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    • 5Step 5: Move in
    • 6Step 6: The first months, and your rights

    Start with a question

    • Who pays for a care home?
    • Does Medi-Cal pay for a care home?
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Palm VillasLicense #415600787 · Covelight Care
Covelight CarePalm VillasLicense #415600787 · 1931 Woodside Road, Redwood City, CA · (650) 369-3197Record printed from covelightcare.com — data as of the dates shown on each item.
Home/California/San Mateo County/Redwood City/Palm Villas
Map · 1931 Woodside Road

© Protomaps © OpenStreetMap

Starting rate$7,500/mo

Listed by the home on Seniorly · September 9, 2026 · See costs

Check availability

Request a tour

More days
  • AskThe cost, or your own question
  • (650) 369-3197

    From the state licensing record · October 26, 2026

  • palmvillasfamily.com↗

Free for families. A home gets your number only if you say yes.

PV

Call Palm Villas

Redwood City · Licensed for 49

(650) 369-3197

From the state licensing record · October 26, 2026

From the home’s website, palmvillasfamily.com:

(650) 302-5272 · admissions line · seen October 27, 2026

or

Let us do the legwork

  • We ask about availability, price and the care you describe.
  • If it’s a fit, you choose whether they call you. Either way, you get every answer.
Check availabilityFree

Mid-size home · Licensed for 49 · Redwood City

Palm Villas

1931 Woodside Road, Redwood City, CA 94061 · Licensed since 2009

  • Overview
  • Care
  • Costs
  • Daily life
  • Location
  • State record

Palm Villas

Overview

Starting rate

$7,500 a month

Listed by the home on Seniorly · September 9, 2026 See costs

No openings reported

  • Approved by the state: Wheelchair · Dementia · HospiceState licensing record · October 26, 2026
  • Licensed for 49: a mid-size care homeThe state license record

Ask this home

Check availability

Request a tour

More days
  • AskThe cost, or your own question

Free for families. A home gets your number only if you say yes.

Care and support

  • Wheelchairup to 49 residents
  • Dementia
  • Hospiceup to 12 residents

Not on file: bedridden approval.

Approved by the state · State licensing record · October 26, 2026. An approval may cover specific rooms or residents; it does not establish an opening.

Read the state’s own wording
AGE RANGE 60 AND OVER. ALL MAY BE NON-AMBULATORY. LICENSE IS SUBJECT TO TERMS AND CONDITIONS OF HOSPICE WAIVER FOR 12 RESIDENTS. DEMENTIA CARE FACILITY WITH DELAYED EGRESS AND SECURED PERIMETER.

985 - RCFE / HOSPICE

CDSS record, verbatim · October 26, 2026

Care services

These are the home’s own statements about its day-to-day practice — they are not part of the state licensing record, and the state has not approved or reviewed them.

  • Assisted living

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Help with bathing or showering

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Podiatrist visits

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Diabetic / carbohydrate-controlled diet

    Reported on Caring.com · seen September 9, 2026.

  • Parkinson's care experience

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Toileting assistance

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Low-sodium or cardiac diet available

    Reported on Caring.com · seen September 9, 2026.

  • Works with hospice

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Help with dressing and grooming

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Activities of daily living the home lists help withBathing · Grooming · Dressing · Dining · Toileting · Mobility

    Bathing · Grooming · Dressing · Dining · Toileting — reported on palmvillasfamily.com · seen October 27, 2026.

    Mobility — reported on palmvillasfamily.com · seen October 27, 2026.

  • Hands-on help or cueingStaff trained to encourage self-care and adaptive techniques to preserve skills.

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • 24-hour supervision claimed

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Nurse coverageNurse on Staff (Part time)

    Reported on Caring.com · seen September 9, 2026.

  • Training topics namedEncouraging self-care · Adaptive techniques to preserve skills · Caring for seniors with memory impairments · Caring for those at any stage of dementia · Alzheimer's · Parkinson's · and 2 moreWe don’t have this home’s dementia-care disclosure. California requires a home that advertises dementia care to describe that care in writing when you ask.

    Encouraging self-care · Adaptive techniques to preserve skills — reported on palmvillasfamily.com · seen October 27, 2026.

    Caring for seniors with memory impairments · Caring for those at any stage of dementia · Alzheimer's · Parkinson's · Lewy-Body · Other forms of dementia — reported on palmvillasfamily.com · seen October 27, 2026.

  • Secured building entry

    Reported on Caring.com · seen September 9, 2026.

  • Staff background checksEvery licensed home in California must do this.

