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Department of
SOCIAL SERVICES

Community Care Licensing


COMPLAINT INVESTIGATION REPORT

Facility Number: 405809547
Report Date: 04/22/2026
Date Signed: 04/22/2026 04:39:20 PM

Substantiated


STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
WOODLAND HILLS N.ASC, 21731 VENTURA BLVD. #250
WOODLAND HILLS, CA 91364
This is an official report of an unannounced visit/investigation of a complaint received in our office on
04/14/2026 and conducted by Evaluator Garrett Haner-Tomasko
COMPLAINT CONTROL NUMBER: 29-AS-20260414145959
FACILITY NAME:OAKS AT NIPOMO, THEFACILITY NUMBER:
405809547
ADMINISTRATOR:RONALD C. FREEMANFACILITY TYPE:
740
ADDRESS:177 MARY AVENUETELEPHONE:
(805) 723-5206
CITY:NIPOMOSTATE: CAZIP CODE:
93444
CAPACITY:122CENSUS: 93DATE:
04/22/2026
UNANNOUNCEDTIME BEGAN:
08:55 AM
MET WITH:Administrator - Ronald FreemanTIME COMPLETED:
05:00 PM
ALLEGATION(S):
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Staff does not ensure facility is clean, sanitary and in good repair.
INVESTIGATION FINDINGS:
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At 8:55am, on 4/22/2026, Licensing Program Analyst (LPA) Haner-Tomasko arrived at the facility unannounced to investigate the allegation of this complaint. LPA met with Administrator Ronold Freeman announced who he was and the reason for the visit.

During the visit LPA toured the facility observing all personal and facility laundry machines, interviewed staff and residents, and obtained documentation.

On the allegation, staff does not ensure facility is clean, sanitary and in good repair; it was alleged that during resident council meetings conducted on 1/20/2026 and 2/17/2026 residents reported washing machines having mold or mildew inside and it smelled bad.

(Conitnued on LIC9099-C)
Substantiated
Estimated Days of Completion:
SUPERVISORS NAME: Kelly Burley
LICENSING EVALUATOR NAME: Garrett Haner-Tomasko
LICENSING EVALUATOR SIGNATURE:

DATE: 04/22/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/22/2026
This report must be available at Child Care and Group Home facilities for public review for 3 years.
LIC9099 (FAS) - (06/04)
Page: 1 of 7
Control Number 29-AS-20260414145959
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
WOODLAND HILLS N.ASC, 21731 VENTURA BLVD. #250
WOODLAND HILLS, CA 91364
FACILITY NAME: OAKS AT NIPOMO, THE
FACILITY NUMBER: 405809547
VISIT DATE: 04/22/2026
NARRATIVE
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 It was also alleged that on 1/20/2026, witness #1 (W1) observed four (4) of eight (8) washing machines available for resident use had visible black/brown sludge on the interior rubber gaskets and two (2) others smelled unclean. On 2/17/2026, W1 observed two (2) washing machines available for resident use located on the south side of the second floor, finding significant debris and black/brown sludge on the interior rubber gaskets. On 3/10/2026, W1 observed a washing machine with black/brown sludge on the interior rubber gasket. On 4/2/2026, W1 observed the sludge on six (6) washing machines available for residents to use. The washing machines were not clean and sanitary, the machines are still not being maintained in an acceptable condition.

LPA record review of resident council meeting notes revealed that during meetings conducted on 11/18/2025 and 1/20/2026 residents stated that washing machines had mold build up and that it smelled moldy inside. During a meeting conducted on 12/16/2025 residents mentioned a dirty tray that needed to be cleaned under a washing machine on the first floor, on 12/22/2025 the Administrator stated maintenance would take care of it, and during a resident council a meeting conducted on 1/20/2026 residents stated the same tray was still dirty. Review of maintenance logs revealed no record of requests submitted or action taken to resolve each of these concerns. Administrator states they were verbal requests from them directly to the Maintenance Director and they were addressed at that time.

