3%
Residents per day (avg)
70
Who this home usually serves
Show admissions and discharges
TYPE OF STAY
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 home
Other
Home revenue
$36.2M
Surplus of revenue
$1.8M
Voluntary non-profit home
Other
Home revenue
$36,186,724.00
Surplus of revenue
$1,830,448.00
Payroll costs
The portion of the home's budget spent on staff, including nurses, caregivers, and other employees who support care and operations.
$14.8M
The portion of the home's budget spent on staff, including nurses, caregivers, and other employees who support care and operations.
Other operating costs
All remaining costs needed to run the home, such as food, utilities, building maintenance, supplies and administrative expenses.
$19.6M
All remaining costs needed to run the home, such as food, utilities, building maintenance, supplies and administrative expenses.
Total costs
$34.4M
321-bed community
A large-scale community that may provide a wide range of amenities, services, and structured programs.
32 years in operation
A longer operating history, which may indicate experience navigating regulations and delivering ongoing care.
Walk Score: 99 / 100
Walker's paradise. Daily errands do not require a car, with many shops and services nearby.
About this community
Occupancy Rate
77%
Occupied Beds
247 of 321
Percentage of available beds currently in use by residents.
California average: 72%
License Status
LICENSEDFacility Type
RCFE-CONTINUING CARE RETIREMENT COMMUNITY
License Date
March 25, 1993
Additional licensing details
County:
ALAMEDA
Ownership & operating entity
Piedmont Gardens is legally operated by HUMANGOOD & HUMANGOOD NORCAL.
What does this home offer?
Accept Medicaid: Yes, Accept
Total Residents: 94 Residents
Room Sizes: 375 / 540-560 / 740-1120 / 1250 sq. ft
Housing Options: Studio / Alcove / 1 Bed / 2 Bed
Building Type: High-rise
Beauty Services
Parking Available
Exercise Programs
Transportation Services
Housekeeping Services
Recreational Activities
Types of Care at Piedmont Gardens
Independent Living
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.
17 visits/inspections
4 visits/inspections triggered by complaints
12 other visits
California average: 14 visits/inspections
California average: 12 complaint visits
California average: 3 inspections
Show Inspection Reports
Inspection Report Summary for Piedmont Gardens
Piedmont Gardens #1, a 741‑type assisted‑living facility in Oakland, received a series of unannounced inspections during 2022. The first visit, conducted in March, focused on infection‑control procedures. The licensing program analyst noted that screening stations, PPE supplies, hand‑washing stations, and emergency plans were all in place, with no deficiencies cited. The facility’s administrative and wellness staff were compliant with California’s COVID‑19 screening requirements and maintained adequate food, paper, and PPE stocks.
In October and November, the agency shifted to case‑management visits triggered by the evacuation of residents from Grand Lake Gardens after a major fire. These unannounced inspections documented the transfer of 20 to 35 residents into Piedmont Gardens, the opening of additional dining halls, and the temporary reassignment of staff from Grand Lake Gardens to support the new residents. Across all visits, the analysts confirmed that staffing levels remained stable, supplies were adequate, and residents reported feeling safe and well‑fed. The reports also highlighted a few emerging concerns: a resident raised mental‑health worries following the fire, another noted a call‑button issue, and one resident expressed a desire for more spiritual support. The wellness director responded by arranging a spiritual care coordinator and committing to follow‑up on mental‑health concerns.
Overall, the pattern emerging from these reports is one of procedural compliance and effective crisis response. Piedmont Gardens maintained consistent infection‑control standards and managed the influx of displaced residents without creating safety or health risks. The repeated positive assessments underscore the facility’s ability to uphold regulatory requirements and support resident needs, though ongoing attention to mental‑health support and communication tools will be essential as the transition from Grand Lake Gardens continues to resolve.
Comparison Chart
The information below is reported by the California Department of Social Services and Department of Public Health.Compare Independent Living around Oakland
Piedmont Gardens
AL
Assisted Living For seniors needing help with daily tasks but not full-time nursing.
