Heritage Manor West

Location & what’s nearby

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Nearest of each type, straight-line distance. Hospitals come from the CMS Hospital General Information registry; everything else from Overture Maps (public data). Hospital and park hours are typical — call ahead to confirm.

Quality measures — how residents actually fare

Quality-measure stars summarize outcomes CMS tracks from the assessments each home submits — avoidable hospitalizations and ER visits, falls with injury, pressure ulcers, unplanned weight loss, and long-term antipsychotic use. Because the underlying data is self-reported, weigh a high score against the independent inspection record. Long-stay = permanent residents; short-stay = rehab and post-hospital stays.

Short-stay rehab — if you are coming here from a hospital

Arriving from a hospital right now? Read the discharge guide → — your appeal rights, how to slow a rushed discharge, and what to ask about the numbers below.

34.9% of the Medicare patients who left this home got back to the community and stayed there for at least 31 days — CMS rates that worse than the national rate. This is CMS’s risk-adjusted rate over 45 Medicare stays in Oct 2022–Sep 2024, and CMS’s own comparison — not ours.

Met the expected recovery: 41.1% of this home’s Medicare short-stay residents left it at or above the ability to care for themselves and move around that CMS predicted for them, across 73 stays in Oct 2024–Sep 2025. The median of the 11,061 homes CMS publishes this for is 56.6%. Read it beside the getting-home figure, not instead of it: unlike the two measures above, CMS makes no better-or-worse call on this one and publishes no confidence interval for it, so this is a comparison and not a verdict — but it is the short-stay measure that separates homes most, and the one to ask about.

Therapy staffing: this home’s payroll records show 0.28 therapist hours per resident per day in 2026Q1 — more than 42% of the 13,892 homes that report any therapy hours at all.

Weekend therapy: weekend therapy hours are 26% of this home’s weekday level — it runs some therapy at the weekend, at a lower level than on weekdays. The median home that reports therapy runs 13% — weekday-focused therapy is the industry norm, not a shortfall. But recovery does not pause on a Saturday: ask what the weekend actually looks like here.

This section is about rehab stays, not living here. Most of this page — the stars, the quality measures, the inspection record — describes the home the way a permanent resident experiences it. These figures describe the short Medicare stay after a hospital discharge: a hip, a stroke, a bad infection, six weeks and home. They are different residents, different staff, often a different wing. Therapy hours are per resident in the building, not per rehab patient — the count includes every long-stay resident, and they mostly get no therapy at all. So a home with a small rehab wing inside a large nursing population reads low here even if its rehab patients get plenty of therapy, and a mostly-rehab home reads high. Use it to compare homes doing similar work, ask what a rehab resident actually gets in a day, and remember that CMS does not publish therapy minutes per patient — nobody does.

Staffing

How full it usually is: this home is certified for 140 beds and averages 111.8 residents a day — about 80% occupied, or roughly 28 beds typically open. It usually has some room. This is a CMS average, not live availability — no public source publishes real-time vacancies, and a home can be full the day you call. Confirm with the home, and if you need a Medicaid bed specifically, ask about that separately: a home with open beds may still not have an open Medicaid bed.

Against a benchmark — not a legal minimum. In May 2024 CMS finalized the first federal staffing floor for nursing homes: 3.48 total nurse hours per resident per day, including 0.55 RN hours and 2.45 nurse-aide hours. Its hour requirements never took effect and are no longer on the books. Homes had until 2026 (2027 if rural) to comply, and that deadline never arrived: a federal court vacated the hour requirements in April 2025 (CMS has appealed), Congress then barred enforcement until 2034, and CMS formally repealed them by rule effective February 2026. This home is not required to meet these numbers, and is not violating anything by missing them. We still show the comparison because the figures are CMS’s own published estimate of adequate staffing, which makes them a useful yardstick — but they are our benchmark, not federal law: this home’s total nurse staffing of 3.80 hrs/resident/day is at or above the 3.48-hour benchmark and RN staffing of 0.35 is below the 0.55-hour RN benchmark and nurse-aide staffing of 2.40 is below the 2.45-hour aide benchmark. What federal law does require today is unchanged: “sufficient” nursing staff for residents’ needs and an RN on duty at least 8 consecutive hours a day, 7 days a week (42 CFR 483.35). Those are judged by inspectors on site, not by these averages, so read this comparison alongside the inspection record rather than as a pass/fail.

