Assisted Living
The Oaks at Nipomo
177 Mary AVE, Nipomo, CA 93444 · Map
Licensed for 122 residents · NIPOMO OAKS,GP OF NIPOMO OAKS OPS LP;WESTMONT LVNG
The Oaks at Nipomo is a state-licensed assisted living community in Nipomo, California. It is licensed for 122 residents. Lilisity publishes no score or ranking for this community; the details below come from the state licensing record.
Prices
This community does not publish its prices.
Area costs
Lilisity’s independent report
What the public record shows
Gathered by Lilisity from state and federal sources. Communities can’t edit this part of the page.
License
Active, 122 residents
RESIDENTIAL CARE ELDERLY 405809547, licensed since Jul 16, 2018. Licensee NIPOMO OAKS,GP OF NIPOMO OAKS OPS LP;WESTMONT LVNG.
Nearest emergency room
7.3 miles
Marian Regional Medical Center, rated 3 of 5 stars by CMS.
Side by side with nearby communities
The 4 nearest communities that offer assisted living, by straight-line distance. Prices are starting prices each community publishes; we never show estimates.
| Community | Distance | Licensed capacity | Published starting price | License | Inspection citations |
|---|---|---|---|---|---|
| The Oaks at Nipomo this community | 122 | Not published | Active | 12 Type A, 23 Type B | |
| Villa Mariposa Senior Care | 0.8 mi | 6 | Not published | Active | 2 Type A, 1 Type B |
| Mydor's Open Guest Homes V | 1.0 mi | 6 | Not published | Active | 0 Type A, 0 Type B |
| Yokam's RCFE # 1n | 1.1 mi | 6 | Not published | Active | 3 Type A, 0 Type B |
| Southland Home | 1.5 mi | 4 | Not published | Active | 2 Type A, 13 Type B |
State inspection record12 Type A, 23 Type B
- Last state visit
- September 17, 2026
- State visits since September 16, 2021
- 36 (including 5 inspections, 28 complaints investigated)
- Type A citations
- 12 immediate risk
- Type B citations
- 23 potential risk if not corrected
- Complaint allegations investigated
- 67: 27 substantiated, 40 not substantiated
- License active since 2018
Citations (35), newest first
- 87555(b)(27) (plan of correction due September 18, 2026): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87555(b)(28) (plan of correction due September 18, 2026): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87465(a)(4) (plan of correction due August 14, 2026): Incidental Medical and Dental Care Services. The community must have a plan for residents' medical and dental care and help residents arrange and get to that care.
- 87555(b)(18) (plan of correction due August 7, 2026): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87468.2(a)(20) (plan of correction due July 31, 2026): Additional Personal Rights of Residents in Privately Operated Facilities. Residents of privately operated communities have added rights, such as personal privacy, confidential records and help exercising their rights.
Show all 8
- 87555(b)(8) (plan of correction due July 31, 2026): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87411(a) (plan of correction due July 24, 2026): Personnel Requirements - General. The community must have enough competent staff at all times to meet residents' needs.
- 87555(b)(27) (plan of correction due July 17, 2026): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
Show all citations (27 more)
- 87465(c)(3) (plan of correction due July 13, 2026): Incidental Medical and Dental Care Services. Staff may help a resident take as-needed nonprescription medicine only with written instructions from the resident's doctor.
- 87465(i) (plan of correction due July 10, 2026): Incidental Medical and Dental Care Services. Unused prescription medicines must be destroyed by the administrator and one other adult, with a signed record kept for three years.
- 87303(a) (plan of correction due May 6, 2026): Maintenance and Operation. The building must be kept clean, safe, sanitary and in good repair.
- 87465(h)(c) (plan of correction due May 1, 2026): Incidental Medical and Dental Care Services. Centrally stored medicines must be locked up, kept in their original labeled containers, and tracked in a written record.
- 87211(a)(1)(D)(a) (plan of correction due April 30, 2026): Reporting Requirements. Events the community must report to the state and to the resident's family or representative, such as deaths, injuries, abuse and changes in leadership.
