SNF
ELM TERRACE GARDENS
CCN: 395507 · LANSDALE, PA 19446 · Montgomery County
CCRC
Overview
- Address
- 660 NORTH BROAD STREET, LANSDALE, PA 19446
- Phone
- 2153615600
- Certified beds
- 72
- Avg daily residents
- 65 (90% of beds filled)
- Ownership
- Non-profit corporation
- Provider type
- Medicare and Medicaid
- Medicare/Medicaid since
- 1981-06-26
- Setting
- Urban
5 /5
★★★★★
CMS Overall Rating
CMS 5-Star Ratings
CMS rates every Medicare/Medicaid-certified nursing home on four domains. The Overall rating is driven primarily by Health Inspection results, then adjusted up or down by Staffing and Quality Measures.
Staffing & Workforce
Direct-care staffing is the strongest operational driver of quality in nursing homes. Values are hours per resident per day, derived from payroll-based journal (PBJ) submissions. "Case-mix" adjusts for resident acuity; "Adjusted" is the CMS rating-input value.
| Role | Reported | Case-mix expected | Adjusted | Federal floor | |
|---|---|---|---|---|---|
| Total nurse All nursing staff combined: RN + LPN + Aide | 4.80 | 3.78 | 4.90 | ≥ 3.48 | |
| Registered Nurse (RN) Licensed RN hours. Strongest driver of clinical outcomes. | 1.20 | 0.66 | 1.22 | ≥ 0.55 | |
| Licensed Practical Nurse (LPN) LPN/LVN hours. Often handles medication administration. | 0.68 | 0.84 | 0.69 | — | |
| Nurse aide CNA hours. Bulk of direct resident care — bathing, feeding, mobility. | 2.92 | 2.28 | 2.99 | — | |
| Licensed (RN + LPN) Combined licensed nurse coverage. | 1.88 | — | — | — | |
| Physical therapist Rehabilitation therapist hours — important for post-acute / rehab admissions. | 0.21 | — | — | — |
Federal minimums (phasing in under the CMS 2024 minimum staffing rule) shown for reference. RN: 0.55 hrs/resident/day. Total nurse: 3.48 hrs/resident/day.
Weekend staffing
Total nurse (weekend)
4.31
hrs / resident / day
RN (weekend)
0.90
hrs / resident / day
Total nurse (adjusted, weekend)
4.41
hrs / resident / day
Weekend under-staffing is a common quality-of-care concern — adverse events are more frequent when licensed coverage drops.
Staff turnover
Total nursing staff turnover
40.8%
annual
RN turnover
20.0%
annual
Administrators departed
0
last 12 months
Resident acuity
Nursing Case-Mix Index
1.34
higher acuity than avg
Case-Mix Index Ratio
0.97
facility / state ratio
Health Inspections
CMS weights three inspection cycles to compute the Health Inspection rating: the most recent (50%), the second most recent (33%), and the oldest (17%). Each standard-survey deficiency is assigned a score based on scope and severity; complaint-survey findings and revisit scores are added to produce the cycle total.
| Cycle | Date | Total defs. | Standard | Complaint | Deficiency score | Revisits | Total score |
|---|---|---|---|---|---|---|---|
| Cycle 1 (most recent) | 2025-03-27 | 3 | 3 | 0 | 12 | 1 | 12 |
| Cycle 2/3 (prior) | 2024-05-17 | 1 | 1 | 0 | 4 | 1 | 4 |
Total weighted health score
10.0
lower is better
Deficiencies (9)
Individual survey findings. Scope/severity uses the CMS A–L matrix: letters further down the alphabet indicate greater harm and wider scope, up through J–L (immediate jeopardy).