Weekend coverage: total nurse staffing is 3.36 hrs/resident/day on weekends vs 3.98 on weekdays — 16% thinner on weekends. RN hours go from 0.44 to 0.12 per resident-day. (Payroll-based daily records; the national median home is 15% thinner on weekends.)

This home’s total nursing-staff turnover of 43% is about the same as the national median of 45%.

Payroll-based (PBJ) staffing hours, as reported for Jan–Mar 2026 (CMS PBJ CY2026Q1) — the most recent quarter CMS has published, so they can lag a change of operator or staffing agency. Higher is generally better. Registered-nurse coverage and weekend staffing are the numbers families most often overlook — an RN on site matters most when something goes wrong, and coverage usually thins on weekends. High turnover means residents rarely see the same caregiver twice. One caveat: these are hours as reported, not adjusted for how sick or heavy-care this home’s residents are. CMS separately publishes a case-mix-adjusted view; we show the reported hours. A home caring for higher-acuity residents needs more hours to deliver the same care, so compare these figures against homes doing similar work, and read them next to the inspection record rather than alone.

Inspection trend

Deficiencies are more than at the previous inspection — worsening. Fewer citations over time suggests a home is fixing problems; a rising count is a warning sign — though two surveys are a short record, and survey teams differ. These counts are from the standard annual health survey only; the full citation list below may also include findings from complaint investigations, so the two won’t always add up.

Inspection deficiencies

State health-inspection citations, most serious first. Each carries an F-code (the federal rule it cites, e.g. F-684 = quality of care) and a letter A–L marking how serious and how widespread the problem was — we translate that grid into the plain tiers shown here. Wording is the official federal description.

Each letter is a CMS scope-severity level; highlighted ones are where this home has citations. A–C = no harm found; D–F = potential for harm; G–I = actual harm; J–L = immediate jeopardy. Within each band the later letter is the more widespread finding (an isolated G is one resident; a widespread I is a pattern), so rightward and downward is worse.

17 citations, most serious first. The 10 most serious are shown; the remaining 7 are one tap away and print in full.

• Potential for harm · Ecited before2026-03-11 · tag F0656 — failed to write and follow a full care plan — pattern
  Develop and implement a complete care plan that meets all the resident's needs, with timetables and actions that can be measured.
  What the surveyor found here — an excerpt from the official record, may be distressing

  Based on record review, observations, and interviews the facility failed to follow physician orders for 1(#87) of 1 resident reviewed for tube feedings. The facility failed to administer medications to Resident #87 as ordered by physician prior to bolus feeding. Review of Resident #87's medical diagnoses revealed the following but not limited to moderate protein-calorie malnutrition, dysphagia, oropharyngeal phase, encounter for attention to gastrostomy, pneumonitis due to inhalation of other solids and liquidsReview of Resident #87's March 2026 Physician Orders revealed:11/05/2025: Carafate Oral Tablet 1 GM (Sucralfate); Give 1 tablet via PEG tube four times a day related to anemia; give down tube 30 minutes prior to bolus feeding. 09/15/2025: Tube feeding formula: Isosource 1.5 carton bolus. Give one carton (250 ml) bolus per PEG tube twice daily to deliver 750 calories, 34 gm protein and 500 ml total volume; two times a dayReview of Quarterly MDS (minimum data sets) dated 02/03/2026 revealed Resident #87 was assessed to have BIMS of 4 out of 15 indicating severely impaired…

  This is the beginning of the surveyor’s statement, cut to keep the page readable — the full 2567 continues past this point and often ends with the findings that matter most, such as whether an immediate jeopardy was removed before the surveyors left. The complete statement of deficiencies is a public record: request it from your state survey agency, or ask the home for its 2567 and plan of correction — it must make them available to residents and families.