Show all 27
- 87211(a)(1)(D) (plan of correction due March 26, 2026): Reporting Requirements. Events the community must report to the state and to the resident's family or representative, such as deaths, injuries, abuse and changes in leadership.
- 87555(b)(28) (plan of correction due December 12, 2025): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87470(b)(1) (plan of correction due October 3, 2025): Infection Control Requirements. Infection control rules, including hand hygiene, steps when a resident has a contagious disease, and a written infection control plan.
- 87468.1(a)(3) (plan of correction due February 28, 2025): Personal Rights of Residents in All Facilities. Lists the basic rights of every resident, including dignity, safe and comfortable accommodations, and freedom from punishment, humiliation and abuse.
- 87303(a) (plan of correction due September 4, 2024): Maintenance and Operation. Rules for keeping the building clean, safe and in good repair, including room temperature, lighting, water, waste, laundry, emergency lighting and call signal systems.
- 87555(b)(18) (plan of correction due September 4, 2024): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87555(b)(15) (plan of correction due September 3, 2024): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87468.2(a)(8) (plan of correction due August 29, 2024): Additional Personal Rights of Residents in Privately Operated Facilities. Additional rights for residents of privately operated communities, such as privacy, confidential records and help exercising their rights.
- 87468.1(a) (plan of correction due August 27, 2024): Personal Rights of Residents in All Facilities. Lists the basic rights of every resident, including dignity, safe and comfortable accommodations, and freedom from punishment, humiliation and abuse.
- 87464(f)(1) (plan of correction due June 26, 2024): Basic Services. The basic services every community must provide, starting with care and supervision, and its duty to meet the needs of each resident it accepts.
- 87468.2(a)(4) (plan of correction due June 26, 2024): Additional Personal Rights of Residents in Privately Operated Facilities. Additional rights for residents of privately operated communities, such as privacy, confidential records and help exercising their rights.
- 87555(b)(23) (plan of correction due February 12, 2024): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87464(f)(4) (plan of correction due November 24, 2022): Basic Services. The basic services every community must provide, starting with care and supervision, and its duty to meet the needs of each resident it accepts.
- 87555(b)(18) (plan of correction due November 24, 2022): General Food Service Requirements. Meal service rules, such as at least three meals a day, snacks between meals, a suitable dining area, varied menus and planned menus in larger communities.
- 87506(b)(13) (plan of correction due November 24, 2022): Resident Records. Each resident's record must contain required information, such as contacts, doctors, medical assessment, medications and the admission agreement.
- 87468.1(a)(8) (plan of correction due November 17, 2022): Personal Rights of Residents in All Facilities. Lists the basic rights of every resident, including dignity, safe and comfortable accommodations, and freedom from punishment, humiliation and abuse.
- 87625(b)(3) (plan of correction due November 17, 2022): Managed Incontinence. Incontinent residents must be helped with regular toileting, checked often including at night, and kept clean and dry.
- 87468.2(a)(4) (plan of correction due November 17, 2022): Additional Personal Rights of Residents in Privately Operated Facilities. Additional rights for residents of privately operated communities, such as privacy, confidential records and help exercising their rights.
- 87411(a) (plan of correction due November 17, 2022): Personnel Requirements - General. The community must have enough competent staff at all times to meet residents' needs.
- 87468.1(a)(2) (plan of correction due July 27, 2022): Personal Rights of Residents in All Facilities. Lists the basic rights of every resident, including dignity, safe and comfortable accommodations, and freedom from punishment, humiliation and abuse.
- 87468.1(a)(2) (plan of correction due May 20, 2022): Personal Rights of Residents in All Facilities. Lists the basic rights of every resident, including dignity, safe and comfortable accommodations, and freedom from punishment, humiliation and abuse.
- 87211(a)(1) (plan of correction due September 20, 2021): Reporting Requirements. Events the community must report to the state and to the resident's family or representative, such as deaths, injuries, abuse and changes in leadership.
Plain meanings are our short reading of the rule cited, from the state’s regulation text. The state’s report says what happened.