During today’s visit LPA, Administrator, and the Maintenance Director toured the facility observing all four (4) public use laundry rooms in the facility with a total of eight (8) front loading residential washing machines. LPA photographed all eight (8) of the washing machines, noting the two (2) located in the second floor south hallway to have a layer of removable residue and debris on the inside of the grey rubber gasket, under this layer was an additional dark brown/black layer of residue that was not easily removable. LPA noted multiple washing machine gaskets were clear of removable residue and debris close to the drain at the bottom but there was dry removable residue and debris toward the top half of the gaskets. Staff stated they were not aware the residue and debris got up there. Regarding the layer of residue difficult to remove, staff stated they have tried different methods to remove it without success; staff demonstrated to the LPA using a plastic brush that this lower layer of residue could not be removed with the brush. Staff also stated that the appliance service company recommends replacing the gasket as the best way to address this issue, but parts are difficult to find as these washing machines are approximately nine (9) years old.

(Continued on LIC9099-C)
SUPERVISORS NAME: Kelly Burley
LICENSING EVALUATOR NAME: Garrett Haner-Tomasko
LICENSING EVALUATOR SIGNATURE:

DATE: 04/22/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/22/2026
LIC9099 (FAS) - (06/04)
Page: 2 of 7
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
WOODLAND HILLS N.ASC, 21731 VENTURA BLVD. #250
WOODLAND HILLS, CA 91364
This is an official report of an unannounced visit/investigation of a complaint received in our office on
04/14/2026 and conducted by Evaluator Garrett Haner-Tomasko
COMPLAINT CONTROL NUMBER: 29-AS-20260414145959

FACILITY NAME:OAKS AT NIPOMO, THEFACILITY NUMBER:
405809547
ADMINISTRATOR:RONALD C. FREEMANFACILITY TYPE:
740
ADDRESS:177 MARY AVENUETELEPHONE:
(805) 723-5206
CITY:NIPOMOSTATE: CAZIP CODE:
93444
CAPACITY:122CENSUS: 93DATE:
04/22/2026
UNANNOUNCEDTIME BEGAN:
08:55 AM
MET WITH:Administrator - Ronald FreemanTIME COMPLETED:
05:00 PM
ALLEGATION(S):
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Staff does not respond to resident's concerns in a timely manner.
INVESTIGATION FINDINGS:
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At 8:55am, on 4/22/2026, Licensing Program Analyst (LPA) Haner-Tomasko arrived at the facility unannounced to investigate the allegation of this complaint. LPA met with Administrator Ronald Freeman announced who he was and the reason for the visit.

During the visit LPA toured the facility observing all personal and facility laundry machines, interviewed staff and residents, and obtained documentation.

On the allegation, staff does not respond to resident's concerns in a timely manner; it was alleged that during the resident council meeting conducted on 1/20/2026 residents reported that the washing machines had mold or mildew inside and it smelled bad, after the meeting witness #1 (W1) checked the...

(Continued on LIC9099-C)
Unsubstantiated
Estimated Days of Completion:
SUPERVISORS NAME: Kelly Burley
LICENSING EVALUATOR NAME: Garrett Haner-Tomasko
LICENSING EVALUATOR SIGNATURE:

DATE: 04/22/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/22/2026
This report must be available at Child Care and Group Home facilities for public review for 3 years.
LIC9099 (FAS) - (06/04)
Page: 3 of 7
Control Number 29-AS-20260414145959
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
WOODLAND HILLS N.ASC, 21731 VENTURA BLVD. #250
WOODLAND HILLS, CA 91364
FACILITY NAME: OAKS AT NIPOMO, THE
FACILITY NUMBER: 405809547
VISIT DATE: 04/22/2026
NARRATIVE
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eight (8) washing machines that are available for residents and found four (4) with visible black or brown sludge in the gaskets and two (2) others that smelled unclean. At the resident council meeting conducted on 2/17/2026, residents said the washing machines still smelled, the same day W1 checked two (2) machines on the second floor, south side, and found significant debris and black/brown sludge in the gaskets. On 3/10/2026, W1 observed a washing machine with black/brown sludge on the interior rubber gasket. On 4/2/2026, W1 checked the washing machines again and found unidentifiable sludge in the gaskets of six (6) machines. It is also alleged that facility Administration and staff have not addressed the residents' concerns in a timely manner. Five months after the residents first informed the administrator in writing that the washing machines were not clean and sanitary, the machines are still not being maintained in an acceptable condition.