  Resident Assessment and Care Planning Deficiencies · Deficient, Provider has date of correction
• Potential for harm · Ecited before2026-03-11 · tag F0677 — failed to help fully-dependent residents with daily care — pattern
  Provide care and assistance to perform activities of daily living for any resident who is unable.
  What the surveyor found here — an excerpt from the official record, may be distressing

  NOTE- TERMS IN BRACKETS HAVE BEEN EDITED TO PROTECT CONFIDENTIALITY Based on record reviews, observations, and interview, the facility failed to ensure residents who were unable to complete their Activities of Daily Living received the necessary services to maintain grooming for 1 (Resident #91) of 1 resident reviewed for Activities of Daily Living. The facility failed to ensure nail care was provided for Resident #91. Findings:Review of Resident #91's Medical Diagnoses revealed the following but not limited to dysphagia following cerebrovascular disease, hemiplegia and hemiparesis following cerebral infarction affecting right dominant side, and dementia. Review of Resident #91's Quarterly MDS dated [DATE] was assessed to have a BIMS of 03 out of 15 indicating severely impaired cognition. Observation on 03/09/2026 at 1:00 p.m. revealed Resident #91's finger nails on the right hand had grown over the nail bed. Observation on 03/11/2026 at 3:00 p.m. with S3 ADON revealed Resident #91's finger nails on the left hand had grown over the nail bed. During an interview on 03/11/2026 at…

  This is the beginning of the surveyor’s statement, cut to keep the page readable — the full 2567 continues past this point and often ends with the findings that matter most, such as whether an immediate jeopardy was removed before the surveyors left. The complete statement of deficiencies is a public record: request it from your state survey agency, or ask the home for its 2567 and plan of correction — it must make them available to residents and families.

  Quality of Life and Care Deficiencies · Deficient, Provider has date of correction
• Potential for harm · Ecited before2026-03-11 · tag F0698 — failed to provide proper dialysis care — pattern
  Provide safe, appropriate dialysis care/services for a resident who requires such services.
  What the surveyor found here — an excerpt from the official record, may be distressing

  Based on record reviews and interviews, the facility failed to ensure that a resident who required dialysis received services consistent with professional standards of practice for 1 (#5) of 1 resident reviewed for dialysis by failing to communicate and collaborate with the dialysis facility. The facility failed to complete the dialysis communication sheet and monitor Resident #5 for complications after each dialysis treatment. Findings: Review of Resident #5's Medical Diagnoses revealed the following but not limited to end stage renal disease and dependence on renal dialysis.Review of Resident #5's March 2026 Physician Orders revealed an order dated 12/17/2025 for Hemodialysis on Monday, Wednesday, and Friday at 9:30 a.m. Review of Annual MDS (Minimum Data Sets) dated 12/09/2025 Resident #5 was assessed to have a BIMS of 04 out of 15 indicating severely impaired cognition. Review of facility's dialysis communication forms for February 2026 revealed: Review of Resident #5's Dialysis Communications forms were not completed at all on the following dates 02/04/2026, 02/06/2026,…

  This is the beginning of the surveyor’s statement, cut to keep the page readable — the full 2567 continues past this point and often ends with the findings that matter most, such as whether an immediate jeopardy was removed before the surveyors left. The complete statement of deficiencies is a public record: request it from your state survey agency, or ask the home for its 2567 and plan of correction — it must make them available to residents and families.

  Quality of Life and Care Deficiencies · Deficient, Provider has date of correction
• Potential for harm · D2026-03-11 · tag F0628 — isolated
  Provide the required documentation or notification related to the resident's needs, appeal rights, or bed-hold policies.
  What the surveyor found here — an excerpt from the official record, may be distressing

