Nursing Home Lookup

Federal inspection record · CMS data as of October 1, 2026

Willowbrooke Court-Southampton

238 Street Road, Southampton, PA · (215) 364-2550

  • CMS high-performer trophy

CMS overall rating

5 of 5

Compare with a nearby home →
Certified beds
29
Residents per day
24
Ownership
Non-Profit
Chain
Acts Retirement-Life Communities
Medicare / Medicaid
Medicare
Certified since
December 19, 1980

1

How this home got 5 stars

The overall rating isn't an average. CMS starts from the inspection rating and nudges it at most two steps. Here is the arithmetic for this home, using CMS's own rules.

  1. Health inspections

    starting point

    Everything starts from what state inspectors found on site. This is a ranking against other homes in Pennsylvania.

  2. Staffing

    no change (already 5)

    Only a 5-star staffing rating adds a star, and only a 1-star rating removes one. Ratings of 2 to 4 change nothing.

  3. Quality measures

    no change (already 5)

    Same rule: 5 stars adds one, 1 star takes one away. These measures are mostly reported by the home itself.

  4. Overall

    5 of 5

    Matches the rating CMS publishes on Care Compare.

2

Where it sits among Pennsylvania homes

Willowbrooke Court-Southampton carries 0 inspection points, the cleanest record possible.

5★4★3★2★1★+20 homes above 288.505102550100200inspection points → fewer is better on the leftThis home · 0 pts · 5★

Inspectors' citations earn points by how serious and how widespread they were (the grid below). CMS then ranks every home in Pennsylvania: the 10% with the fewest points get 5 stars, the 20% with the most get 1 star, and the middle 70% split evenly into 2, 3 and 4.

  • 5★ 0–8 pts
  • 4★ 8–33 pts
  • 3★ 33–65 pts
  • 2★ 65–128 pts
  • 1★ over 128 pts

Bars show every rated home in Pennsylvania by its weighted inspection score. CMS recalibrates the cut points monthly but holds a home's rating until its own score changes, so a home can sit just outside today's band.

3

What inspectors found

No health citations on record in this data.

Inspection history

  1. 2025-12-05

    0 health deficiencies · 2 fire-safety deficiencies

    No concentrated health issue counts in this cycle.

  2. 2025-01-08

    0 health deficiencies · 3 fire-safety deficiencies

    No concentrated health issue counts in this cycle.

  3. 2024-02-08

    0 health deficiencies · 6 fire-safety deficiencies

    No concentrated health issue counts in this cycle.

4

Nursing time per resident, per day

Each resident here gets about 3 h 53 min of nursing staff time a day, 1 h 29 min of it from a registered nurse.

This home

3 h 53 min

Pennsylvania average

3 h 54 min

U.S. average

3 h 54 min

  • Registered nurse
  • Licensed practical nurse
  • Nurse aide

Turnover: 13% of nursing staff and 8% of registered nurses left in the past year.

Reported hours from payroll data the home submits to CMS, divided by its daily resident count. Not adjusted for how sick residents are.

5

Resident outcomes

Quality measures compared with state and national averages. Most come from assessments the home itself reports.

MeasureThis homeStateU.S.
Percentage of long-stay residents assessed and appropriately given the pneumococcal vaccine12.2 pts better100.0%87.8%93.7%
Percentage of long-stay residents experiencing one or more falls with major injury0.7 pts better2.4%3.1%3.2%
Percentage of long-stay residents who have depressive symptoms13.8 pts better0.0%13.8%13.5%
Percentage of long-stay residents who lose too much weight3.1 pts better2.9%6.0%5.1%
Percentage of long-stay residents who received an antianxiety or hypnotic medication5.8 pts better14.3%20.1%19.5%
Percentage of long-stay residents who received an antipsychotic medication11.4 pts better6.2%17.6%15.4%
Percentage of long-stay residents who were physically restrained0.2 pts better0.0%0.2%0.1%
Percentage of long-stay residents whose ability to walk independently worsened1.6 pts better13.8%15.4%12.7%
Percentage of long-stay residents whose need for help with daily activities has increased4.6 pts better11.8%16.4%13.5%
Percentage of long-stay residents with a catheter inserted and left in their bladder0.6 pts better0.0%0.6%0.7%
Percentage of long-stay residents with a urinary tract infection8.4 pts worse9.8%1.4%1.5%
Percentage of long-stay residents with new or worsened bowel or bladder incontinence3.4 pts better21.6%25.0%18.3%
Percentage of long-stay residents with pressure ulcers0.7 pts worse5.4%4.7%4.5%
Percentage of short-stay residents assessed and appropriately given the pneumococcal vaccine29.2 pts better100.0%70.8%82.3%
Percentage of short-stay residents who had an outpatient emergency department visit0.3 pts better9.2%9.5%11.8%
Percentage of short-stay residents who newly received an antipsychotic medication1.4 pts better0.0%1.4%1.5%
Percentage of short-stay residents who were assessed and appropriately given the seasonal influenza vaccine29.1 pts better100.0%70.9%80.1%
Percentage of short-stay residents who were rehospitalized after a nursing home admission3.9 pts worse25.9%22.0%23.4%

·

Who owns and runs it

56 owners and managers reported to CMS. The last column counts how many nursing homes each one is tied to.