Complaints with substantiated allegations (date the finding was approved)
- August 30, 2026: 1 substantiated, 1 Type B citation
- July 29, 2026: 1 substantiated, 1 Type B citation
- July 29, 2026: 1 substantiated, 1 unsubstantiated, 1 Type B citation
- July 29, 2026: 1 substantiated, 1 unsubstantiated, 1 Type B citation
- April 30, 2026: 1 substantiated, 1 unsubstantiated, 1 Type B citation
Show all 8
- April 28, 2026: 1 substantiated, 3 unsubstantiated, 1 Type B citation
- February 27, 2026: 1 substantiated, 1 Type B citation
- February 26, 2026: 1 substantiated, 1 unsubstantiated
Show all (11 more)
- December 29, 2025: 1 substantiated, 3 unsubstantiated, 1 Type B citation
- September 25, 2025: 1 substantiated, 1 unsubstantiated, 1 Type B citation
- February 28, 2025: 1 substantiated, 2 unsubstantiated, 1 Type A citation
- August 30, 2024: 2 substantiated, 2 Type B citations
- August 30, 2024: 3 substantiated, 3 unsubstantiated, 1 Type A citation, 2 Type B citations
Show all 11
- June 20, 2024: 2 substantiated, 2 unsubstantiated, 2 Type B citations
- April 9, 2024: 1 substantiated, 1 unsubstantiated, 1 Type B citation
- November 23, 2022: 1 substantiated, 1 Type B citation
- November 23, 2022: 4 substantiated, 1 unsubstantiated, 3 Type A citations, 1 Type B citation
- November 23, 2022: 2 substantiated, 2 Type A citations
- July 15, 2022: 1 substantiated, 1 Type A citation
Complaints with no substantiated allegation (9)
- February 27, 2026: 2 unsubstantiated
- October 31, 2025: 2 unsubstantiated
- July 31, 2025: 2 unsubstantiated
- June 30, 2025: 5 unsubstantiated
- February 28, 2025: 1 unsubstantiated
Show all 9
- October 30, 2024: 3 unsubstantiated
- August 30, 2024: 1 unsubstantiated
- September 26, 2023: 1 unsubstantiated
- November 23, 2022: 3 unsubstantiated
Every state visit (56)
- September 17, 2026: Other visit
- August 26, 2026: Other visit
- August 26, 2026: Complaint visit
- August 12, 2026: Other visit
- July 21, 2026: Complaint visit (5)
Show all 39
- July 10, 2026: Other visit
- July 9, 2026: Other visit
- July 8, 2026: Inspection
- April 22, 2026: Complaint visit (2)
- April 7, 2026: Complaint visit (2)
- April 1, 2026: Other visit
- February 26, 2026: Complaint visit (2)
- January 27, 2026: Other visit
- January 27, 2026: Complaint visit
- December 11, 2025: Complaint visit
- November 25, 2025: Complaint visit (2)
- October 1, 2025: Other visit
- October 1, 2025: Complaint visit
- September 3, 2025: Complaint visit (2)
- July 2, 2025: Complaint visit
- June 30, 2025: Complaint visit
- May 29, 2025: Inspection
- February 27, 2025: Complaint visit (3)
- October 22, 2024: Complaint visit
- August 28, 2024: Complaint visit
- August 27, 2024: Complaint visit (2)
- August 23, 2024: Complaint visit
- July 11, 2024: Inspection
- June 19, 2024: Complaint visit (2)
- February 8, 2024: Complaint visit (2)
- September 15, 2023: Complaint visit
- July 26, 2023: Other visit
- July 20, 2023: Other visit
- July 14, 2023: Inspection
- November 17, 2022: Complaint visit (2)
- November 10, 2022: Complaint visit (3)
- July 26, 2022: Inspection
- May 20, 2022: Complaint visit
- September 16, 2021: Other visit
Read every report on the state’s site →
What these terms mean
Type A citations are for “the most serious type of violations in which there is an immediate risk to the health, safety or personal rights of those in care,” and are issued “even if the violation is corrected on the spot.”
Type B citations are for “a violation that, if not corrected, may [pose] an immediate risk to the health, safety or personal rights of clients,” such as faulty medical record keeping or staff training.