  NOTE- TERMS IN BRACKETS HAVE BEEN EDITED TO PROTECT CONFIDENTIALITY Based on record reviews and interview the facility failed to provide the resident and the resident's representative with the facility bed hold policy at the time of transfer as required for 1(#16) of 2 residents reviewed for hospitalization. Findings:Review of facility's Bed Hold Policy with a revision date 12/24 revealed in part:2. When a resident is transferred to the hospital, or goes out on therapeutic leave, bed hold notice information is provided to the resident, specifying the duration of the bed-hold according to the state plan, and the facility's policy regarding bed-hold periods. In case of emergency transfer, notice at the time of transfer means that the family or resident representative are provided with written notification within 24 hours of the transfer. The requirement is met if the resident's copy of the notice is sent with other papers accompanying the resident to the hospital. Review of Resident #16's face sheet revealed an initial admission date of 09/04/2025 and a re-entry date of 10/20/2025…

  This is the beginning of the surveyor’s statement, cut to keep the page readable — the full 2567 continues past this point and often ends with the findings that matter most, such as whether an immediate jeopardy was removed before the surveyors left. The complete statement of deficiencies is a public record: request it from your state survey agency, or ask the home for its 2567 and plan of correction — it must make them available to residents and families.

  Resident Rights Deficiencies · Deficient, Provider has date of correction
• Potential for harm · Dcited before2026-03-11 · tag F0640 — isolated
  Encode each resident’s assessment data and transmit these data to the State within 7 days of assessment.
  What the surveyor found here — the official record, unedited, may be distressing

  NOTE- TERMS IN BRACKETS HAVE BEEN EDITED TO PROTECT CONFIDENTIALITY Based on record review and interviews, the facility failed to ensure resident assessments were transmitted within the required timeframe for 1 (#48) of 1 resident reviewed for resident assessment. FindingsReview of Resident #48's medical record revealed an admission date of [DATE]. Further review revealed Resident #48 expired and was discharged on [DATE]. Review of Resident #48's MDS assessment revealed a discharge date of [DATE]. Further review of Resident #48's discharge MDS assessment revealed a signed date of [DATE]. During an interview on [DATE] at 8:10 a.m., S7MDS Nurse reported Resident #48 was discharged on [DATE]. S7MDS Nurse further reported Resident #48's discharge MDS assessment was not transmitted until [DATE]. During an interview on [DATE] at 8:10 a.m., S5RN, Medicare Case Manager confirmed Resident #48's discharge MDS assessment was not transmitted until [DATE]. S5RN, Medicare Case Manager further confirmed Resident #48's discharge MDS assessment should have been completed by [DATE].

  Resident Assessment and Care Planning Deficiencies · Deficient, Provider has date of correction
• Potential for harm · D2026-03-11 · tag F0657 — failed to keep the care plan current — isolated
  Develop the complete care plan within 7 days of the comprehensive assessment; and prepared, reviewed, and revised by a team of health professionals.
  What the surveyor found here — an excerpt from the official record, may be distressing

  Based on observation, record review, and interview, the facility failed to revise the plan of care after a change in condition for 1(#14) of 3 (#13, #14, #18) residents reviewed for accidents. The facility failed to revise Resident #14's plan of care to reflect the removal of a wander/elopement alarm. Review of Resident #14's medical record revealed an admit date of 07/19/2022 with a diagnosis of but not limited to dementia in other diseases, unspecified anxiety disorder and Alzheimer's disease.Review of Resident #14's Quarterly Minimum Data Set revealed Resident #14 was assessed to have a Brief Mental Status Interview Score of 6 indicating severely impaired cognition. Review of Resident #14's comprehensive plan of care revealed Resident #14 had an intervention/approach of, wander/elopement alarm in place on left ankle.Observation on 03/11/2026 at 2:45 p.m. with S10 Licensed Practical Nurse, revealed Resident #14 did not have a wander/elopement alarm on her left ankle. During an interview on 03/11/2026 at 2:57 p.m. S5 Registered Nurse Medicare Case Manager reported that an elopement…

  This is the beginning of the surveyor’s statement, cut to keep the page readable — the full 2567 continues past this point and often ends with the findings that matter most, such as whether an immediate jeopardy was removed before the surveyors left. The complete statement of deficiencies is a public record: request it from your state survey agency, or ask the home for its 2567 and plan of correction — it must make them available to residents and families.