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Licensed or certified staff

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Hiring checksStaff and caregivers are carefully selected for commitment to the mission.

    Reported on palmvillasfamily.com · seen October 27, 2026.

As needs change

  • Medicines

    Who handles medications: Trained medication technicians administer medications and provide ongoing observations and support.

    palmvillasfamily.com · October 27, 2026

  • Staying through hospice

    Hospice waiver on file · covers up to 12 — care may continue at the end of life

    State licensing record · October 26, 2026

  • If memory loss develops

    Dementia-care designation on file

    State licensing record · October 26, 2026

We’ll ask for you. Not on file for Palm Villas: two-person transfers or a lift and who is awake overnight. When we check availability, we ask about these too.

Check availability

What it costs here

This home’s starting rate

$7,500a month to start

Listed by the home on Seniorly · September 9, 2026

Costs & moving in

  • How care costs are added to the rentAll inclusive

    Reported on Caring.com · seen September 9, 2026.

  • Lowest monthly rate stated$7,500/mo

    Reported on Seniorly · source dated August 24, 2026.

  • Rate broken out by room typePrivate Room From $7,500/mo

    Reported on Seniorly · source dated August 24, 2026.

  • What the base rate includesFull service laundry · Cleaning

    Reported on palmvillasfamily.com · seen October 27, 2026.

Monthly cost breakdownWith a shared room and basic help · room, care and fees$7,500likely a month
Room
Daily care
Sharing the room
  • Starting monthly rate$7,500this home

    The home lists this starting rate on Seniorly, seen September 9, 2026.

  • Help with daily careIncludedper the home

    The home lists its rent as all-inclusive on Caring.com, seen September 9, 2026. Ask which care needs would change the monthly rate.

  • One-time move-in fee$2,500one time · likely $0–$4,000

    Homes that list a one-time entry or community fee charge a median of $2,500 (133 California listings; middle half $1,000–$4,000). Many homes list none — ask.

Likely monthly totalLikely $7,500
$7,500
First monthWith a one-time move-in fee · likely $7,500–$11,500
$10,000
How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance
  • MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
  • Private payMost residents pay from savings, a home sale or family help. Ask for the rate and what it includes in writing.
  • Medi-Cal Assisted Living WaiverThis home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
  • SSI/SSPCalifornia’s 2026 standard is $1,626.07 a month; $1,444.07 of it goes to the home and $182 stays with the resident. Whether this home accepts it is not on file — ask.
  • VeteransVA Aid & Attendance can add to a veteran’s or surviving spouse’s pension. Ask whether residents here have used it.
  • Long-term care insuranceMost policies pay for licensed care homes. Ask what paperwork the home provides for claims.
If the money runs out, what Medi-Cal covers
Rates at nearby homes13 nearby homes publish starting rates of $6,000 to $13,000

$6,000$13,000

This homeA nearby home’s published starting rate

13 homes like this within 5 miles publish starting rates mostly between $6,500–$8,050.

  • Britannia PlaceRedwood City · 0.7 mi · Small home
    $7,500Listed on Seniorly · assisted living one bedroom · seen September 9, 2026
  • Encina Care HomeRedwood City · 1.2 mi · Small home
    $6,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
  • Farm Hill Rest HomeRedwood City · 1.3 mi · Small home
    $7,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
  • East West Care Redwood City IIRedwood City · 1.8 mi · Mid-size home
    $6,500Listed on Seniorly · assisted living studio · seen September 9, 2026
  • Advent Residential HomeRedwood City · 2.4 mi · Mid-size home
    $7,000Listed on Seniorly · assisted living studio · seen September 9, 2026
  • Abigail Complete CareRedwood City · 2.6 mi · Mid-size home
    $13,000Listed on Seniorly · seen September 9, 2026
  • Dayton Home CareSan Carlos · 3.4 mi · Small home
    $6,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
  • Peninsula Elderly Care Home-LaurelSan Carlos · 3.7 mi · Mid-size home
    $7,500Listed on Seniorly · seen September 9, 2026
  • Menlo Oaks Memory CareMenlo Park · 3.8 mi · Mid-size home
    $7,500Listed on its own website · semi-private room, starting at · seen October 5, 2026
  • Retirement Plus of San CarlosSan Carlos · 4.1 mi · Small home
    $7,000Listed on Seniorly · assisted living private room · seen September 9, 2026
  • Chestnut HouseSan Carlos · 4.2 mi · Small home
    $6,000Listed on Seniorly · seen September 9, 2026
  • Bayview VillaSan Carlos · 4.5 mi · Mid-size home
    $8,700Listed on Seniorly · seen September 9, 2026
  • Peninsula Elderly Care Home - LaurelwoodSan Carlos · 4.5 mi · Small home
    $7,500Listed on Seniorly · seen September 9, 2026
How this estimate worksWhere this price comes from

The home lists this starting rate on Seniorly, seen September 9, 2026.