1 A/B/C No actual harm — minor
8 D/E/F Actual harm — potential for minor
| Tag | Description | Scope/Severity | Survey date | Corrected |
|---|---|---|---|---|
| 0550 | Honor the resident's right to a dignified existence, self-determination, communication, and to exercise his or her rights. | D | 2025-03-27 | 2025-04-21 |
| 0641 | Ensure each resident receives an accurate assessment. | D | 2025-03-27 | 2025-04-21 |
| 0812 | Procure food from sources approved or considered satisfactory and store, prepare, distribute and serve food in accordance with professional standards. | D | 2025-03-27 | 2025-04-21 |
| 0656 | Develop and implement a complete care plan that meets all the resident's needs, with timetables and actions that can be measured. | D | 2024-05-17 | 2024-06-10 |
| 0584 | 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. | D | 2023-06-01 | 2023-07-05 |
| 0623 | Provide timely notification to the resident, and if applicable to the resident representative and ombudsman, before transfer or discharge, including appeal rights. | C | 2023-06-01 | 2023-07-05 |
| 0656 | Develop and implement a complete care plan that meets all the resident's needs, with timetables and actions that can be measured. | D | 2023-06-01 | 2023-07-05 |
| 0684 | Provide appropriate treatment and care according to orders, resident’s preferences and goals. | D | 2023-06-01 | 2023-07-05 |
| 0810 | Provide special eating equipment and utensils for residents who need them and appropriate assistance. | D | 2023-06-01 | 2023-07-05 |
Financial Health (FY 2024)
Payer mix (share of resident days)
Medicare 13.3% Medicaid 49.3% Other 37.4%
Operating performance
Operating Margin
-9.6%
Total Margin
-3.9%
Occupancy Rate
94.6%
Cost per Resident Day
$69
Revenue & costs
Net Patient Revenue
$20.9M
Total Costs
$1.7M
Net Income
-$856K
Balance sheet
Total Assets
$41.1M
Total Liabilities
$27.1M
Fund Balance
$13.9M
Current Ratio
1.64
Source: CMS SNF Cost Report (FY 2024). Cost report data lags by ~2 years.
Ownership & Corporate Structure
Owner / manager organizations (1)
| Organization | Role | Association |
|---|---|---|
| FRIENDS SERVICES FOR THE AGING | OPERATIONAL/MANAGERIAL CONTROL | since 07/01/2012 |
Owner / manager individuals (24)
| Name | Role | Association |
|---|---|---|
| HAFEEZ, MADEEHA | OPERATIONAL/MANAGERIAL CONTROL | since 10/27/2025 |
| MEYERS, JENNIFER | OPERATIONAL/MANAGERIAL CONTROL | since 02/21/2023 |
| MURPHY, TIMOTHY | OPERATIONAL/MANAGERIAL CONTROL | since 11/18/2011 |
| PARVIN, ROBERT | OPERATIONAL/MANAGERIAL CONTROL | since 08/29/2016 |
| PHILLIPS, MATTHEW | OPERATIONAL/MANAGERIAL CONTROL | since 06/01/2023 |
| WAGNER, LINSAY | OPERATIONAL/MANAGERIAL CONTROL | since 10/23/2025 |
| BURNS, JAMES | CORPORATE DIRECTOR | since 06/27/2017 |
| BUTTERWORTH, NANCY | CORPORATE DIRECTOR | since 09/24/2019 |
| CAMPBELL, CRAIG | CORPORATE DIRECTOR | since 06/28/2016 |
| COVINGTON, CRAIG | CORPORATE DIRECTOR | since 09/28/2021 |
| FULLER, MARY | CORPORATE DIRECTOR | since 09/24/2024 |
| GLANTZ, NATALIE | CORPORATE DIRECTOR | since 10/24/2017 |
| HELPA, DONALD | CORPORATE DIRECTOR | since 09/23/2008 |
| KASTLE, KERRY | CORPORATE DIRECTOR | since 09/24/2024 |
| KRATHANZEL, ERIC | CORPORATE DIRECTOR | since 01/23/2018 |
| MATHUES, HAROLD | CORPORATE DIRECTOR | since 06/23/1987 |
| MESSNER, DIANE | CORPORATE DIRECTOR | since 11/22/2022 |
| PAROLA, JOHN | CORPORATE DIRECTOR | since 03/22/2016 |
| RICE, KAREN | CORPORATE DIRECTOR | since 06/27/2023 |
| TATUM, KATHRYN | CORPORATE DIRECTOR | since 03/26/2013 |
| MEYERS, JENNIFER | CORPORATE OFFICER | since 02/21/2023 |
| MURPHY, TIMOTHY | CORPORATE OFFICER | since 11/18/2011 |
| PARVIN, ROBERT | CORPORATE OFFICER | since 08/29/2016 |
| WAGNER, LINSAY | CORPORATE OFFICER | since 10/23/2018 |
Source: CMS Nursing Home Ownership. Percent ownership is rarely disclosed — CMS only requires it for specific roles.