  Resident Assessment and Care Planning Deficiencies · Deficient, Provider has date of correction
• Potential for harm · D2026-03-11 · tag F0755 — failed to provide safe pharmacy services — isolated
  Provide pharmaceutical services to meet the needs of each resident and employ or obtain the services of a licensed pharmacist.
  What the surveyor found here — the official record, unedited, may be distressing

  Based on record review, observation, and interview, the facility failed to ensure a resident's narcotic record was maintained and reconciled for 1 (#30) of 1 resident individual narcotic record reviewed.Review of the facility's Drug-Controlled Substances Policy dated 09/2025 revealed the following: Controlled medications are to be signed out on Individual Resident Narcotics Record at the time they are administered.Observation on 03/11/2026 at 9:05 a.m. with S4 LPN revealed Resident #30's Individual Narcotic Record for Pregabalin 25 milligrams had a documented count of 47. Review of Resident #30's narcotic card of Pregabalin 25 milligrams revealed an actual count of 46. During an interview on 03/11/2026 at 9:05 a.m. S4 LPN reported she had given Resident #30's Pregabalin but failed to sign it out on Resident #30's Individual Narcotic Record. S4 LPN confirmed she should have signed the medication out at the time of administration.

  Pharmacy Service Deficiencies · Deficient, Provider has date of correction
• Potential for harm · D2026-03-11 · tag F0924 — isolated
  Put firmly secured handrails on each side of hallways.
  What the surveyor found here — the official record, unedited, may be distressing

  Based on observations and interviews the facility failed to ensure all corridors were equipped with a complete and secure handrail. The facility failed to ensure handrails were complete and secure on 1(Hall A) of 6 resident hallways observed. Findings Observation on 03/09/3026 at 3:00 p.m. with S9 Service Tech, revealed the handrail on Hall A did not have an end cap, leaving a sharp metal piece exposed and was not secured to the wall. During an interview on 03/09/26 at 3:00 p.m., S9 Service Tech confirmed the handrail did not have an end cap and was unsecure. During an interview on 03/11/2026 at 3:56 p.m., S1Administrator confirmed Hall A handrail should have been repaired.

  Environmental Deficiencies · Deficient, Provider has date of correction
• Potential for harm · E2025-01-08 · tag F0584 — failed to keep a safe, clean, comfortable home — pattern
  Honor the resident's right to a safe, clean, comfortable and homelike environment, including but not limited to receiving treatment and supports for daily living safely.
  What the surveyor found here — an excerpt from the official record, may be distressing

  NOTE- TERMS IN BRACKETS HAVE BEEN EDITED TO PROTECT CONFIDENTIALITY Based on observations and interviews the facility failed to maintain a safe, clean, comfortable and homelike environment for 2 (#15, #80) of 2 (#15, #80) residents' rooms observed for environment. The facility failed to ensure: 1. Resident #15's wheelchair was clean and sanitary 2. Resident #80's restroom was clean and sanitary. Findings: Resident #15 Review of Resident #15's medical record revealed an admit date of 01/18/2019 with diagnoses, of but not limited to, Alzheimer's disease, moderate protein calorie malnutrition, gastric reflux disease, dermatitis, dysphagia, vascular dementia, lack of coordination, cognitive communication deficit, and hypertension. Review of Resident #15's MDS (Minimum Data Set) for 11/12/2024, revealed Resident #15 was assessed as rarely understood. Observation on 01/06/2025 at 8:00 a.m. with S4 ADON (Assistant Director of Nurses) revealed Resident #15's wheelchair had dried white colored food residue on the seat, armrest and the right wheel. During an interview 01/06/2025 at 8:00…

  This is the beginning of the surveyor’s statement, cut to keep the page readable — the full 2567 continues past this point and often ends with the findings that matter most, such as whether an immediate jeopardy was removed before the surveyors left. The complete statement of deficiencies is a public record: request it from your state survey agency, or ask the home for its 2567 and plan of correction — it must make them available to residents and families.