  • Only prices a home put out itself count: its own website, a listing it supplied, or a price Seniorly says the home confirmed. Prices a listing site shows without saying where they came from are left out.
  • Nearby homes are the nearest of the same size that publish a rate, widening from 3 to 40 miles until at least 8 do. The estimate starts from what they charge, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices.
  • Room, care-level, second-person and move-in lines come from what California homes publish on listing sites. Memory care uses Covelight’s researched premium over assisted living.
  • Totals add each line’s figure and combine the lines’ ranges as separate charges, because a home is rarely at the top, or the bottom, of every line at once.
  • We tested this estimate on 1,546 California homes that publish their own starting rate. It was within 10% of the real rate for 3 in 10 homes and within 25% for 7 in 10; the likely range held the real rate for 6 in 10 (September 12, 2026).
  • It cannot see this home’s specials, how it assesses care, or which rooms are open.
Avoid surprises on the billWhat changes the price, and what to ask
  • The care level

    Some homes charge one all-inclusive rate. Others add levels or points as needs grow. Ask how the level is set, who decides, and what the next level costs.

  • What is billed separately

    Medication management, incontinence supplies, transportation and a second person in the room are often extra. Ask for the list in writing.

  • Move-in costs

    A one-time move-in fee or deposit is common. Ask what it covers and whether any of it comes back if the stay is short.

  • Increases

    California requires at least 90 days’ written notice, with reasons, before a rate rises (Health & Safety Code §1569.655). A change in the resident’s care level is the section’s own exception and can be billed sooner.

Ask for the price

An estimate for planning, not a quote. A home sets the price after hearing about the care needed.

Daily life

Rooms, meals, activities and house rules, in the home’s own words. Open any detail to see where it came from.

Rooms & the spaces they will use (12)Private rooms · Outdoor space · Shared / companion rooms
  • Private rooms

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Outdoor spaceSecure gardens · Spaces for walking · Gardens · Landscaped enclosed grounds · Garden

    Secure gardens — reported on palmvillasfamily.com · source dated July 8, 2026.

    Spaces for walking · Gardens — reported on palmvillasfamily.com · seen October 27, 2026.

    Landscaped enclosed grounds — reported on palmvillasfamily.com · seen October 27, 2026.

    Garden — reported on Caring.com · seen September 9, 2026.

  • Shared / companion rooms

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • LaundryDone by staff

    Reported on Caring.com · seen September 9, 2026.

  • Room typesPrivate rooms · Companion rooms

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Visitor parking

    Reported on Caring.com · seen September 9, 2026.

  • Residents may bring their own furniture

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • AmenitiesBird sanctuary · Fish · Puppies · Hot Tub Spa

    Bird sanctuary · Fish · Puppies — reported on palmvillasfamily.com · source dated July 8, 2026.

    Hot Tub Spa — reported on Caring.com · seen September 9, 2026.

  • Wifi in resident rooms

    Reported on Caring.com · seen September 9, 2026.

  • Housekeeping

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Cable or satellite TV

    Reported on Caring.com · seen September 9, 2026.

  • Salon or barber

    Reported on Caring.com · seen September 9, 2026.

Meals, preferences & familiar food (11)Meals are cooked in the home's own kitchen · Special diets supported · Snacks available
  • Meals are cooked in the home's own kitchen

    Reported on Caring.com · seen September 9, 2026.

  • Special diets supportedSpecial dietary and preparation needs · Dietary requirements · Low fat

    Special dietary and preparation needs — reported on palmvillasfamily.com · source dated July 8, 2026.

    Dietary requirements — reported on palmvillasfamily.com · source dated July 8, 2026.

    Low fat — reported on Caring.com · seen September 9, 2026.

  • Snacks available

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Texture-modified dietsTexture modifications

    Reported on palmvillasfamily.com · source dated July 8, 2026.

  • Residents choose between options at each meal

    Reported on palmvillasfamily.com · source dated July 8, 2026.

  • Residents have input into the menu

    Reported on palmvillasfamily.com · source dated July 8, 2026.

  • Meals served in the room

    Reported on Caring.com · seen September 9, 2026.

  • Family may eat with the resident

    Reported on Caring.com · seen September 9, 2026.