Facility Features
- CCRC
- Yes
- Hospital-based
- No
- Resident / family council
- Resident
- Sprinkler systems
- Yes
- Abuse citation flag
- No
Methodology & sources
- Nursing Home Provider Info (
nh-provider-info), vintage 2026, downloaded 2026-04-14 , 14,703 rows. - Nursing Home Health Deficiencies (
nh-deficiencies), vintage 2026, downloaded 2026-04-14 , 418,972 rows. - Nursing Home Ownership (
nh-ownership), vintage 2026, downloaded 2026-04-14 , 160,393 rows. - Skilled Nursing Facility Cost Report (
snf-cost-report), vintage 2024, downloaded 2026-04-14 , 14,120 rows.
All Data
Every labeled field shipped for this facility by CMS. No national median or percentile context is available for SNFs in the current release.
Show 113 rows
| Source | Metric | Value | Raw key |
|---|---|---|---|
| Cost Report | Cost per Resident Day ($) | $69 | metrics.cost_per_resident_day |
| Cost Report | Current Ratio | 1.64 | metrics.current_ratio |
| Cost Report | fiscal_year | 2,024 | fiscal_year |
| Cost Report | Medicaid Day Share (%) | 49.3% | metrics.medicaid_day_share |
| Cost Report | Medicare Day Share (%) | 13.3% | metrics.medicare_day_share |
| Cost Report | Net Income ($) | $-856,098 | metrics.net_income |
| Cost Report | Net Patient Revenue ($) | $20,888,469 | metrics.net_patient_revenue |
| Cost Report | Occupancy Rate (%) | 94.6% | metrics.occupancy_rate |
| Cost Report | Operating Margin (%) | -9.6% | metrics.operating_margin |
| Cost Report | Total Assets ($) | $41,065,534 | metrics.total_assets |
| Cost Report | Total Costs ($) | $1,730,022 | metrics.total_costs |
| Cost Report | Total Fund Balances ($) | $13,939,609 | metrics.fund_balance |
| Cost Report | Total Liabilities ($) | $27,125,925 | metrics.total_liabilities |
| Cost Report | Total Margin (%) | -3.9% | metrics.total_margin |
| Provider Information | Abuse Icon | N | Abuse Icon |
| Provider Information | Adjusted LPN Staffing Hours per Resident per Day | 0.69339 | Adjusted LPN Staffing Hours per Resident per Day |
| Provider Information | Adjusted Nurse Aide Staffing Hours per Resident per Day | 2.98581 | Adjusted Nurse Aide Staffing Hours per Resident per Day |
| Provider Information | Adjusted RN Staffing Hours per Resident per Day | 1.22430 | Adjusted RN Staffing Hours per Resident per Day |
| Provider Information | Adjusted Total Nurse Staffing Hours per Resident per Day | 4.90349 | Adjusted Total Nurse Staffing Hours per Resident per Day |
| Provider Information | Adjusted Weekend Total Nurse Staffing Hours per Resident per Day | 4.40777 | Adjusted Weekend Total Nurse Staffing Hours per Resident per Day |
| Provider Information | Administrator turnover footnote | — | Administrator turnover footnote |
| Provider Information | Automatic Sprinkler Systems in All Required Areas | Yes | Automatic Sprinkler Systems in All Required Areas |
| Provider Information | Average Number of Residents per Day | 64.5 | Average Number of Residents per Day |
| Provider Information | Average Number of Residents per Day Footnote | — | Average Number of Residents per Day Footnote |
| Provider Information | Case-Mix LPN Staffing Hours per Resident per Day | 0.83868 | Case-Mix LPN Staffing Hours per Resident per Day |
| Provider Information | Case-Mix Nurse Aide Staffing Hours per Resident per Day | 2.27933 | Case-Mix Nurse Aide Staffing Hours per Resident per Day |
| Provider Information | Case-Mix RN Staffing Hours per Resident per Day | 0.66106 | Case-Mix RN Staffing Hours per Resident per Day |
| Provider Information | Case-Mix Total Nurse Staffing Hours per Resident per Day | 3.77907 | Case-Mix Total Nurse Staffing Hours per Resident per Day |
| Provider Information | Case-Mix Weekend Total Nurse Staffing Hours per Resident per Day | 3.33085 | Case-Mix Weekend Total Nurse Staffing Hours per Resident per Day |
| Provider Information | Chain Average Health Inspection Rating | — | Chain Average Health Inspection Rating |
| Provider Information | Chain Average Overall 5-star Rating | — | Chain Average Overall 5-star Rating |
| Provider Information | Chain Average QM Rating | — | Chain Average QM Rating |