IL
Independent Living For self-sufficient seniors seeking community and minimal assistance.
MC
Memory Care Specialized care for those with Memory Loss, Alzheimer's, or dementia, ensuring safety and support.
SNF
Nursing Homes 24/7 care needed
Oakland
345
No
99
GESINGER, JANA
76.9%
$35,545,596.00
$14,754,895.00
41.5%
69.70
5/5
4.5437
5/5
5/5
4/5
Studio / Alcove / 1 Bed / 2 Bed
Merrill Gardens at Rockridge
AL
Assisted Living For seniors needing help with daily tasks but not full-time nursing.
IL
Independent Living For self-sufficient seniors seeking community and minimal assistance.
MC
Memory Care Specialized care for those with Memory Loss, Alzheimer's, or dementia, ensuring safety and support.
Oakland
150
No
96
SHI-III MG ROCKRIDGE GP LLC;MERRILL GARDENS LLC
84.7%
-
-
-
-
-
-
-
-
-
Studio / Alcove / 1 Bed / 2 Bed
Places of interest near Piedmont Gardens
2.0 miles from city center
110 41st St, Oakland, CA 94611
Calculate Travel Distance to Piedmont Gardens
Add your location
Staffing Data
Source: CMS Payroll-Based Journal (Q2 2025)
126
Total Staff
101
Employees
25
Contractors
35,550
Total Hours (Quarter)
55
Avg Staff/Day
7.1
Avg Shift (hrs)
Nursing Staff Breakdown
| Role ⓘ | Count ⓘ | Avg Shift (hrs) ⓘ | Uses Contractors? ⓘ |
|---|---|---|---|
| Registered Nurse | 15 | 7.7 | No |
| Licensed Practical Nurse | 15 | 7.6 | No |
| Certified Nursing Assistant | 60 | 7.1 | No |
Staff by Category
Administration ⓘ
1 staff
8hs shift avg
Nursing Staff ⓘ
91 staff
7.3hs shift avg
Physicians & Practitioners ⓘ
2 staff
8hs shift avg
Therapy Services ⓘ
21 staff
5.4hs shift avg
Activities & Recreation ⓘ
2 staff
7hs shift avg
Social Services ⓘ
3 staff
6.1hs shift avg
Dietary Services ⓘ
4 staff
7hs shift avg
Other Services ⓘ
2 staff
8hs shift avg
Contractor Analysis
8.8%
of total hours from contractors
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
| Role ⓘ | Employees ⓘ | Contractors ⓘ | Total Staff ⓘ | Total Hours ⓘ | Days Worked ⓘ | % of Days ⓘ | Avg Shift (hrs) ⓘ |
|---|---|---|---|---|---|---|---|
| Certified Nursing Assistant | 60 | 0 | 60 | 18,246 | 91 | 100% | 7.1 |
| Registered Nurse | 15 | 0 | 15 | 4,961 | 91 | 100% | 7.7 |
| Licensed Practical Nurse | 15 | 0 | 15 | 4,536 | 91 | 100% | 7.6 |
| Other Dietary Services Staff | 4 | 0 | 4 | 1,373 | 90 | 99% | 7 |
| Physical Therapy Assistant | 0 | 12 | 12 | 1,201 | 83 | 91% | 5.7 |
| Dental Services Staff | 2 | 0 | 2 | 984 | 64 | 70% | 8 |
| Respiratory Therapy Technician | 0 | 5 | 5 | 575 | 84 | 92% | 4.4 |
| RN Director of Nursing | 1 | 0 | 1 | 538 | 60 | 66% | 9 |
| Clinical Nurse Specialist | 1 | 0 | 1 | 488 | 61 | 67% | 8 |
| Nurse Practitioner | 1 | 0 | 1 | 480 | 60 | 66% | 8 |
| Therapeutic Recreation Specialist | 0 | 2 | 2 | 458 | 64 | 70% | 7 |
| Other Social Services Staff | 1 | 0 | 1 | 438 | 56 | 62% | 7.8 |
| Speech Language Pathologist | 0 | 2 | 2 | 430 | 54 | 59% | 5.9 |
| Administrator | 1 | 0 | 1 | 360 | 45 | 49% | 8 |
| Qualified Social Worker | 0 | 2 | 2 | 290 | 63 | 69% | 4.6 |
| Physical Therapy Aide | 0 | 2 | 2 | 192 | 29 | 32% | 5.6 |
Health Inspection History
Source: CMS Health Citations (Apr 2019 – Jan 2025)
4
Inspections
13
Total Citations
0
Critical (J-L)
0
Serious (G-I)
3.25
Citations/Inspection
Jan 2025
Last Inspection
Citation Severity Distribution
What do these levels mean?