Interviews revealed that the members of the resident council submit their meeting notes, including concerns and recommendations, in writing to the Administrator. A review of resident council meeting notes revealed that during the resident council meeting held on 11/18/2025 regarding some of the washing machines on the second floor having mold inside the door and it was requested the machines be deep cleaned. In written response provided on 12/4/2025 the Administrator stated that a request to maintenance was entered to do a deep cleaning on the machines and it was expected to be completed soon. The maintenance log does not have record of this request being submitted. The Administrator stated that this request to maintenance was a verbal request to the Maintenance Director not a work order.

Notes from a resident council meeting held on 12/16/2025 mention a suggestion box note stating that a washing machine on the first floor nearest to the bathrooms has a tray under it with standing water, dust and grime. In written response provided on 12/22/2025 the Administrator stated the maintenance department can address the first-floor machine and that the request was submitted the day of the response. The maintenance log does not have record of this request being submitted. The Administrator stated that this request to maintenance was a verbal request to the Maintenance Director not a work order.

Resident council notes for a meeting conducted 1/20/2026 state that during an open discussion residents noted a moldy smell coming from the washing machines and that the tray under the machine on the first floor reported during the meeting held on 12/16/2025 is still dirty.

(Continued on LIC9099-C)
SUPERVISORS NAME: Kelly Burley
LICENSING EVALUATOR NAME: Garrett Haner-Tomasko
LICENSING EVALUATOR SIGNATURE:

DATE: 04/22/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/22/2026
LIC9099 (FAS) - (06/04)
Page: 4 of 7
Control Number 29-AS-20260414145959
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
WOODLAND HILLS N.ASC, 21731 VENTURA BLVD. #250
WOODLAND HILLS, CA 91364
FACILITY NAME: OAKS AT NIPOMO, THE
FACILITY NUMBER: 405809547
VISIT DATE: 04/22/2026
NARRATIVE
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A response was provided by the Administrator on 1/22/2026 stating housekeepers use a disinfectant on the washing machines, part of the reason for the dirty tray is due to spillage when a detergent dispensing tube is moved to the machine detergent tray, because of this the tray under the machine gets dirty very quickly, maintenance does regularly clean them out, and because this detergent is for facility use only residents were asked to use their own detergent. Staff stated that they also determined this washing machine would continue to run water through the detergent tray causing it to overflow, water would run down the front of the machine into the tray, the company they use to service and repair their washing machines was called out and it was determined a faulty control board was the cause. An invoice from the appliance service company dated 1/16/2025 confirms service, labor and a new control board. LPA noted as of today’s visit the tray under the same washing machine on the first floor has standing liquid in it. Staff stated this tray has been cleaned during this time period.

Interviews and records reveal that the Administrator responded to the written resident council concerns and recommendations within the required fourteen (14) calendar days. Although the Administrator responds within the required time it is noted that the concerns presented by residents regarding residue and moldy smells in the washing machines and a dirty tray under the one washer are ongoing issues since at least November 2025 and no routine measures have been taken to ensure the maintenance and cleanliness of these areas. Technical assistance was provided.