| Provider Information | Chain Average Staffing Rating | — | Chain Average Staffing Rating |
| Provider Information | Chain ID | — | Chain ID |
| Provider Information | Chain Name | — | Chain Name |
| Provider Information | City/Town | LANSDALE | City/Town |
| Provider Information | CMS Certification Number (CCN) | 395507 | CMS Certification Number (CCN) |
| Provider Information | Continuing Care Retirement Community | Y | Continuing Care Retirement Community |
| Provider Information | County/Parish | Montgomery | County/Parish |
| Provider Information | Date First Approved to Provide Medicare and Medicaid Services | 1981-06-26 | Date First Approved to Provide Medicare and Medicaid Services |
| Provider Information | Geocoding Footnote | — | Geocoding Footnote |
| Provider Information | Health Inspection Rating | 4 | Health Inspection Rating |
| Provider Information | Health Inspection Rating Footnote | — | Health Inspection Rating Footnote |
| Provider Information | Latitude | 40.2464 | Latitude |
| Provider Information | Legal Business Name | ELM TERRACE GARDENS | Legal Business Name |
| Provider Information | Location | 660 NORTH BROAD STREET,LANSDALE,PA,19446 | Location |
| Provider Information | Long-Stay QM Rating | 1 | Long-Stay QM Rating |
| Provider Information | Long-Stay QM Rating Footnote | — | Long-Stay QM Rating Footnote |
| Provider Information | Longitude | -75.279 | Longitude |
| Provider Information | Most Recent Health Inspection More Than 2 Years Ago | N | Most Recent Health Inspection More Than 2 Years Ago |
| Provider Information | Number of administrators who have left the nursing home | 0 | Number of administrators who have left the nursing home |
| Provider Information | Number of Certified Beds | 72 | Number of Certified Beds |
| Provider Information | Number of Citations from Infection Control Inspections | — | Number of Citations from Infection Control Inspections |
| Provider Information | Number of Facilities in Chain | — | Number of Facilities in Chain |
| Provider Information | Number of Fines | 0 | Number of Fines |
| Provider Information | Number of Payment Denials | 0 | Number of Payment Denials |
| Provider Information | Nursing Case-Mix Index | 1.33876 | Nursing Case-Mix Index |
| Provider Information | Nursing Case-Mix Index Ratio | 0.97177 | Nursing Case-Mix Index Ratio |
| Provider Information | Overall Rating | 5 | Overall Rating |
| Provider Information | Overall Rating Footnote | — | Overall Rating Footnote |
| Provider Information | Ownership Type | Non profit - Corporation | Ownership Type |
| Provider Information | Physical Therapist Staffing Footnote | — | Physical Therapist Staffing Footnote |
| Provider Information | Processing Date | 2026-03-01 | Processing Date |
| Provider Information | Provider Address | 660 NORTH BROAD STREET | Provider Address |
| Provider Information | Provider Changed Ownership in Last 12 Months | N | Provider Changed Ownership in Last 12 Months |
| Provider Information | Provider Name | ELM TERRACE GARDENS | Provider Name |
| Provider Information | Provider Resides in Hospital | N | Provider Resides in Hospital |
| Provider Information | Provider SSA County Code | 560 | Provider SSA County Code |
| Provider Information | Provider Type | Medicare and Medicaid | Provider Type |
| Provider Information | QM Rating | 2 | QM Rating |
| Provider Information | QM Rating Footnote | — | QM Rating Footnote |
| Provider Information | Rating Cycle 1 Health Deficiency Score | 12 | Rating Cycle 1 Health Deficiency Score |
| Provider Information | Rating Cycle 1 Health Revisit Score | 0 | Rating Cycle 1 Health Revisit Score |
| Provider Information | Rating Cycle 1 Number of Complaint Health Deficiencies | 0 | Rating Cycle 1 Number of Complaint Health Deficiencies |
| Provider Information | Rating Cycle 1 Number of Health Revisits | 1 | Rating Cycle 1 Number of Health Revisits |
| Provider Information | Rating Cycle 1 Number of Standard Health Deficiencies | 3 | Rating Cycle 1 Number of Standard Health Deficiencies |