  • Meals provided

    Reported on palmvillasfamily.com · source dated July 8, 2026.

  • Professional chef

    Reported on palmvillasfamily.com · source dated July 8, 2026.

  • Dining atmosphereHeart-warming service with a smile; the operator says every person dining leaves happy.

    Reported on palmvillasfamily.com · source dated July 8, 2026.

Activities & the rhythm of a day (8)The shape of an ordinary day, as the home describes it · Activity types offered · Activities tailored to the individual
  • The shape of an ordinary day, as the home describes itDaily social and stimulating activities

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Activity types offeredCognitive stimulation · Brain fitness exercises · Personalized playlists · Sing-alongs · Instrument playing · Rhythmic movement · and 13 more

    Cognitive stimulation · Brain fitness exercises · Personalized playlists · Sing-alongs · Instrument playing · Rhythmic movement · Bingo nights · Card games · Dance parties · Arts and crafts · Casino nights · Holiday celebrations · Music therapy · Word and strategy games · Art classes — reported on palmvillasfamily.com · source dated July 8, 2026.

    Movie screenings · Exercise — reported on palmvillasfamily.com · seen October 27, 2026.

    Social activities · Stimulating activities — reported on palmvillasfamily.com · seen October 27, 2026.

  • Activities tailored to the individual

    Reported on palmvillasfamily.com · source dated July 8, 2026.

  • Exercise or fitness programGentle stretching · Balance training · Walking groups · Seated aerobics · Exercise programs tailored to every ability level · Walking groups in our secure gardens · and 3 more

    Gentle stretching · Balance training · Walking groups · Seated aerobics · Exercise programs tailored to every ability level · Walking groups in our secure gardens — reported on palmvillasfamily.com · source dated July 8, 2026.

    Exercise — reported on palmvillasfamily.com · seen October 27, 2026.

    Tai chi · Yoga/stretching — reported on Caring.com · seen September 9, 2026.

  • Trips outside the home

    Reported on Caring.com · seen September 9, 2026.

  • Religious services at the home

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Activities coordinator on staff

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Therapy animal visits

    Reported on palmvillasfamily.com · source dated July 8, 2026.

Pets, routines & independence (5)Residents may bring a pet · Overnight guests · Pet types allowed
  • Residents may bring a pet

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Overnight guests

    Reported on Caring.com · seen September 9, 2026.

  • Pet types allowedDogs · Cats

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Staff help care for a resident's pet

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • The home has its own pets

    Reported on palmvillasfamily.com · source dated July 8, 2026.

Visiting & staying involved (4)Tour scheduling link · Setting · URL of the photo gallery page
  • Tour scheduling link

    Reported on palmvillasfamily.com · source dated June 9, 2026.

    Open on the website ↗
  • SettingSuburban

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • URL of the photo gallery page

    Reported on palmvillasfamily.com · source dated May 6, 2023.

    Open on the website ↗
  • Contact form

    Reported on palmvillasfamily.com · source dated June 9, 2026.

    Open on the website ↗
About the home (2)Brand or trade name · Family-owned claim
  • Brand or trade namePalm Villas Memory Care FamilyWe don’t have this home’s dementia-care disclosure. California requires a home that advertises dementia care to describe that care in writing when you ask.

    Reported on palmvillasfamily.com · seen October 27, 2026.

  • Family-owned claim

    Reported on palmvillasfamily.com · seen October 27, 2026.

Where it is

1931 Woodside Road, Redwood City, CA 94061Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

  1. 1Sequoia HospitalHospital · General acute care, on the state’s list2.4 mi

Straight-line distances; check the drive or the walk. Hospital: the nearest general acute care hospital on the state’s list (CDPH, September 16, 2026).

Open directions ↗

The state record

California inspects every licensed home and publishes what it found. A citation does not make a home unsafe, and an empty file does not make a home good.