Top Deficiency Categories
Quality of Life & Care
4
31% of total
Infection Control
2
15% of total
Pharmacy Services
2
15% of total
Resident Rights
1
8% of total
Abuse, Neglect & Exploitation
1
8% of total
Citation Sources
Standard Inspections
11
Complaint Investigations
2
State Comparison (CA)
Citations
13
California average: 50.2
Critical Citations
0
California average: 0.4
Recent Citations (Last 3 Years)
| Date | Severity ? | Category | Tag | Status |
|---|---|---|---|---|
| Jan 30, 2025 | E | Infection Control | F0880 | Corrected |
| Jan 30, 2025 | E | Care Planning | F0656 | Corrected |
| Jan 30, 2025 | D | Resident Rights | F0584 | Corrected |
| Feb 06, 2023 | D | Abuse/Neglect | F0609 | Corrected |
| Feb 06, 2023 | D | Quality of Care | F0689 | Corrected |
| Nov 17, 2022 | D | Infection Control | F0881 | Corrected |
| Nov 17, 2022 | E | Nutrition | F0812 | Corrected |
| Nov 17, 2022 | D | Pharmacy | F0756 | Corrected |
| Nov 17, 2022 | D | Quality of Care | F0676 | Corrected |
| Nov 17, 2022 | E | Quality of Care | F0684 | Corrected |
| Apr 11, 2019 | E | Pharmacy | F0761 | Corrected |
| Apr 11, 2019 | D | Quality of Care | F0697 | Corrected |
| Apr 11, 2019 | D | Care Planning | F0656 | Corrected |
Facility Characteristics
Source: CMS Long-Term Care Facility Characteristics (Data as of Jan 2026)
Ownership: Non-Profit Corporation
Resident Census by Payment Source
53
Total Residents
Medicare
10
(18.9%)
ⓘ
Medicaid
21
(39.6%)
ⓘ
Private Pay/Other
22
(41.5%)
ⓘ
Programs & Services
Residents' Group
ⓘ
CCRC
ⓘ
Family Engagement
Active councils help families stay involved in care decisions and facility operations.
Active
Resident Council
ⓘ
Quality Measures
CMS quality measures assess care quality for long-stay and short-stay residents. Lower percentages generally indicate better outcomes for most measures.
Source: CMS Nursing Home Compare (Data as of Jan 2026)
High-Risk Clinical Events
10.4
Score
56% worse than avg
California avg: 6.6
Composite score based on pressure ulcers, falls with injury, weight loss, walking ability decline, and ADL decline
Functional Decline
19.7
Score
74% worse than avg
California avg: 11.3
Composite score based on ADL decline, walking ability decline, and incontinence
Long-Stay Resident Measures
Measures for residents who stay 101 days or more. For most measures, lower percentages indicate better care.
