Home / Pennsylvania / Southampton
Willowbrooke Court-Southampton
238 Street Road, Southampton, PA 18966 · Bucks County · (215) 364-2550
29 certified beds, about 20 residents a day · Non profit - Corporation · Medicare since 1980
CMS Care Compare ratings, data as of September 1, 2026 · CCN 395490 · See it on Medicare.gov · Compare with other homes
The record in brief
At its most recent standard inspection, on December 5, 2025, inspectors cited 0 health deficiencies (the Pennsylvania average is 10, the national average 9.2).
CMS lists no health citations for this home in the inspections on file.
CMS lists no fines against this home in the last three years.
Nurses and nurse aides worked 4.00 hours per resident per day, against 3.89 across Pennsylvania and 3.86 nationally. Registered nurses accounted for 1.45 of those hours.
15.4% of nursing staff left within the year CMS measured (Pennsylvania average 44.5%).
CMS links it to Acts Retirement-Life Communities, an affiliated group of 27 nursing homes.
Health inspections
Federal rules call for a standard inspection at least every 15 months, plus a visit whenever a complaint is filed. Each mark below is one citation, colored by how serious inspectors rated it. How to read a citation.
Where its citations fall on CMS's grid
CMS rates every citation by how much harm it caused (rows) and how many residents it touched (columns). The count in each box is this home's, across all 0 health citations on file.
December 5, 2025Standard inspection · 0 citations
January 8, 2025Standard inspection · 0 citations
February 8, 2024Standard inspection · 0 citations
Fire safety inspections
11 fire safety citations on file: 2 on December 5, 2025, 3 on January 8, 2025, 6 on February 8, 2024.
Every fire safety citation11 citations
- E Meet requirements for the installation and maintenance of electrical systems.
- E Ensure receptacles at patient bed locations and where general anesthesia is administered, are tested after initial installation, replacement or servicing.
- E Meet requirements for sections of health care facilities separated by fire resistive construction.
- E Keep aisles, corridors, and exits free of obstruction in case of emergency.
- E Ensure smoke barriers are constructed to a 1 hour fire resistance rating.
- F Meet requirements for sections of health care facilities separated by fire resistive construction.
- F Have approved installation, maintenance and testing program for fire alarm systems.
- E Inspect, test, and maintain automatic sprinkler systems.
- E Install corridor and hallway doors that block smoke.
- E Meet requirements for the installation and maintenance of electrical systems.
- E Have power receptacles that are properly grounded.
Fines and payment denials
CMS lists no fines or payment denials against this home in the last three years. The national average is 0.9 fines per home.
Staffing
Hours of care per resident per day, from the payroll records every home sends CMS. Higher means more staff time with each resident.
| Measure | This home | Pennsylvania | United States |
|---|---|---|---|
| All nursing staff (RN, LPN and aides) | 4.00 | 3.89 | 3.86 |
| Registered nurses | 1.45 | 0.79 | 0.69 |
| All nursing staff on weekends | 3.69 | 3.53 | 3.42 |
| Nurse aides | 2.10 | ||
| Licensed practical nurses | 0.45 | ||
| Nursing staff turnover (share who left in a year) | 15.4% | 44.5% | 45.8% |
| Registered nurse turnover | 9.1% | 39.9% | 42.9% |
| Administrators who left | 0 |
CMS expects 3.16 hours a day for residents as sick as this home's (its case-mix figure). The staffing star compares the two.