  Resident Rights Deficiencies · Deficient, Provider has date of correction
• Potential for harm · Ecited before2025-01-08 · tag F0656 — failed to write and follow a full care plan — pattern
  Develop and implement a complete care plan that meets all the resident's needs, with timetables and actions that can be measured.
  What the surveyor found here — an excerpt from the official record, may be distressing

  Based on record review and interview the facility failed to ensure a resident's plan of care was implemented for 1 (#15) of 1(#15) resident out of total of 34 sampled residents. The facility failed to ensure Resident #15's lab work was done as ordered. Findings: Review of Resident #15's medical record revealed an admit date of 01/18/2019 with diagnosis of but not limited to; Alzheimer's disease, moderate protein calorie malnutrition, gastric reflux disease, dermatitis, dysphagia, vascular dementia, lack of coordination, cognitive communication deficit, and hypertension. Review of Resident #15's MDS (Minimum Data Set) for 11/12/2024, revealed Resident #15 was assessed as rarely understood. Review of Resident #15's December 2024 Physician's orders revealed an order for a CBC (Complete Blood Count) dated 12/13/2024 one time for dementia until 12/16/2024. Review of Resident #15's medical record failed to reveal lab results from the CBC ordered on 12/13/2024. During an interview on 01/08/2025 at 12:48 p.m. S2 DON (Director of Nurses) reported the facility did not have the results of…

  This is the beginning of the surveyor’s statement, cut to keep the page readable — the full 2567 continues past this point and often ends with the findings that matter most, such as whether an immediate jeopardy was removed before the surveyors left. The complete statement of deficiencies is a public record: request it from your state survey agency, or ask the home for its 2567 and plan of correction — it must make them available to residents and families.

  Resident Assessment and Care Planning Deficiencies · Deficient, Provider has date of correction

“Cited before” means this same F-tag appears on at least one other survey date in the record we hold — counting complaint investigations as well as standard surveys, with no time limit. It is our own read of the data, not CMS’s: CMS uses repeat deficiency as a formal term tied to consecutive standard surveys, and that is a narrower test than this one. A tag marked here may or may not meet it.

Fines & penalties

No federal fines in the current CMS record.

Part of a chain

This home belongs to THE BEEBE FAMILY — 48 facilities. Here is how its ratings compare with the chain’s average across all its homes: See the whole chain — ratings, flags, fines and finances →

A home rated well below its chain’s average can signal local problems; a chain with a low average across the board is a bigger pattern worth researching. CMS chain data under-reports private-equity and REIT ownership, so treat this as a floor, not the full picture.

Who owns this facility

CMS files one row per role, so the 44 rows in the source record cover these 27 parties — each is shown once here with every role it holds. Nothing is omitted.

18 organizational owners listed — a facility can be part of a larger chain. CMS ownership data is known to under-report private-equity and REIT ties; treat as a starting point.

Follow the money — this home’s finances

Where a nursing home’s revenue comes from and where it goes — including money paid to companies under the same ownership. Most consumer sites never show this; we reproduce it straight from the Medicare cost report.

About 73% of this home’s resident-days are paid by Medicaid, which reimburses well below the cost of care in most states. Heavily Medicaid-dependent homes run on thinner budgets — a context worth holding next to the staffing and inspection record, not a fault in itself. This home reported $1.2M paid to related parties — landlords or management companies under common ownership — equal to about 12% of its total expenses. Money routed to affiliated companies can leave a home’s own books looking lean while owners still profit; it is the mechanism regulators watch most closely in private-equity and REIT deals.

Source: CMS Healthcare Provider Cost Reporting Information System (HCRIS), Medicare cost report Form CMS-2540 · fiscal year 2023. Facilities self-file these reports; figures are unaudited and a year or two behind. A home with no Medicare cost report on file shows no figures here.

Cost & finances

Straight from this home’s Medicare cost report (CMS, FY2023). These are its operating economics — what it costs to run per resident-day and what it collects on average across Medicare, Medicaid, and private pay — not a private-pay quote. Your out-of-pocket cost depends on payer and room type, so ask the facility directly; a higher operating cost can reflect richer staffing or a sicker population. The cost-of-care planner shows regional benchmarks by care type.

What families pay in LA