Palm Villas, Campbell is a residential care home for the elderly (RCFE) in Campbell, Santa Clara County, California — state license #435202301, licensed for 48 residents, listed as licensed in the CDSS record we retrieved August 2, 2026. It does not appear on the DHCS Assisted Living Waiver participant list checked August 9, 2026 — that list covers the state waiver only, not a home's own payment arrangements. California has 23 dated inspection and complaint documents on file for this home going back to 2021, the most recent dated July 10, 2026 — published below in full, verbatim and unscored.
No photo of this home is on file — we show real, attributed images only, never a stock photo of someone else’s building.
Since 2021, the state has visited this home 25 times and filed 23 documents. The most recent is a facility evaluation report, dated July 10, 2026.
The state's published file for this home includes 10 documents with transcribed findings, dated January 19, 2023 to October 20, 2025. 10 of the 10 carry the state's recorded outcome word: “Substantiated” (1), “Unfounded” (7), “Unsubstantiated” (2). 10 include the transcribed allegation the state investigated, word for word.
Summary composed by computer from the 10 documents below — every count derives from them, and the documents themselves are the state's records, verbatim. We never grade, score, or color a record.
What the state’s words mean
Jul 10, 2026Report on file
Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.
Dec 4, 2025Report on file
Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.
Oct 20, 2025Unfounded
Allegation investigated: Facility neglected resident in care. Facility staff did not provide resident with activities. Facility staff did not safeguard residents personal belongings. Facility staff are not meeting residents dietary needs.
Licensing Program (LPA) Marcella Tarin arrived unannounced to conduct an initial complaint investigation visit. LPA met with Community Director (CM) Michelle White. On 10/16/2025 the Department received a complaint with the above allegations. On 10/20/2025 LPA Tarin interviewed Reporting Party (RP). RP alleges the facility ‘seems to not care” for R1 and all facility staff were ‘fake.’ RP did not provide additional information regarding the above allegations. On 10/20/2025 LPA Tarin interviewed 3 Staff (S1 to S3) and 5 Residents (R1 to R5). 3 Out of 3 staff R1 is receiving care based on his/her care plan. Page 1 of 3 Unfoundedthe state’s words, verbatim · CDSS document, Oct 20, 2025 · control 26-AS-20251016085414
Aug 18, 2025Report on file
Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.
Jun 19, 2025Unfounded
Allegation investigated: Facility neglected resident in care causing resident to sustain injuries
Licensing Program Analyst (LPA) Marcella Tarin conducted an unannounced initial complaint investigation visit and met Staff Jimena Pulido. LPA stated the purpose of the visit. On 6/13/2025 the Department received a complaint alleging that the facility neglected a resident in care causing resident to sustain injuries. It is alleged the Resident R1 sustained injuries on 6/11/2025. On 6/19/2025 LPA Tarin reviewed an Incident Report (IR) submitted to the Department for R1 who had an unwitnessed fall on 6/3/2025. The IR states the facility called emergency services and R1 was transported to the hospital. The IR states R1 would be transferred to a Skilled Nursing Facility (SNF). Page 1 of 2 Unfoundedthe state’s words, verbatim · CDSS document, Jun 19, 2025 · control 26-AS-20250613095152
Apr 25, 2025Unsubstantiated
Allegation investigated: Staff did not intervene in resident on resident altercation resulting in resident being pushed to ground by another resident
On 11/19/2024, the Department received a complaint allegation that facility staff did not intervene in resident-to-resident altercation resulting in resident being pushed to ground by another resident on 11/15/2024. On 11/22/2024 Licensing Program Analysts (LPAs) Marcella Tarin and Manuel Monter investigated the alleged complaint that occurred on 11/15/2025 wherein staff did not intervene when Resident (referred to as R1) R1 was pushed to the ground by another resident (referred to as R2). On November 22, 2024 and April 25, 2025, LPAs interviewed 15 staff, S1-S15 regarding the incident on 11/15/2024. 13 Out of 15 staff stated they did not observe the incident. Staff S1 and S11 stated they were in the dining area when the incident between R1 and R2 occurred. Page 1 of 3 Unsubstantiatedthe state’s words, verbatim · CDSS document, Apr 25, 2025 · control 26-AS-20241119153013
Apr 25, 2025Report on file
Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.
Aug 20, 2024Report on file
Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.
Jun 14, 2024Report on file
Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.
Feb 8, 2024Unfounded
Allegation investigated: Facility is restricting visitation.