Need for Help with Daily Activities Increased
13.5%
Lost Too Much Weight
3.4%
Urinary Tract Infection
1.6%
Depressive Symptoms
0.6%
Falls with Major Injury
1.1%
Pneumococcal Vaccine
97.3%
Antipsychotic Use
8.9%
Walking Ability Worsened
28.3%
Influenza Vaccine
100.0%
High Risk Residents with Pressure Ulcers
5.6%
Low Risk Long-Stay Residents with Bowel/Bladder Incontinence
17.4%
Short-Stay Resident Measures
Measures for residents who stay 100 days or less (typically rehabilitation patients).
Pneumococcal Vaccine
99.9%
6% better than avg
California: 94.0%
Short-Stay Residents Who Received a New Antipsychotic Medication
0.4%
71% better than avg
California: 1.5%
Influenza Vaccine
99.0%
6% better than avg
California: 93.2%
Financial Trends
Historical financial and operational data for Piedmont Gardens based on CMS SNF Cost Reports.
Occupancy Rate
93.3%
↑ 15.8pp vs 2022
Net Income
$1,830,448
↓ ~$1.6M vs 2022
Total Payroll
$18,172,523
↑ ~$1.8M vs 2022
Profit Margin
5.2%
↓ 5.3pp vs 2022
Loading trend charts...
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Claim What’s Yours: Financial Aid for California Seniors
Program
State Program Name
Eligibility
Benefits
Multipurpose Senior Services Program
MSSP (Medi-Cal Waiver)
- General: Age 65+, California resident, Medi-Cal eligible, nursing home risk.
- Income Limits (2025): ~$2,829/month (300% FBR, individual).
- Asset Limits: $2,000 (individual), $3,000 (couple).
- CA Specifics: County-managed; waitlists possible.
- Services: In-home support (4-6 hours/day), respite care (14 days/year), meals (~$6/meal), transportation (8 trips/month), care management.
In-Home Supportive Services (IHSS)
California IHSS
Official government program page
- General: Age 65+, California resident, Medicaid-eligible or low-income.
- Income Limits: ~$1,732/month (individual, Medi-Cal threshold).
- Asset Limits: $2,000 (individual).
- CA Specifics: Can hire family as caregivers.
- Services: Personal care (up to 283 hours/month), homemaker services, respite (varies).
Multipurpose Senior Services Program (MSSP)
CA MSSP
Official government program page
- General: Age 65+, California resident, Medi-Cal-eligible, nursing home-eligible but community-capable.
- Income Limits: ~$2,829/month (300% FBR, individual).
- Asset Limits: $2,000 (individual).
- CA Specifics: Available in 38 counties; waitlists common.
- Services: Case management, respite care (up to 10 days/year), minor home mods (avg. $500), adult day care (~$50/day).
Property Tax Postponement Program (PTP)
- General: Age 62+, California resident, own and live in home, 40% equity.
- Income Limits (2025): ~$51,500/year (household, adjusted annually).
- Asset Limits: Equity-based; no strict asset cap.
- CA Specifics: Deferred taxes accrue interest (5% as of 2024); repaid upon sale/death.
- Services: Property tax deferral (avg. $1,000-$3,000/year, varies by county).
Assisted Living Waiver (ALW)
CA ALW
- General: Age 65+ or disabled, California resident, Medi-Cal-eligible, nursing home-eligible.
- Income Limits: ~$2,829/month (300% FBR, individual).
- Asset Limits: $2,000 (individual).
- CA Specifics: Available in 15 counties (e.g., LA, Sacramento); waitlists common.
- Services: Personal care in ALFs (5-7 hours/day), medication management, social services.
California CARES Program
CA CARES
- General: Caregivers of California residents 60+ needing help with 3+ daily activities; no caregiver age limit.
- Income Limits: No strict limit; cost-sharing above ~$2,500/month threshold.
- Asset Limits: Not applicable; need-based.
- CA Specifics: High demand in urban areas; complements IHSS respite.
- Services: Respite care (up to 10 days/year), counseling (4-6 sessions/year), training (2-3 workshops/year), supplies (~$200/year).
Low-Income Home Energy Assistance Program (LIHEAP)
CA LIHEAP
Official government program page
- General: Age 60+ priority, California resident, low-income, utility/heating need.