CDSS public record, read October 26, 2026 · License #415600787 · See the state’s own record ↗

The last 36 months — 3 of 7 documents

20261 state visit · 1 document

Apr 14, 2026Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 4/14/2026, Licensing Program Analyst(LPA) John Calandra arrived at the facility at 9:40 AM to conduct the Annual 1-year required inspection. LPA Calandra was greeted by Nora Saavedra, Administrator and explained the purpose of the visit. LPA toured the physical plant. This is a 1-story building with 30 bedrooms and 30 bathrooms, a living room, dining room, kitchen, and outdoor space/backyard. All bedrooms had the required furniture and sufficient lighting. No accessible bodies of water or hazards were observed in hallways or the backyard. The facility's fire alarms and Carbon Monoxide detector were observed to be in working order. The facility's fire extinguishers were observed to be fully charged. The facility had the required 7 days of non perishables and 2 days of perishables on site. No food was expired. The facility was maintained at a comfortable temperature of 70 degrees Fahrenheit. The facility's hot water was measured between the required 105-120 degrees Fahrenheit. The facility's first aid kit was observed to have all of the required items. All sharp objects, poisons, and detergents were observed to be locked and in-accessible to persons in care. LPAs reviewed 5 resident records and 6 staff files. All were observed to be complete. This facility does not handle cash for residents. A review of Centrally stored medications indicated that medications for residents were properly labeled with instructions on dosage and times of day and matched the Centrally Stored Medication records kept at the facility. LPA Calandra received the following documents while at the facility: -Administrator Certificate -LIC 500 No deficiencies cited during today's visit. An exit interview was conducted. A copy of this report was provided to the facility representative.the state’s words, verbatim · CDSS document, Apr 14, 2026

20251 state visit · 1 document

Mar 13, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 3/13/2025, Licensing Program Analyst(LPA) John Calandra arrived at the facility at 9:40 AM to conduct the Annual 1-year required inspection. LPA Calandra was greeted by Nora Saavedra, Administrator and explained the purpose of the visit. LPA toured the physical plant. This is a 1-story building with 30 bedrooms and 30 bathrooms, a living room, dining room, kitchen, and outdoor space/backyard. All bedrooms had the required furniture and sufficient lighting. No accessible bodies of water or hazards were observed in hallways or the backyard. The facility's fire alarms and Carbon Monoxide detector were observed to be in working order. The facility's first aid kit was observed to have all required items. The facility had the required 7 days of non perishables and 2 days of perishables on site. No food was expired. The facility was maintained at a comfortable temperature of 70 degrees Fahrenheit. The facility's hot water was measured between the required 105-120 degrees Fahrenheit. The facility's fire extinguishers were last serviced on 4/8/2024. All sharp objects, poisons, and detergents were observed to be locked and in-accessible to persons in care. LPAs reviewed 5 resident records and 6 staff files. All were observed to be complete. This facility does not handle cash for residents. A review of Centrally stored medications indicated that medications for residents were properly labeled with instructions on dosage and times of day and matched the Centrally Stored Medication records kept at the facility. LPA Calandra received the following documents while at the facility: -Administrator Certificates -LIC 500 LPA Calandra requested the following documents be sent to the Department by 3/21/2025: -Transportation Procedures -LIC 308: Designation of Facility Responsibility -LIC 400 No deficiencies were cited during today's visit. An exit interview was conducted. This report was reviewed with Nora Saavedra, Administrator and a copy of the report left at the facility.the state’s words, verbatim · CDSS document, Mar 13, 2025

20241 state visit · 1 document

Apr 16, 2024Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On this day, Licensing Program Analyst (LPA) Jaime Vado conducted an unannounced required 1 year annual inspection. LPA met with resident services director Nora Saavedra who also holds a valid administrator certificate. The administrator Garry Sneper is not present on this day. LPA met with Nora and explained the purpose of today's visit. LPA was allowed entry into the facility that is licensed to serve 42 residents all of whom may be non-ambulatory. Annual Fees are current. The physical plant was toured inside and outside to ensure the safety of the residents. During today's visit LPA observed two group activities taking place in separate community rooms in the facility. LPA observed the facility kitchen which is locked from resident access. Knives are stored within the kitchen behind closed door. Perishable and non-perishable food items are observed as in place. LPA observed the the medication room is behind a counter in the front of the facility and has a lockable door. Resident medications are in place and current. The first aid kit is maintained in the medication room and is complete with required items. LPA observed a pull alarm fire system, fire extinguishers through out the facility inspected 04/08/24, smoke detector/carbon monoxide detectors, fire sprinklers through out, and central heating in the facility as in place. PPE and additional food supplies are observed on the second floor of the facility. Laundry room is also observed on the second floor as fully operational. Emergency exit routes are observed inside and outside to be free and clear of obstructions. Resident rooms were observed at random and all contained the required furniture as outlined in regulations. Water temperature is tested at 108F in resident room bathroom at the rear of the facility. The facility does not handle resident money. Liability insurance is observed as in place and current. Current administrator certificate for Garry Sneper is current expiring on 07/15/2024. Nora's expiration date for certificate expired as 03/17/2024 and is currently pending renewal as all items have been sent in for renewal. Per the California Code of Regulations, Title 22, Division 6, Chapter 6, no deficiencies observed or cited. Report reviewed with Nora Saavedra.the state’s words, verbatim · CDSS document, Apr 16, 2024
Earlier years2022 to 2023 · 4 documents

