White Oaks Senior Living

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA) Marcella Tarin conducted an unannounced annual inspection and met with Designated Staff Maryann Trinidad. Designated Staff stated Administrator (ADM) Azarel James Equing was on vacation. LPA stated the purpose of the visit. Licensee Irish Ladwig arrived at approximately 2:00PM LPA toured the interior and exterior of the facility with Designated Staff to include the kitchen, resident rooms, dining room, bathrooms, and back and front of the facility. All exit and passageways were free and clear of obstruction. During tour of backyard exterior wooden deck, LPA stepped onto wooden areas that compressed down. LPA brought this to the attention of the Designated Staff Maryann Trinidad, who also stepped onto the wooden areas and observed that the areas were 'soft.' LPA advised Designated Staff to repair the areas, to work with the owner of the property for repairs to ensure repairs are made to the areas. Designated Staff stated understanding. LPA toured the kitchen area and observed a perishable food supply of at least two days and a non-perishable food supply of at least seven days. LPA observed the refrigerator temperature at 40 F and Freezer at -10 F. LPA observed the medication storage area, knives storage area, and cleaning product storage area as locked and inaccessible to residents in care. Page 1 of 2 The facility was equipped with smoke and carbon monoxide detectors. All smoke detectors functioned properly when tested by facility staff. Fire extinguishers were last serviced on 6/24/2024. The facility emergency drill log was reviewed. The facility's last drill was on 03/10/2026. LPA toured 6 resident bedrooms. All 6 resident rooms have a bed, functioning lights, dresser/table, bedding and space for personal belongings. LPA toured 3 bathrooms. All 3 bathrooms had hand soap, paper towels, functioning lights, and covered trash bins. LPA measured water temperature with a range of 110.8 F to 116.9 F. LPA reviewed 6 resident records. LPA reviewed 3 resident’s Centrally Stored Medication and Destruction Records (CSMDR’s). LPA reviewed 3 staff records. No deficiencies were cited during today's visit per California Code of Regulations Title 22. An exit interview was conducted with Licensee Irish Ladwig and Designated Staff Maryann Trinidad, and a signed copy of this report was provided. Page 2 of 2 END OF REPORTthe state’s words, verbatim · CDSS document, Sep 3, 2026

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA) Maria (Mita) Partoza, conducted an unannounced required 1-year inspection visit, met with designated administrator (DADM) Azarel James Equing and Licensee (LIC) Irish Ladwig who arrived at 2:10 p.m. The facility is licensed to serve adults 60 and over 6 ambulatory, 3 may be non-ambulatory, and 2 may be bedridden and hospice waiver for 3. At 1:10 p.m. LPA was accompanied by DADM during inspection of the facility's interior and exterior area. LPA inspected the kitchen, dining, living room 5 resident bedroom, laundry area and back deck patio. LPA observed that the deck and ramp addressed from prior annual visit was addressed and repaired. LPA observed that the exterior and interior walkways are free from obstructions. LPA inspected 5 residents rooms and observed rooms have sufficient storage to store residents personal belongings. The bathrooms are equipped with the grab bars, and anti skid mats. 1 Out of 5 resident room is shared, and 4 out of 5 bedroom are single occupancy. Emergency exit are free from obstruction and debris. Knives, sharps and medications are locked and not easily accessible to residents in care. Chemicals, cleaning supplies and laundry products are locked and not accessible to residents in care. The facility is equipped with audible alarms. See LIC 809C The facility temperature is at 74 degree F, the refrigerator temperature is at 32 degree F, freezer temperature is at 0 degree F, hot water temperature in the resident bathroom and kitchen measured at 105 degree F. LPA observed food supply for 2 days of perishable and 7 days of non-perishable food items. The facility is equipped with smoke and carbon monoxide alarm system, a fire extinguisher that was last inspected on 03/11/2025. LPA verified the first aid kit is complete with instruction manual. LPA reviewed the facility file and able to verify quarterly fire and earthquake drill preparedness training. The training was administered on the following dates 01/19/25, 04/16/25 and 07/02/25. LPA reviewed 4 resident records including but not limited to the Centrally Stored Medication Record (CSMDR), physician's report, appraisal needs and services plan. LPA reviewed 4 staff record including but not limited to background clearance, certificates, and training. Resident and staff records are complete and up to date. LPA requested copies of updated LIC 500, LIC 308, dementia care plan and liability insurance. No deficiencies were cited during today's visit based on California Code of Regulation (CCR) Title 22. An exit interview was conducted with Designated Administrator (DADM) Azarel James Equing and Licensee (LIC) Irish Ladwig. A copy of the report was provided. End of Reportthe state’s words, verbatim · CDSS document, Sep 22, 2025