Show ownership list
NameRoleShareHomes
Acts Acquisition And Development Company LLCIndirect Ownership Interest · Organization0%25 facilities
Acts Alliance Management LLCIndirect Ownership Interest · Organization0%25 facilities
Acts Communities Of Maryland, Inc.Indirect Ownership Interest · Organization0%25 facilities
Acts Legacy Foundation, Inc.Indirect Ownership Interest · Organization0%25 facilities
Acts Management Services, Inc.Operational/Managerial Control · Organization0%27 facilities
Acts Management Services, Inc.Adp Of The SNF · Organization0%27 facilities
Acts Retirement Services, IncIndirect Ownership Interest · Organization0%26 facilities
Acts Retirement-Life Communities Inc5% Or Greater Mortgage Interest · Organization0%22 facilities
Acts Retirement-Life Communities IncOperational/Managerial Control · Organization0%22 facilities
Acts Retirement-Life Communities IncAdp Of The SNF · Organization0%22 facilities
Acts Retirement-Life Communities Management, LLCIndirect Ownership Interest · Organization0%27 facilities
Acts Retirement-Life Communities Management, LLCOperational/Managerial Control · Organization0%27 facilities
Acts Retirement-Life Communities Management, LLCAdp Of The SNF · Organization0%27 facilities
Acts Signature Community Services IncIndirect Ownership Interest · Organization0%25 facilities
Ahern, SusanCorporate Officer · Individual0%27 facilities
Ahern, SusanOperational/Managerial Control · Individual0%27 facilities
Ahern, SusanIndividual Is An Owner, Partner Or Trustee Of Any Adp Of The SNF · Individual0%27 facilities
Ahern, SusanAdp Of The SNF · Individual0%27 facilities
Allmond, SusanCorporate Director · Individual0%23 facilities
Allmond, SusanCorporate Officer · Individual0%23 facilities
Baker Tilly Advisory Group LPAdp Of The SNF · Organization0%83 facilities
Baker Tilly Us LlpAdp Of The SNF · Organization0%75 facilities
Bonita Springs Retirement Village IncIndirect Ownership Interest · Organization0%25 facilities
Brod, KathrynCorporate Director · Individual0%24 facilities
Callaway, WarrenCorporate Director · Individual0%21 facilities
Chalfin, RobertAdp Of The SNF · Individual0%5 facilities
Chamberlain, LindaCorporate Director · Individual0%22 facilities
Christiansen, KarenCorporate Director · Individual0%27 facilities
Christiansen, KarenCorporate Officer · Individual0%27 facilities
Christiansen, KarenOperational/Managerial Control · Individual0%27 facilities
Christiansen, KarenAdp Of The SNF · Individual0%27 facilities
Detweiler, HaroldCorporate Director · Individual0%25 facilities
Esterhai, JohnCorporate Director · Individual0%21 facilities
Fox, GlennCorporate Officer · Individual0%27 facilities
Fox, GlennOperational/Managerial Control · Individual0%27 facilities
Fox, GlennAdp Of The SNF · Individual0%27 facilities
Gerner, ElricCorporate Director · Individual0%24 facilities
Gerner, ElricCorporate Officer · Individual0%24 facilities
Glynn, JamesCorporate Director · Individual0%23 facilities
Grant, GeraldCorporate Director · Individual0%29 facilities
Grant, GeraldCorporate Officer · Individual0%29 facilities
Grant, GeraldOperational/Managerial Control · Individual0%29 facilities
Grant, GeraldAdp Of The SNF · Individual0%29 facilities
Greer, JasonCorporate Director · Individual0%21 facilities
Kelly, MichaelCorporate Director · Individual0%30 facilities
Lammers, JohnCorporate Director · Individual0%21 facilities
Lawson, DanielCorporate Director · Individual0%25 facilities
Lawson, DanielCorporate Officer · Individual0%25 facilities
Mashner, MarvinCorporate Director · Individual0%23 facilities
Mashner, MarvinCorporate Officer · Individual0%23 facilities
Mease Life IncIndirect Ownership Interest · Organization0%25 facilities
Middlebrooks, DanielCorporate Director · Individual0%21 facilities
Reed, TaylorAdp Of The SNF · Individual0%1 facilities
Reichard, DawnCorporate Director · Individual0%21 facilities
U.s. BankTrustee Of The SNF · Organization0%42 facilities
U.s. BankAdp Of The SNF · Organization0%42 facilities

·

Fire safety

11 life-safety citations (sprinklers, exits, alarms). These don't count toward the star rating.

Gas, Vacuum, and Electrical Systems4E
  1. E

    Meet requirements for the installation and maintenance of electrical systems.

    December 5, 2025 · K911 · Corrected January 9, 2026

  2. E

    Ensure receptacles at patient bed locations and where general anesthesia is administered, are tested after initial installation, replacement or servicing.

    December 5, 2025 · K914 · Corrected January 9, 2026

  3. E

    Meet requirements for the installation and maintenance of electrical systems.

    February 8, 2024 · K911 · Corrected March 18, 2024

  4. E

    Have power receptacles that are properly grounded.

    February 8, 2024 · K912 · Corrected March 18, 2024

Smoke4F
  1. E

    Ensure smoke barriers are constructed to a 1 hour fire resistance rating.

    January 8, 2025 · K372 · Corrected February 14, 2025

  2. F

    Have approved installation, maintenance and testing program for fire alarm systems.

    February 8, 2024 · K345 · Corrected March 18, 2024

  3. E

    Inspect, test, and maintain automatic sprinkler systems.

    February 8, 2024 · K353 · Corrected March 18, 2024

  4. E

    Install corridor and hallway doors that block smoke.

    February 8, 2024 · K363 · Corrected March 18, 2024

Construction2F
  1. E

    Meet requirements for sections of health care facilities separated by fire resistive construction.

    January 8, 2025 · K131 · Corrected February 14, 2025

  2. F

    Meet requirements for sections of health care facilities separated by fire resistive construction.

    February 8, 2024 · K131 · Corrected March 18, 2024

Egress1E
  1. E

    Keep aisles, corridors, and exits free of obstruction in case of emergency.

    January 8, 2025 · K211 · Corrected February 14, 2025

·

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