Staffing by quarter, from daily payroll records
Every nursing home sends CMS its staff hours for each day (the Payroll Based Journal). Here they are added up by quarter. The latest quarter is the one behind the figures above. In January to March 2026, nursing staff hours per resident were 4.13 on weekdays and 3.69 on weekends, 11% lower on weekends (nationally, weekends ran 15% lower). Contract or agency staff worked 0.1% of nursing hours, against 5.3% nationally. Total nursing hours per resident went from 4.28 in April to June 2025 to 4.00 in January to March 2026.
| Quarter | All nursing staff | Registered nurses | Weekdays | Weekends | Contract staff share | Days with no RN hours | Residents a day |
|---|---|---|---|---|---|---|---|
| Jan to Mar 2026 | 4.00 | 1.45 | 4.13 | 3.69 | 0.1% | 0 of 90 | 20 |
| Oct to Dec 2025 | 4.06 | 1.38 | 4.18 | 3.76 | 0.0% | 0 of 92 | 20 |
| Jul to Sep 2025 | 3.98 | 1.32 | 4.09 | 3.70 | 0.0% | 0 of 92 | 21 |
| Apr to Jun 2025 | 4.28 | 1.29 | 4.40 | 4.00 | 0.0% | 0 of 91 | 21 |
| United States, Jan to Mar 2026 | 3.75 | 0.62 | 3.92 | 3.33 | 5.3% | 0.5% of days | |
| Pennsylvania, Jan to Mar 2026 | 3.69 | 0.65 | 3.82 | 3.34 | 11.3% | 0.1% of days |
Hours per resident per day: staff hours in the quarter divided by resident days (the daily census CMS derives from resident assessments). Registered nurses include the director of nursing and RNs with administrative duties; aides include nurse aides in training and medication aides, as in CMS's own staffing measure. How these are calculated.
Quality measures
The measures CMS uses for the quality star. Lower is better for every one of them.
| Measure | This home | Pennsylvania | US |
|---|---|---|---|
| Percentage of long-stay residents whose need for help with daily activities has increased Long Stay residents, 2025Q2-2026Q1 | 10.5 | 16.8 | 13.9 |
| Percentage of long-stay residents with a catheter inserted and left in their bladder Long Stay residents, 2025Q2-2026Q1 | 0.0 | 0.7 | 0.8 |
| Percentage of long-stay residents with a urinary tract infection Long Stay residents, 2025Q2-2026Q1 | 6.5 | 1.4 | 1.6 |
| Percentage of long-stay residents experiencing one or more falls with major injury Long Stay residents, 2025Q2-2026Q1 | 2.2 | 3.1 | 3.2 |
| Percentage of short-stay residents who newly received an antipsychotic medication Short Stay residents, 2025Q2-2026Q1 | 0.0 | 1.4 | 1.6 |
| Percentage of long-stay residents whose ability to walk independently worsened Long Stay residents, 2025Q2-2026Q1 | 9.2 | 17.0 | 14.1 |
| Percentage of long-stay residents with pressure ulcers Long Stay residents, 2025Q2-2026Q1 | 2.0 | 4.8 | 4.6 |
| Percentage of long-stay residents who received an antipsychotic medication Long Stay residents, 2025Q2-2026Q1 | 8.6 | 17.7 | 15.4 |
| Percentage of short-stay residents who were rehospitalized after a nursing home admission Short Stay residents, 20250101-20251231 | 27.1 | 22.5 | 23.8 |
| Percentage of short-stay residents who had an outpatient emergency department visit Short Stay residents, 20250101-20251231 | 6.6 | 9.5 | 12.0 |
Owners and operators
Legal business name: ACTS RETIREMENT-LIFE COMMUNITIES INC. CMS links this home to Acts Retirement-Life Communities, a group of 27 nursing homes averaging 4.9 stars overall.