20231 state visit · 2 documents

Oct 31, 2023Complaint investigation reportUnsubstantiated

Allegation investigated: - Resident sustained multiple falls while in care - Insufficient staffing during the evening hours for the residents

On this day, Licensing Program Analyst (LPA) Jaime Vado conducted an unannounced complaint investigation visit in order to deliver findings regarding the allegations received. LPA met with resident services director Nora Saavedra and explained the purpose of today's visit. During the investigation LPA conducted interviews and reviewed documents regarding R1. Incident reports are received documenting the falls. The facility does not have one on one care unless the responsible party agrees to pay for that additional care from an outside agency. This was not initiated by the responsible parties. The facility attempted to work with the family in order to increase supervision but the falls kept occurring naturally. Night staffing in place according to staffing schedule received. These allegations are unsubstantiated. Based on these observations, the above allegations are UNSUBSTANTIATED. Although the allegations may have happened or is valid, there is not a preponderance of evidence to prove the alleged violations did or did not occur, therefore the above allegations are unsubstantiated at this time. Report is reviewed with Nora. A copy is provided on this day. Unsubstantiatedthe state’s words, verbatim · CDSS document, Oct 31, 2023 · control 14-AS-20230227163514

The state marks this report as 3 pages; the online copy we transcribed has 1. You can request the full file from the county licensing office.

Oct 31, 2023Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On this day, Licensing Program Analyst (LPA) Jaime Vado conducted an unannounced required 1 year annual inspection. LPA met with resident services director Nora Saavedra who also holds a valid administrator certificate. The administrator Garry Sneper is not present on this day. LPA met with Nora and explained the purpose of today's visit. LPA was allowed entry into the facility that is licensed to serve 49 residents all of whom may be non-ambulatory. Annual Fees are current. The physical plant was toured inside and outside to ensure the safety of the residents. LPA observed the facility kitchen which is locked from resident access. Knives are stored within the kitchen behind closed door. Perishable and non-perishable food items are observed as in place. LPA observed the the medication room is behind a counter and has a lockable door. Resident medications are in place and current. The first aid kit is maintained in the medication room and is complete with required items. LPA observed a pull alarm fire system, fire extinguishers through out the facility inspected 02/23/23, smoke detector/carbon monoxide detectors, fire sprinklers through out, and central heating in the facility as in place. PPE and additional food supplies are observed on the second floor of the facility. Laundry room is also observed on the second floor as fully operational. Emergency exit routes are observed inside and outside to be free and clear of obstructions. LPA reviewed resident files and staff files which are all current. The facility does not handle resident money. Liability insurance is observed as in place and current. Current administrator certificate shows as pending renewal as of 06/05/2023. Upon a file review the following items are requested to be submitted by 11/07/2023: - Infection Control Plan (LIC9282) - Designation of Facility Responsibility (LIC308) - Personnel Report (LIC500) to include the Administrator presence in the facility - Updated administrator Certificate - Emergency Disaster Plan (LIC610E) - Copy of certificate of liability insurance Per the California Code of Regulations, Title 22, Division 6, Chapter 6, no deficiencies observed or cited. Report reviewed with Nora Saavedra.the state’s words, verbatim · CDSS document, Oct 31, 2023

20221 state visit · 2 documents

May 6, 2022Complaint investigation reportUnfounded

Allegation investigated: Staff failed to address a resident's change in level of care