CCLD: “There is no difference between an inconclusive and an unsubstantiated complaint allegation. Both terms mean that there was no preponderance of evidence to prove that an alleged violation occurred.” Allegations CCLD finds unfounded are also not substantiated.
This community is licensed for 122 residents; larger communities are visited and complained about more often, so read counts with size in mind. Source: California Department of Social Services, Community Care Licensing, data as of September 28, 2026, covering the five years of records the state publishes. The state’s advice: “Never rely on this information alone to make a decision about a facility. Always visit facilities in person.”
License and ownershipActive license, licensee NIPOMO OAKS,GP OF NIPOMO OAKS OPS LP;WESTMONT LVNG
- License type
- RESIDENTIAL CARE ELDERLY
- License number
- 405809547
- License status
- Active
- Licensed since
- 2018-07-16
- Licensed capacity
- 122
- Licensee
- NIPOMO OAKS,GP OF NIPOMO OAKS OPS LP;WESTMONT LVNG
- County
- San Luis Obispo County
- Administrator
- Ronald C. Freeman
Source: California state licensing records (agency listing), retrieved 2026-09-09. Licensing status is a matter of public record; it is not a quality rating.
Administrator name from the California licensing record, as of Sep 9, 2026.
Paying with Medicaid and other programsHow Medicaid pays for care in California, and other programs
How Medicaid pays for care in California
- Assisted Living Waiver (ALW). Medi-Cal can pay for assisted living care services through the Assisted Living Waiver, but only in 15 counties, only for people who need nursing home level care, and there is a waitlist. The resident still pays room and board. (state page)
- Waitlist. The Assisted Living Waiver has a waitlist. DHCS reported 18,365 people on it in December 2025. (source)
Ask the community whether it accepts Medicaid.
Location and nearby careNearest hospital 7.3 mi, nursing home 6.5 mi, pharmacy 0.2 mi
- Nearest hospital with an emergency room
- Marian Regional Medical Center, Santa Maria. 7.3 miles away, straight line. CMS overall hospital rating: 3 of 5 stars.
- Nearest Medicare nursing home
- Santa Maria Post Acute, Santa Maria. 6.5 miles away, straight line.
- Nearest home health agency office
- Dignity Health Home Health, Santa Maria. 6.9 miles away, straight line. Agencies travel to clients, so ask which ones serve this address.
- Nearest pharmacy
- CVS Pharmacy. 0.2 miles away, straight line. From OpenStreetMap, which does not list every pharmacy, so one may be closer.
- Area
- USDA classes ZIP code 93444 as metropolitan (metropolitan low commuting).
- Dialysis within 15 miles
- Davita Santa Maria Dialysis, Santa Maria, 5.8 miles away, straight line (CMS rating 4 of 5 stars)
Davita Discovery Home Training, Santa Maria, 7.3 miles away, straight line (CMS rating 5 of 5 stars)
Davita Central Coast Kidney Center, Santa Maria, 8.7 miles away, straight line (has a shift starting after 5 pm; CMS rating 3 of 5 stars) - Hospice
- 6 Medicare hospices tell CMS they serve ZIP code 93444.
Dignity Health Hospice, office in Santa Maria, 6.9 miles away, straight line (CMS family survey rating 4 of 5 stars)
Santa Maria Hospice, Inc, office in Santa Maria, 8.3 miles away, straight line
Central Coast Home Health, Inc, office in San Luis Obispo, 17.8 miles away, straight line (CMS family survey rating 4 of 5 stars) - Nearest geriatric medicine practice
- Todd Fearer, MD, Santa Barbara. 60.4 miles away, straight line. 1 geriatric medicine doctor listed there.
Distances are straight lines from the community, not driving distance. Hospitals, home health, dialysis, hospice and doctors come from CMS provider data (CMS, hospital list updated Jul 22, 2026). Star ratings are CMS’s own.
Emergency and natural hazard riskFEMA overall risk relatively low; outside FEMA's high-risk flood areas
Public hazard maps for this location. Ask the community about its emergency plan, its generator and where residents would go in an evacuation.