Type of visit: Required - 1 Year

Licensing Program Analysts (LPAs) Marcella Tarin and David Marrufo conducted an unannounced required 1 year annual inspection. LPAs met with Administrator Irish Ladwig. LPAs toured the facility inside and out. LPAs toured the kitchen. LPAs observed a supply of 7 days of nonperishable food and 2 days of perishable food. LPAs observed the refrigerator temperature at 30 degrees F and freezer temperature at 0 degrees F. LPAs observed sharps locked in a drawer. LPAs toured 2 out of 2 hallway resident bathrooms. The water temperature in resident bathrooms were recorded at 118 degrees F and 110 degrees F. All bathrooms had soap, paper towels and functioning lights. LPAs observed the smoke detectors to be functioning properly. LPAs observed service tags on the fire extinguisher with a service date of 3/8/2024. LPAs toured 4 out of 4 resident rooms. 4 out of 4 resident rooms had functioning lights, and storage space for resident belongings. LPAs reviewed 6 Centrally Stored Medication and Destruction Records and found to be complete. 6 out of 6 resident records were reviewed and found to be complete. LPAs reviewed 4 staff records. 4 out 4 reviewed staff records were complete. 4 out 4 staff members obtained background and fingerprint clearance. LPAs observed a fire drill log, last fire drill recorded 7/22/2024. LPAs toured the outside of the facility. LPAs observed one section of the floor of the back patio to be fragile and became depressed when LPAs stepped on it. An Advisory Note was issue. See LIC9102 for more information. No deficiencies were cited as per California Code of Regulations Title 22. This report was reviewed with Administrator Irish Ladwig. A copy of this report was provided.the state’s words, verbatim · CDSS document, Sep 6, 2024

Allegation investigated: Facility accepted residents with a prohibited condition Staff are sleeping in the garage

Licensing Program Analyst (LPA) Manuel Monter and Mita Partoza conducted an unannounced visit to deliver findings regarding the allegations listed above. LPA met with Administrator (ADM) Irish Ladwig. Staff are sleeping in the garage. On November 3, 2023, the Department investigated a complaint allegation that staff are sleeping in the garage. During inspection of the facility garage, LPA observed a twin bed with pillow and blanket located on left side of garage directly next to the garage’s window. LPA also observed clothes hanging on coat hangers above the bed and other personal belongings such as jeans, shirts, and sweaters. LPA also observed a plastic storage cabinet with cloths inside. LPA took pictures of the inside of the garage during tour with staff S1. Page 1 Out of 3 Substantiated LPA Monter interviewed staff (S1 and S2) and ADM regarding the allegation that staff are sleeping in the garage. ADM stated no one sleeps in the garage and staff do not sleep there. Based on interview with staff (S1), S1 admitted and confirmed that he/she sleeps in the garage. S1 also reaffirmed that the picture taken was where he/she sleeps. On April 04, 2024, LPA Monter and Partoza interviewed S3. S3 stated in November/October 2023 a staff member was sleeping in the garage. Based on interviews, the preponderance of evidence standard has been met therefore the above allegations is found to be SUBSTANTIATED. Deficiencies were cited from California Code of Regulations, Title 22 during today’s visit, see LIC 9099-D. This report was reviewed with Administrator Irish Ladwig, and a copy of the report was provided. Appeal Rights was provided. Facility accepted residents with a prohibited condition. On November 3, 2023, the Department investigated on an allegation that the facility accepted a resident with a prohibited condition (G-tube). LPA Monter interviewed S1 and S2 who stated that R1 has G-tube. LPA interviewed resident R1. R1 stated he/she just moved back to the facility in October 2023 after hospitalization. R1 stated the after-hospital discharge, he/she has G-tube which will be remain in place at the recommendation of R1’s physician. LPA interviewed ADM. ADM stated he/she only has one resident who has the G-tube. ADM stated when R1 came back to the facility on October 2023, he/she had a G-tube. Page 2 Out of 3 On November 22, 2023, LPA Monter interviewed Witness 1 (W1). W1 stated, R1 moved back to White Oaks Senior Living on October 2023, with the G-tube. W1 stated R1 still has the G-tube until this day because it was recommended to keep it there in case R1 begins to worsen again. On November 16, 2023, the Department received a request from the ADM requesting for an exception for R1 with G-tube. The exception request was made after the complaint allegation was filed on 11/3/2023. Based on interviews, the preponderance of evidence standard has been met therefore the above allegations is found to be SUBSTANTIATED. Deficiencies were cited from California Code of Regulations, Title 22 during today’s visit, see LIC 9099-D. This report was reviewed with Administrator Irish Ladwig and a copy of the report was provided. Appeal Rights was provided. Page 3 Out of 3the state’s words, verbatim · CDSS document, Apr 4, 2024 · control 26-AS-20231027154225

From the deficiency page — Deficiency type: Type A · Section cited: CCR 87615(a)(2) · Plan of correction due date: Apr 5, 2024

87615 Prohibited Health Conditions (a) Persons who require health services... health condition including, but not limited to,... shall not be admitted or retained in a residential care facility for the elderly… (2) Gastrostomy tubes. This requirement was not met as evidence by: Based on interviews and record reviews, the ADM admitted a resident with G-tube in October 2023, without an exception. This poses an immediate health, safety and personal rights risk to residents in care.the state’s words, verbatim · CDSS document, Apr 4, 2024

Plan of correction: ADM stated he/she will send a letter of understanding regarding the regulation. ADM has also already request and had her exception request approved.

From the deficiency page — Deficiency type: Type B · Section cited: CCR 87202(a) · Plan of correction due date: Apr 11, 2024

87202 Fire Clearance (a) All facilities shall maintain a fire clearance approved by the city, county, or city and county fire department, or district providing fire protection services, or the State Fire Marshal… This requirement was not met as evidence by: Based on observations and interviews conducted. S1 admitted that he/she sleeps in the garage. S3 admitted a staff member was sleeping in the garage. Based on physical plant, the garage is not listed as a sleeping quarters for staff.the state’s words, verbatim · CDSS document, Apr 4, 2024

Plan of correction: ADM stated he/she will send LPA photo documentation showing the garage is no longer being used as a sleeping area. ADM stated he/she will also send a letter of understanding stating no staff or any individual is allowed to sleep in the following areas without building permit and fire clearance such as the garage.