On this day at 1000 hours, Licensing Program Analyst (LPA) Jaime Vado conducted an unannounced comlaint investigation visit to deliver the findings for complaint allegations received. LPA met with administrator/licensee Garry Sneper and explained purpose of today's visit. Regarding the allegation above, it was discovered that staff did recognize a change in R1 baseline status before R1 was transported to the hospital for evaluation. Staff noticed that R1 was more tired and quiet than baseline but no other symptoms were a cause for concern as R1 preferred to be in bed. R1 did not have adverse effect due to receiving second dose of COVID vaccine. Medical review was conducted and there was no indication of respiratory issues, or UTI, that would have alerted staff to hold off on the second dose of the vaccine. This allegation is unfounded. This agency has investigated the complaint alleging that staff failed to address a resident's change in level of care. We have found that the complaint was unfounded, meaning that the allegation was false, could not have happened and/or is without a reasonable basis. We have therefore dismissed the complaint. Report reviewed with administrator. Unfoundedthe state’s words, verbatim · CDSS document, May 6, 2022 · control 14-AS-20210506152640
May 6, 2022Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On this day at 1400 hours, Licensing Program Analysts (LPA) Jaime Vado conducted an unannounced infection control annual required inspection. LPA met with administrator Garry Sneper and explained purpose of today's inspection. LPA toured facility's building and grounds. Upon entry LPA was screened for COVID with temperature taken and COVID related questions asked. COVID signs are posted on door prior to entering main facility. Additional social distancing signs and masking signs to be posted in main hallways. There are no accessible bodies of water or fire safety hazards observed. Infection control practices are reviewed: entry procedures, staff training and policies, resident monitoring and staff monitoring, containment strategies, environmental preparation and cleaning are in place. PPE supply is observed as in place. Medications, toxins and sharps are stored appropriately and inaccessible to residents in medication room. Medication cart observed as locked with narcotic medications. Facility ambient temperature is comfortable and lighting is sufficient for residents and staff safety. Toilet and bathing facilities are equipped with grab bars and non-slip mats. Liquid soap is available in resident bathrooms and paper towels for resident use. Hand washing signs in bathrooms are advised to be posted. First-aid kit is inspected as complete. A Disaster and Mass Casualty Plan observed dates 4/2/2022. All staff observed are wearing masks. Criminal record clearances or exemptions for facility staff or other individuals who have client contact have been reviewed as current. Administrator certificates are current. All residents and staff are fully vaccinated and with booster. Mitigation plan is present and is reviewed. Additional COVID materials are reviewed in Disaster Manual binder. According to him the mitigation plan is current and is still in use. Staff first aid cards are current and in place as well as training. The following updated forms are requested to be submitted to CCLD by 05/13/2022: • LIC 308 Designation of Administrative Responsibility • LIC 500 Personnel Report • LIC 610E Emergency Disaster Plan • LIC 9020 Resident Roster • Updated copy of administrator certificate No deficiencies cited. Report is reviewed with Garry.the state’s words, verbatim · CDSS document, May 6, 2022

38 of 49 beds were occupied at the October 31, 2023 state visit — a count on that day, not an opening.

License holder

Forever Young Assisted Living, Inc., licensed since 2009.

The state’s totals for this licenseSince 2009, as the state’s facility page counts them
State visits on file
8
Total complaints
2
Substantiated allegations
0
Type A citations
0
Type B citations
0

These are the state’s own totals for this license since 2009, per CDSS records. The state counts them apart from the documents above, and they can differ from what those documents show; the documents say what each visit found. One complaint can contain several allegations.

Compare with homes the same size
This homeTypical
Type A citations00
Type B citations01
Substantiated allegations02
Total complaints26

“Typical” is the statewide median for licensed homes this size. It does not adjust for years licensed, and older licenses have had more visits and reports. The median is across the 1,354 licensed larger communities (16+ beds) in the state record. The figures compared are the state’s totals, not the documents.

What the state’s words mean
Routine visita visit the state records as “Required” — a scheduled visit, not one made in answer to a complaintSubstantiatedthe state found the allegation more likely true than notUnsubstantiatedthere was not enough evidence to prove a violation occurred — not a finding of wrongdoingUnfoundedthe evidence showed the allegation was false, could not have happened, or had no reasonable basisType A citationa violation that poses an immediate risk to health, safety or personal rights if it is not correctedType B citationa violation that could become a risk if not corrected, or one involving records, resources or required services

CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗

An “unsubstantiated” complaint is not a finding of wrongdoing — it means the state investigated and could not confirm the allegation. Outcome words are the state’s own; we never grade, score, or color a record, and we publish no reviews — the state’s dated documents stand in their place.

Open CDSS facility search ↗Report a record errorOperate this home? Respond or correct, free →
Frequently asked questions

A citation does not make a home unsafe, and an empty file does not make a home good.

Quick answers about Palm Villas

Is Palm Villas licensed?

The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.

How many residents is Palm Villas licensed for?

49 residents — a mid-size home, per CDSS records as of October 26, 2026.

Has Palm Villas been cited?

0 Type A and 0 Type B citations since 2009, per CDSS records as of October 26, 2026. Those records count 8 state visits over the same years.

Is Palm Villas still open?

This license was on the CDSS roster as of November 11, 2026.

What does Palm Villas cost?

$7,500 a month to start — listed by the home on Seniorly · September 9, 2026.

The home lists this starting rate on Seniorly, seen September 9, 2026.