| Provider Information | Rating Cycle 1 Standard Survey Health Date | 2025-03-27 | Rating Cycle 1 Standard Survey Health Date |
| Provider Information | Rating Cycle 1 Total Health Score | 12 | Rating Cycle 1 Total Health Score |
| Provider Information | Rating Cycle 1 Total Number of Health Deficiencies | 3 | Rating Cycle 1 Total Number of Health Deficiencies |
| Provider Information | Rating Cycle 2 Number of Standard Health Deficiencies | 1 | Rating Cycle 2 Number of Standard Health Deficiencies |
| Provider Information | Rating Cycle 2 Standard Health Survey Date | 2024-05-17 | Rating Cycle 2 Standard Health Survey Date |
| Provider Information | Rating Cycle 2/3 Health Deficiency Score | 4 | Rating Cycle 2/3 Health Deficiency Score |
| Provider Information | Rating Cycle 2/3 Health Revisit Score | 0 | Rating Cycle 2/3 Health Revisit Score |
| Provider Information | Rating Cycle 2/3 Number of Complaint Health Deficiencies | 0 | Rating Cycle 2/3 Number of Complaint Health Deficiencies |
| Provider Information | Rating Cycle 2/3 Number of Health Revisits | 1 | Rating Cycle 2/3 Number of Health Revisits |
| Provider Information | Rating Cycle 2/3 Total Health Score | 4 | Rating Cycle 2/3 Total Health Score |
| Provider Information | Rating Cycle 2/3 Total Number of Health Deficiencies | 1 | Rating Cycle 2/3 Total Number of Health Deficiencies |
| Provider Information | Registered Nurse hours per resident per day on the weekend | 0.89770 | Registered Nurse hours per resident per day on the weekend |
| Provider Information | Registered Nurse turnover | 20.0 | Registered Nurse turnover |
| Provider Information | Registered Nurse turnover footnote | — | Registered Nurse turnover footnote |
| Provider Information | Reported Licensed Staffing Hours per Resident per Day | 1.87702 | Reported Licensed Staffing Hours per Resident per Day |
| Provider Information | Reported LPN Staffing Hours per Resident per Day | 0.67868 | Reported LPN Staffing Hours per Resident per Day |
| Provider Information | Reported Nurse Aide Staffing Hours per Resident per Day | 2.92251 | Reported Nurse Aide Staffing Hours per Resident per Day |
| Provider Information | Reported Physical Therapist Staffing Hours per Resident Per Day | 0.21214 | Reported Physical Therapist Staffing Hours per Resident Per Day |
| Provider Information | Reported RN Staffing Hours per Resident per Day | 1.19834 | Reported RN Staffing Hours per Resident per Day |
| Provider Information | Reported Staffing Footnote | — | Reported Staffing Footnote |
| Provider Information | Reported Total Nurse Staffing Hours per Resident per Day | 4.79953 | Reported Total Nurse Staffing Hours per Resident per Day |
| Provider Information | Short-Stay QM Rating | 3 | Short-Stay QM Rating |
| Provider Information | Short-Stay QM Rating Footnote | — | Short-Stay QM Rating Footnote |
| Provider Information | Special Focus Status | — | Special Focus Status |
| Provider Information | Staffing Rating | 5 | Staffing Rating |
| Provider Information | Staffing Rating Footnote | — | Staffing Rating Footnote |
| Provider Information | State | PA | State |
| Provider Information | Telephone Number | 2153615600 | Telephone Number |
| Provider Information | Total Amount of Fines in Dollars | 0.00 | Total Amount of Fines in Dollars |
| Provider Information | Total number of nurse staff hours per resident per day on the weekend | 4.31432 | Total number of nurse staff hours per resident per day on the weekend |
| Provider Information | Total Number of Penalties | 0 | Total Number of Penalties |
| Provider Information | Total nursing staff turnover | 40.8 | Total nursing staff turnover |
| Provider Information | Total nursing staff turnover footnote | — | Total nursing staff turnover footnote |
| Provider Information | Total Weighted Health Survey Score | 10.000 | Total Weighted Health Survey Score |
| Provider Information | Urban | Y | Urban |
| Provider Information | With a Resident and Family Council | Resident | With a Resident and Family Council |
| Provider Information | ZIP Code | 19446 | ZIP Code |