| Name | Role | Type | Share | Since |
|---|---|---|---|---|
| Acts Acquisition and Development Company LLC | Indirect ownership interest | Organization | 01/01/2003 | |
| Acts Alliance Management LLC | Indirect ownership interest | Organization | 12/31/2022 | |
| Acts Communities of Maryland, Inc. | Indirect ownership interest | Organization | 04/01/2019 | |
| Acts Legacy Foundation, Inc. | Indirect ownership interest | Organization | 12/31/2022 | |
| Acts Retirement Services, Inc | Indirect ownership interest | Organization | 03/24/2009 | |
| Acts Retirement-Life Communities Management, LLC | Indirect ownership interest | Organization | 12/31/2022 | |
| Acts Signature Community Services Inc | Indirect ownership interest | Organization | 12/31/2022 | |
| Bonita Springs Retirement Village Inc | Indirect ownership interest | Organization | 11/01/2024 | |
| Mease Life Inc | Indirect ownership interest | Organization | 10/01/2023 | |
| Acts Retirement-Life Communities Inc | 5% or greater mortgage interest | Organization | 05/01/1997 | |
| Allmond, Susan | Corporate director | Individual | 01/01/2015 | |
| Brod, Kathryn | Corporate director | Individual | 02/15/2024 | |
| Callaway, Warren | Corporate director | Individual | 03/30/2022 | |
| Chamberlain, Linda | Corporate director | Individual | 01/01/2025 | |
| Christiansen, Karen | Corporate director | Individual | 01/01/2020 | |
| Detweiler, Harold | Corporate director | Individual | 01/26/2009 | |
| Esterhai, John | Corporate director | Individual | 01/26/2009 | |
| Gerner, Elric | Corporate director | Individual | 04/01/2009 | |
| Glynn, James | Corporate director | Individual | 01/01/2023 | |
| Grant, Gerald | Corporate director | Individual | 05/04/2017 | |
| Greer, Jason | Corporate director | Individual | 03/30/2022 | |
| Kelly, Michael | Corporate director | Individual | 02/11/2020 | |
| Lammers, John | Corporate director | Individual | 12/15/2020 | |
| Lawson, Daniel | Corporate director | Individual | 06/11/2019 | |
| Mashner, Marvin | Corporate director | Individual | 01/26/2009 | |
| Middlebrooks, Daniel | Corporate director | Individual | 01/01/2023 | |
| Reichard, Dawn | Corporate director | Individual | 06/01/2025 | |
| Ahern, Susan | Corporate officer | Individual | 01/01/2020 | |
| Allmond, Susan | Corporate officer | Individual | 01/01/2025 | |
| Christiansen, Karen | Corporate officer | Individual | 08/01/2014 | |
| Fox, Glenn | Corporate officer | Individual | 01/01/2017 | |
| Gerner, Elric | Corporate officer | Individual | 01/01/2010 | |
| Grant, Gerald | Corporate officer | Individual | 08/01/2014 | |
| Lawson, Daniel | Corporate officer | Individual | 01/01/2025 | |
| Mashner, Marvin | Corporate officer | Individual | 01/01/2025 | |
| Acts Management Services, Inc. | Operational/managerial control | Organization | 01/01/2012 | |
| Acts Retirement-Life Communities Inc | Operational/managerial control | Organization | 01/01/2012 | |
| Acts Retirement-Life Communities Management, LLC | Operational/managerial control | Organization | 12/31/2022 | |
| Ahern, Susan | Operational/managerial control | Individual | 01/01/2020 | |
| Christiansen, Karen | Operational/managerial control | Individual | 01/26/2009 | |
| Fox, Glenn | Operational/managerial control | Individual | 01/01/2017 | |
| Grant, Gerald | Operational/managerial control | Individual | 01/26/2009 | |
| Ahern, Susan | Individual is an owner, partner or trustee of any ADP of the SNF | Individual | 11/11/2025 | |
| U.s. Bank | Trustee of the SNF | Organization | 07/09/2025 | |
| Acts Management Services, Inc. | Adp of the SNF | Organization | 01/01/2012 | |
| Acts Retirement-Life Communities Inc | Adp of the SNF | Organization | 07/20/2025 | |
| Acts Retirement-Life Communities Management, LLC | Adp of the SNF | Organization | 12/31/2022 | |
| Baker Tilly Advisory Group LP | Adp of the SNF | Organization | 02/03/2025 | |
| Baker Tilly Us LLP | Adp of the SNF | Organization | 11/05/2024 | |
| U.s. Bank | Adp of the SNF | Organization | 07/09/2025 | |
| Ahern, Susan | Adp of the SNF | Individual | 01/01/2020 | |
| Chalfin, Robert | Adp of the SNF | Individual | 01/01/2022 | |
| Christiansen, Karen | Adp of the SNF | Individual | 08/01/2014 | |
| Fox, Glenn | Adp of the SNF | Individual | 01/01/2017 | |
| Grant, Gerald | Adp of the SNF | Individual | 08/01/2014 | |
| Reed, Taylor | Adp of the SNF | Individual | 04/05/2021 |
As listed in the CMS ownership file, which names owners with a 5% or greater stake and the people and companies with operational or managerial control.