Among 7 other homes of a similar licensed size in Redwood City that publish a starting rate, the middle half runs $6,625 to $8,625 a month, and the middle figure is $7,500 (n = 7 other homes publishing a starting rate).

Each of those is a home’s own published figure, gathered on its own date in September 2026 — not an average of ours, and not a survey. Similar size means small and mid-size homes counted together, and large communities counted on their own, because they are different markets.

A home outside the band is not overcharging or underpricing: a starting rate covers different things in different homes, which is the first thing to ask about.

The price is made in the phone call. Nothing here is a quote, an offer or a discount.

A starting rate is the room and the base care. California homes commonly bill care levels, medication management, supplies, transport and a second person in the room as extras. Many also charge a one-time fee at move-in. Ask for that list in writing before anything is signed.

Only prices a home put out itself count here: its own website, a listing it supplied, or a price a listing site says the home confirmed. Prices a site shows without saying where they came from are left out.

Does Palm Villas take Medi-Cal?

On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated October 1, 2026. Ask the program about current options. The waiver pays for care services, not room and board.

Who holds the license?

The license is held by Forever Young Assisted Living, Inc., per CDSS records as of October 26, 2026.

Is there a hospital nearby?

Sequoia Hospital is 2.4 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Palm Villas keep a resident on hospice?

Hospice care is approved on this license, covering up to 12 residents, per CDSS records as of October 26, 2026.

Palm Villas license and inspection record

  • Name on the license: “PALM VILLAS”, per the CDSS roster as of May 25, 2025.
  • License #415600787. The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.
  • Licensed for 49 residents — a mid-size home, per CDSS records as of October 26, 2026.
  • Licensed to Forever Young Assisted Living, Inc., per CDSS records as of October 26, 2026.
  • First licensed in 2009, per CDSS records as of October 26, 2026.
  • 8 state inspection visits since 2009, per CDSS records as of October 26, 2026.
  • 0 Type A and 0 Type B citations on file since 2009, per CDSS records as of October 26, 2026. The same records count 8 state visits in that period.
  • 2 complaints and 0 substantiated allegations on file since 2009, per CDSS records as of October 26, 2026. One complaint can carry several allegations.
  • The most recent state visit on file is April 14, 2026, per CDSS records as of October 26, 2026.
Type A citationa violation that poses an immediate risk to health, safety or personal rights if it is not correctedType B citationa violation that could become a risk if not corrected, or one involving records, resources or required services

California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗

See the state’s own record

Nearby

Other homes nearby

Licensed homes near this one in San Mateo County, most information on file first. Every listed home appears on the same terms.

  • Map

    Redwood City · 0.7 mi

    Britannia Place

    Small home · licensed for 6

    Starting rate

    $7,500 a month to start

    Listed by the home on Seniorly · September 9, 2026

    On the state record

    • Wheelchair: on the state record
    • Hospice: on the state record
  • Map

    Redwood City · 1.1 mi

    Gordon Manor

    Large community · licensed for 82

    Starting rate

    $8,500 a month to start

    Listed by the home on Seniorly · September 9, 2026

    On the state record

    • Wheelchair: on the state record
    • Hospice: on the state record
    • Bedridden: on the state record
  • Map

    Redwood City · 0.2 mi

    Mission Woodside

    Small home · licensed for 6

    Estimated starting rate

    $7,100 a month to start

    Covelight estimate · likely $5,800–$8,700

    On the state record

    • Dementia: on the state record
    • Hospice: on the state record
    • Bedridden: on the state record
  • Map

    Redwood City · 0.4 mi

    Sequoia Home

    Small home · licensed for 3

    Estimated starting rate

    $6,400 a month to start

    Covelight estimate · likely $5,250–$7,850

    On the state record

    • Wheelchair: on the state record
  • Map

    Redwood City · 0.4 mi

    Sequoia Home

    Small home · licensed for 3

    Estimated starting rate

    $6,450 a month to start

    Covelight estimate · likely $5,300–$7,950

    On the state record

    • Wheelchair: on the state record
  • Map

    Redwood City · 0.7 mi

    Britannia House

    Small home · licensed for 6

    Estimated starting rate

    $5,750 a month to start

    Covelight estimate · likely $4,750–$7,100

    On the state record

    • Wheelchair: on the state record
    • Hospice: on the state record

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Redwood City · Licensed for 49

(650) 369-3197

From the state licensing record · October 26, 2026

From the home’s website, palmvillasfamily.com:

(650) 302-5272 · admissions line · seen October 27, 2026

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