- Flood zone
- Outside the high and moderate risk flood areas on FEMA's flood map (Zone X, minimal flood hazard, or not studied). (FEMA flood map)
- Wildfire risk to homes
- In Nipomo, CA, risk to homes is greater than 46% of communities in California and 83% of communities nationwide. USDA rates the whole town or city, not this address. (USDA Forest Service, Wildfire Risk to Communities, April 2026)
- FEMA National Risk Index
- Overall: relatively low. By hazard: inland flooding relatively moderate, wildfire relatively moderate, tornado very low, heat wave relatively low, earthquake relatively moderate. These are FEMA’s ratings for the census tract, compared with tracts nationwide. (FEMA, December 2025)
A flood zone describes the map at this point, not the building's elevation. In an emergency, follow the local emergency management agency.
Questions to ask on a tour10 questions picked for this community from its record
Picked for this community from its record. Ask them in person and write down the answers.
- The state recorded a finding in August 2026. What was it, and how was it fixed?
- What does the base rate include, and when did rates last go up?
- How many caregivers are on duty during the day and at night?
- What happens if care needs increase? When would someone need to move?
- What fees are charged at move-in?
- How do you tell families about falls, illness or changes?
- How long have the executive director and the head of care been here?
- Who gives medications, and what training do they have?
- For what reasons can a resident be asked to leave?
- Is the apartment held during a hospital stay, and at what cost?
What we checked13 public sources we searched, with dates
Every public source we searched for this community. “Nothing on record” means we found no record that matched it. A record can be missed when a name or address differs.
| Source | Data as of | What we found |
|---|---|---|
| California Department of Social Services, Community Care Licensing inspection records | Sep 28, 2026 | See above |
| California Medicaid provider list | Mar 3, 2026 | Not on the state list we checked. These lists are often incomplete. |
| U.S. Department of Labor wage and hour cases | Oct 15, 2026 | Nothing on record |
| OSHA workplace safety inspections since 2016 | Oct 15, 2026 | Nothing on record |
| FEMA flood map | See above | |
| USDA wildfire risk | Apr 15, 2026 | See above |
| FEMA National Risk Index | See above | |
| CMS hospitals, home health, dialysis, hospice and doctors; OpenStreetMap pharmacies | See above | |
| HUD Multifamily Properties - Assisted | Jul 6, 2026 | Nothing on record |
| State Veterans Homes (NASVH directory) | Sep 20, 2026 | Nothing on record |
| CMS Hospice - General Information | Aug 19, 2026 | Nothing on record |
| CMS Home Health Care Agencies | May 27, 2026 | Nothing on record |
| The community’s own website | Could not read the site |
Common questionsAnswers to 4 questions families ask
What type of care does The Oaks at Nipomo provide?
The Oaks at Nipomo is licensed by the state of California for assisted living in Nipomo, California. Its licensed capacity is 122 residents.
Does Lilisity rate The Oaks at Nipomo?
No. We publish state licensing details for The Oaks at Nipomo but no score, rating, or ranking. Only communities on the Top Communities list or with a Senior Living Alliance Excellence Award, both based on phone-verified resident and family interviews, are ranked.
How much does The Oaks at Nipomo cost?
Assisted Living in California typically starts at $3,800 to $6,100 a month. Based on 267 communities that publish prices. These are area figures, not this community's price. The Oaks at Nipomo does not publish its prices.
How do I contact The Oaks at Nipomo?
Use The Oaks at Nipomo's website, westmontliving.com/our-communities/california/nipomo/the-oaks-at-nipomo, or visit at 177 Mary AVE, Nipomo, CA 93444.
How Lilisity works. The only scores or rankings Lilisity publishes are the Top Communities list and the Excellence Awards, both built from phone-verified resident and family interviews. Communities can pay Lilisity a flat monthly fee to manage their own listing: photos, prices, contact details, and receiving the inquiries families choose to send them. The fee is the same no matter how many families contact them or move in. Senior Living Alliance, which runs Lilisity, offers the same listing to its member communities as part of their membership; members pay SLA for its resident and family interview program. No community pays Lilisity per inquiry, per referral or per move-in. Payment never changes a testimonial, a rating, or the order of search results. The "Nearby Senior Living Alliance communities" box shows member communities only. How we verify testimonials · How we are paid