Other nursing homes nearby
- Majestic Oaks Rehabilitation and Nursing Center Warminster, 1.5 mi · 2 of 5 stars · 50 citations
- Ann's Choice Warminster, 1.9 mi · 5 of 5 stars · 10 citations
- Luther Woods Nursing and Rehabilitation Center Hatboro, 2.3 mi · 3 of 5 stars · 18 citations
- Huntingdon Skilled Nursing and Rehabilitation Cent Huntingdon Valley, 2.3 mi · 3 of 5 stars · 17 citations
- Willow Grove Post Acute Hatboro, 2.5 mi · 3 of 5 stars · 56 citations
- Christ's Home Retirement Community Warminster, 2.5 mi · 5 of 5 stars · 4 citations
- Masonic Village at Warminster Warminster, 3.7 mi · 5 of 5 stars · 1 citation
- Garden Spring Rehab and Care Center Willow Grove, 4 mi · 2 of 5 stars · 46 citations
Pennsylvania contacts for a concern about a nursing home
These are the official offices in Pennsylvania. NursingHomeClear cannot take or act on complaints.
- Inspections and complaints: Pennsylvania Department of Health, Division of Nursing Care Facilities, the state agency that inspects nursing homes for CMS and takes complaints about care.
- Resident advocate: Pennsylvania Long-Term Care Ombudsman Program, Department of Aging, 717-783-8975. The long-term care ombudsman is a free, confidential advocate for residents and families, set up under the federal Older Americans Act.
- State inspection reports: Pennsylvania Department of Health Nursing Care Facility Locator, where Pennsylvania publishes its own records on licensed homes.
Common questions
- What is Willowbrooke Court-Southampton's Medicare star rating?
- CMS rates Willowbrooke Court-Southampton 5 out of 5 stars overall, with 5 for health inspections, 5 for staffing and 5 for quality measures (CMS data as of September 1, 2026).
- How many deficiencies did Willowbrooke Court-Southampton get at its last inspection?
- 0 health deficiencies at the standard inspection on December 5, 2025. The Pennsylvania average is 10.
- Has Willowbrooke Court-Southampton been fined?
- CMS lists no fines in the last three years.
- Does Willowbrooke Court-Southampton accept Medicaid?
- CMS lists it as "Medicare", so it is not certified for Medicaid.
- Who owns Willowbrooke Court-Southampton?
- CMS lists 56 owners and managers, and links the home to Acts Retirement-Life Communities. Legal business name: ACTS RETIREMENT-LIFE COMMUNITIES INC.
Sources
- Ratings, staffing and fines: CMS Provider Information, released September 30, 2026, data as of September 1, 2026.
- Citations: CMS Health Deficiencies and Fire Safety Deficiencies.
- Owners: CMS Ownership. Penalties: CMS Penalties.
- Staffing by quarter: CMS Payroll Based Journal Daily Nurse Staffing, April 2025 to March 2026, summed by NursingHomeClear.
- Inspector summaries: CMS Full Statement of Deficiencies (CMS-2567 text), data as of September 1, 2026. Each quote is the part of the statement before the detailed findings.
- Inspection reports with the inspectors' full notes are on this home's Medicare.gov page.
- Something wrong on this page? Ask for a correction. We fix errors in our copy of the data; findings themselves can only be changed by CMS and the state.
- NursingHomeClear is independent and not affiliated with CMS, Medicare or any state agency. This page reports federal records; it does not rate, recommend or endorse any home, and it is not medical or legal advice.