On 2/8/24, Licensing Program Analyst (LPA) Grace Donato conducted an unannounced visit to deliver findings for the above allegation. LPA met with Administrator Garry Sneper & Office Manager Myra Belza. LPA explained the purpose of the visit. Regarding the allegation of facility is restricting visitation, reporting party (RP) mentioned that since the facility has been in a COVID outbreak, they have restricted visitation. RP also stated that they have been unable to visit resident for many days. During the investigation, LPA Heberle interviewed six responsible parties or family members. Five out of six mentioned that they were able to visit their loved once with no issue. One family member (F1) mentioned that visitation was not allowed but that message was a couple weeks or more ago. Administrator Garry Sneper also stated ever since the complaint on 01/11/2023, the facility has not restricted visitation in any capacity. He also stated that they had to take the exterior visitation tent dothe state’s words, verbatim · CDSS document, Feb 8, 2024 · control 26-AS-20230227092413
Feb 8, 2024Unfounded
Allegation investigated: Facility A/C is in disrepair Staff are not providing a comfortable environment for residents Staff are restricting residents visitors from certain areas in the facility Staff are not providing activities for residents
On 2/8/24, Licensing Program Analyst (LPA) Grace Donato conducted an unannounced visit to deliver findings for the above allegations. LPA met with Administrator Garry Sneper & Office Manager Myra Belza. LPA explained the purpose of the visit. Regarding the allegation that facility A/C is in disrepair, reporting party (RP) reported that while visiting the facility on 4/27/2023 around lunch time, there was no air conditioning on. LPA interviewed a staff member (S1), and mentioned that the airconditioner did break down that day and a technician was called in to repair it. This was also confirmed by another staff S2, and stated that the technician came right away but that a part was needed to be ordered so the technician came back on Monday (05/01/2023) to finish the repair.There were fans provided for the residents to help with ventilation and alleviate the heat. The A/C that broke down is just on the dining area. Unfoundedthe state’s words, verbatim · CDSS document, Feb 8, 2024 · control 26-AS-20230427151001
Feb 8, 2024Report on file
Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.
Jan 8, 2024Unfounded
Allegation investigated: Resident not administered medication as prescribed.
This is an amended Report On 1/08/24, Licensing Program Analyst (LPA) Grace Donato conducted an unannounced visit to deliver findings for the above allegation. LPA met with Office Manager Myra Belza & Resident Services Director Blyth Obien. LPA explained the purpose of the visit. Regarding the allegation of resident not administered medication as prescribed, reporting party (RP) stated he/she believes the resident (R1) was overdosed on medication since 2021. R1 is prescribed multiple medications. RP is alleging that these medications are used to calm R1 down and restraint due to behavioral issues. cont.. 9099-C Unfoundedthe state’s words, verbatim · CDSS document, Jan 8, 2024 · control 26-AS-20220225121016
Jan 8, 2024Unsubstantiated
Allegation investigated: Staff yelled at client
This is an amended report. On 1/08/24, Licensing Program Analyst (LPA) Grace Donato conducted an unannounced visit to deliver findings for the above allegation. LPA met with Office Manager Myra Belza & Resident Services Director Blyth Obien. LPA explained the purpose of the visit. Regarding the allegation of staff yelled at client, reporting party (RP) observed a staff member who was helping resident drink water and take medication, the staff member yelled at the resident and making repeated accusations. LPA interviewed five out of five residents and everyone mentioned that they feel well taken care of here. A staff member (S1) who has been here since 2018 was also interviewed and stated that they don’t remember any incident of a staff yelling at a resident. Current staff have started working at the facility since 2023. Based on observation and interviews, the department has determined that the allegation is UNSUBSTANTIATED, meaning that although the allegation may have happened or isthe state’s words, verbatim · CDSS document, Jan 8, 2024 · control 26-AS-20220412110249
Dec 5, 2023Unfounded
Allegation investigated: Staff did not monitor residents interaction with each other.
On 12/5/23, Licensing Program Analyst (LPA) Grace Donato conducted an unannounced visit to deliver findings for the above allegation. LPA met with Office Manager Myra Belza. LPA explained the purpose of the visit. Regarding the allegation of Staff did not monitor residents’ interaction with each other, RP stated that On 10/20/2021 at 10 pm, RP saw three staff watching football game on TV while one resident was in the dining room (no staff supervising), and another resident down a hall. RP wondered if staff were too busy to ensure safety of residents. Based on interviews, both Resident Services Director (RSD) & Office Manager (OM) mentioned that around 10 pm is the change in shift between staff. The staff that were sitting and watching were already off and has turned over to the night shift. Therefore, based on the interviews conducted, files reviewed, and information collected, the allegations mentioned are UNFOUNDED, meaning that the allegation was false, could not have happened and/othe state’s words, verbatim · CDSS document, Dec 5, 2023 · control 26-AS-20211109171759
Nov 21, 2023Unfounded
Allegation investigated: Illegal Eviction Facility is restricting visitation Resident sustained unexplained injuries Staff did not report an incident to resident's representative
On 11/21/23, Licensing Program Analyst (LPA) Grace Donato conducted an unannounced visit to deliver findings for the above allegations. LPA met with Blyth Obien, Resident Services Director Myra Belza, Office Manager. LPA explained the purpose of the visit. Regarding the allegation of illegal eviction, the reporting party (RP) stated that Administrator (S1) gave the resident (R1) a 30-day notice. Based on interview with S1 and co-Administrator (S2), while there was a 30-day notice provided by the facility, R1 wasn’t evicted. Responsible parties, S1 & S2 reached an agreement that the resident will just be transferred since the facility is not able to cater to R1s higher level of care. Based on record reviews, it was stated in the 30-day notice the different incidents that have occurred and violated the facility’s house rules. Additionally, it was also noted that there is a need that wasn’t previously identified in the pre-appraisal that was conducted. It was indicated in the LIC 603 (Prethe state’s words, verbatim · CDSS document, Nov 21, 2023 · control 26-AS-20211109171759
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Is Palm Villas, Campbell licensed?