Based on all interviews conducted, observation, and documents obtained, at this time the above allegation was found to be unsubstantiated, meaning that the allegation may have happened or is valid, but there is not a preponderance of the evidence to prove that the alleged violation occurred.
SUPERVISORS NAME: Kelly Burley
LICENSING EVALUATOR NAME: Garrett Haner-Tomasko
LICENSING EVALUATOR SIGNATURE:

DATE: 04/22/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/22/2026
LIC9099 (FAS) - (06/04)
Page: 5 of 7
Control Number 29-AS-20260414145959
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
WOODLAND HILLS N.ASC, 21731 VENTURA BLVD. #250
WOODLAND HILLS, CA 91364
FACILITY NAME: OAKS AT NIPOMO, THE
FACILITY NUMBER: 405809547
VISIT DATE: 04/22/2026
NARRATIVE
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While touring LPA noted the washing machine on the first-floor south hallway with the tray under it to have standing liquid in it. Interviews revealed about a month ago this washing machine was malfunctioning running water through the detergent drawer for an extended period causing water to leak out into the tray; an appliance service company invoice shows these repairs were conducted on 1/16/2026.

The Administrator states on another occasion two to three weeks ago in the first-floor laundry room the door on the same washing machine in the tray would not open, to release the door they had to empty the water that was in the washer, maintenance staff opened a plug underneath the washing machine causing water to shoot out past the tray and on to the laundry room floor causing the floor to warp and shift leaving two gaps less than one (1) inch by four (4) inches right in front of the washing machines. LPA documented the flooring issues also noting a white discoloration. Administrator stated there is no scheduled date to repair the floor but one of the maintenance staff should be able to.

Staff interviews revealed that on a daily basis housekeeping staff wipe down the inside of the door and exterior of the washing machines; and approximately weekly they run a Tide washing machine cleaner on the clean cycle, but there is no schedule to clean the rubber gaskets, and that additional cleaning of the gaskets they think is required approximately every 2-4 weeks. These washing machines are used by residents in the independent/assisted living portion of the facility, housekeepers, and care staff. LPA toured the commercial laundry room outside of the entrance to Compass Rose, the memory care unit, to find two additional residential washing machines and a larger commercial washing machine; LPA noted one residential machine in use, the other residential and commercial machines to be free of residue and debris.

Based on all interviews conducted, observation, and documents obtained, at this time the above allegation was found to be substantiated, there is a preponderance of the evidence to prove that the alleged violation occurred.
SUPERVISORS NAME: Kelly Burley
LICENSING EVALUATOR NAME: Garrett Haner-Tomasko
LICENSING EVALUATOR SIGNATURE:

DATE: 04/22/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/22/2026
LIC9099 (FAS) - (06/04)
Page: 6 of 7
Control Number 29-AS-20260414145959
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
WOODLAND HILLS N.ASC, 21731 VENTURA BLVD. #250
WOODLAND HILLS, CA 91364

FACILITY NAME: OAKS AT NIPOMO, THE
FACILITY NUMBER: 405809547
DEFICIENCY INFORMATION FOR THIS PAGE:
VISIT DATE: 04/22/2026
Deficiency Type
POC Due Date /
Section Number
DEFICIENCIES
PLAN OF CORRECTIONS(POCs)
Type B
05/06/2026
Section Cited
CCR
87303(a)
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Maintenance and Operation (a)The facility shall be clean, safe, sanitary and in good repair at all times. Maintenance shall include provision of maintenance services and procedures for the safety and well-being of residents, employees and visitors. This requirement was not met as evidenced by:
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Administrator states they will create a new maintenance schedule to keep the gaskets clean, seek replacement parts, work with maintenance staff to schedule repair of the flooring and will email the schedules and status of replacement parts to the LPA on or before 5/6/2026.
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Based on observation, interview and record review, the licensee did not ensure the washing machines and a laundry room were clean, sanitary and in good repair which poses a potential health, safety, and personal rights risk to persons in care.
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Failure to correct the cited deficiency(ies), on or before the Plan of Correction (POC) due date, may result in a civil penalty assessment.
SUPERVISORS NAME: Kelly Burley
LICENSING EVALUATOR NAME: Garrett Haner-Tomasko
LICENSING EVALUATOR SIGNATURE:

DATE: 04/22/2026
I acknowledge receipt of this form and understand my appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/22/2026
LIC9099 (FAS) - (06/04)
Page: 7 of 7