- Income Limits (2025): ~$2,510/month (200% of poverty level, individual).
- Asset Limits: Not applicable; income-focused.
- CA Specifics: High demand in inland/coastal extremes; weatherization capped at $5,000/home.
- Services: Utility payments (avg. $500-$1,000/year), weatherization (e.g., insulation, avg. $1,000-$3,000 savings).
Claim What’s Yours Financial Aid for California Seniors
MSSP (Medi-Cal Waiver)
Multipurpose Senior Services Program
Requirements:
General:Age 65+, California resident, Medi-Cal eligible, nursing home risk.
Income Limits (2025):~$2,829/month (300% FBR, individual).- Asset Limits:$2,000 (individual), $3,000 (couple).
CA Specifics:County-managed; waitlists possible.
Benefits without Contact:
- Services: In-home support (4-6 hours/day), respite care (14 days/year), meals (~$6/meal), transportation (8 trips/month), care management.
California IHSS
In-Home Supportive Services (IHSS)
Requirements:
- General:Age 65+, California resident, Medicaid-eligible or low-income.
- Income Limits:~$1,732/month (individual, Medi-Cal threshold).
- Asset Limits:$2,000 (individual).
- CA Specifics:Can hire family as caregivers.
Benefits without Contact:
- Services: Personal care (up to 283 hours/month), homemaker services, respite (varies).
CA MSSP
Multipurpose Senior Services Program (MSSP)
Requirements:
- General:Age 65+, California resident, Medi-Cal-eligible, nursing home-eligible but community-capable.
- Income Limits:~$2,829/month (300% FBR, individual).
- Asset Limits:$2,000 (individual).
- CA Specifics:Available in 38 counties; waitlists common.
Benefits without Contact:
- Services: Case management, respite care (up to 10 days/year), minor home mods (avg. $500), adult day care (~$50/day).
CA PTP
Property Tax Postponement Program (PTP)
Requirements:
- General:Age 62+, California resident, own and live in home, 40% equity.
- Income Limits (2025):~$51,500/year (household, adjusted annually).
- Asset Limits:Equity-based; no strict asset cap.
- CA Specifics:Deferred taxes accrue interest (5% as of 2024); repaid upon sale/death.
Benefits without Contact:
- Services: Property tax deferral (avg. $1,000-$3,000/year, varies by county).
CA ALW
Assisted Living Waiver (ALW)
Requirements:
- General:Age 65+ or disabled, California resident, Medi-Cal-eligible, nursing home-eligible.
- Income Limits:~$2,829/month (300% FBR, individual).
- Asset Limits:$2,000 (individual).
- CA Specifics:Available in 15 counties (e.g., LA, Sacramento); waitlists common.
Benefits without Contact:
- Services: Personal care in ALFs (5-7 hours/day), medication management, social services.
CA CARES
California CARES Program
Requirements:
- General:Caregivers of California residents 60+ needing help with 3+ daily activities; no caregiver age limit.
- Income Limits:No strict limit; cost-sharing above ~$2,500/month threshold.
- Asset Limits:Not applicable; need-based.
- CA Specifics:High demand in urban areas; complements IHSS respite.
Benefits without Contact:
- Services: Respite care (up to 10 days/year), counseling (4-6 sessions/year), training (2-3 workshops/year), supplies (~$200/year).
CA LIHEAP
Low-Income Home Energy Assistance Program (LIHEAP)
Requirements:
- General:Age 60+ priority, California resident, low-income, utility/heating need.
- Income Limits (2025):~$2,510/month (200% of poverty level, individual).
- Asset Limits:Not applicable; income-focused.
- CA Specifics:High demand in inland/coastal extremes; weatherization capped at $5,000/home.
Benefits without Contact:
- Services: Utility payments (avg. $500-$1,000/year), weatherization (e.g., insulation, avg. $1,000-$3,000 savings).
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