Yes — Palm Villas, Campbell is a licensed residential care home for the elderly (RCFE) in Campbell (Santa Clara County): California license #435202301, shown as licensed in the CDSS state record checked August 2, 2026, licensed for 48 residents. State records list 23 inspection and complaint documents since 2021; the most recent, a facility evaluation report dated July 10, 2026, appears in the inspection record on this page.
Can Palm Villas, Campbell care for dementia, hospice, bedridden, or non-ambulatory residents?
From the CDSS license record, checked August 2, 2026.
The CDSS license record checked August 2, 2026 lists Palm Villas, Campbell with clearances for wheelchair / non-ambulatory and hospice care; it does not list dementia / memory care and bedridden. A clearance that is not on file is not a “no” — it may simply be unrecorded, so if your family needs one of these, ask the home directly and confirm its current scope on a tour.
From the California state record. Some approvals are bed- or room-specific — always confirm current scope with the facility.
What the state record says, word for word
Verbatim, from the CDSS license recordLICENSED TO SERVED 60 YEARS AND OLDER. ALL MAY BE NON-AMBULATORY & BEDRIDDEN. FIRE CLEARANCE FOR LOCKED PERIMETER. SUBJECT TO THE TERMS AND CONDITIONS OF HOSPICE WAIVER FOR 14. CLEARANCE FOR LOCKED PERIMETER, HOSPICE WAIVER APPROVED FOR 12.
How much does Palm Villas, Campbell cost?
California's public licensing record does not include Palm Villas, Campbell's monthly price, so we never show or estimate one for a specific home. As county-level context only, assisted living in Santa Clara County typically runs $6,000–$9,000/mo and small board-and-care homes $5,000–$8,000/mo (market research compiled June 2026 — ranges, not quotes; California's 2026 SSI/SSP board-and-care payment standard is $1,626.07/month, of which $1,444.07 is the room-and-board portion paid to the home). Ask the home for its own rate sheet and what the base rate includes — or use the cost section at the top of this page.
Does Palm Villas, Campbell accept Medi-Cal or the Assisted Living Waiver?
Palm Villas, Campbell is not in the DHCS Assisted Living Waiver participant record we checked August 9, 2026 — that list covers only the state's ALW program, not a home's own payment policies, so ask the home directly about private Medi-Cal arrangements. The waiver pays for assisted-living care services (not room and board) at participating homes; every DHCS-listed home appears on our statewide Medi-Cal page.
Assisted living on Medi-Cal in California →See the DHCS list →
38 of 48 beds occupied (79%) when the state visited on October 20, 2025. Availability changes constantly — confirm a current opening with the home.
What do state inspections show for Palm Villas, Campbell?
Verbatim from CDSS complaint-investigation reports — the state's own words, never summarized by us. Record checked August 2, 2026.
The CDSS state record checked August 2, 2026 lists 25 state visits and 23 dated documents since 2021 for Palm Villas, Campbell; 10 complaint-investigation narratives are transcribed verbatim below. The most recent, dated October 20, 2025, records an allegation the state marked “Unfounded”. Open any entry to read the state's full finding, word for word.
Most licensed homes receive some findings over 36 months; what matters is what was found and whether it was corrected. Counts here are shown compared with homes of similar size, and the state's own words appear in full below.
2025
2024
2023
Transcribed from CDSS complaint-investigation reports · record checked August 2, 2026.
What the state has logged
California has logged 25 state visits for this home as of August 2, 2026. These are the home's own counts, straight from that record — shown beside the statewide median for larger communities (16+ beds), computed across all 1,244 licensed homes of that size, because larger and longer-licensed homes naturally accumulate more visits and reports. They are facts, not a grade — a citation may be minor and since corrected, and an “unsubstantiated” complaint is not a finding of wrongdoing.
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