Cottages Of Lake Balboa 3, The is a residential care home for the elderly (RCFE) in Lake Balboa, Los Angeles County, California — state license #197609873, licensed for 6 residents, listed as licensed in the CDSS record we retrieved August 2, 2026. It does not appear on the DHCS Assisted Living Waiver participant list checked August 9, 2026 — that list covers the state waiver only, not a home's own payment arrangements. California has 15 dated inspection and complaint documents on file for this home going back to 2021, the most recent dated September 2, 2025 — published below in full, verbatim and unscored.

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Cottages Of Lake Balboa 3, The

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Residential care home for the elderly (RCFE) · Small home, 6 residents · Lake Balboa, CA · Los Angeles County
LicensedWheelchairHospiceBedriddenMemory care not on file
No openings reportedBeds change hands in days ·
License #197609873, held since 2019 · read from the California state record on August 2, 2026 ·See on State Site →
6726 Gaviota Ave · Lake Balboa, Los Angeles County
Phone
(747) 264-1116
from the state licensing roster · August 2, 2026
No Google listing is on file for this home.
Website
None on file
Many small homes have no website — that says nothing about the care inside.
Contact facts come from the state roster, a county Area Agency on Aging roster, the home’s Google listing, or the operator — each labelled, never blended. Operators: add or correct yours, free →
Print tour sheet →

Wheelchair / non-ambulatoryApproved for 6 residents
Dementia / memory careNot on file — ask the home
Hospice careApproved for 3 residents
Bedridden careApproved for 6 residents

“Not on file” is not a no — approvals can be bed- or room-specific, so confirm current scope with the home on a tour. Where a number is shown it is the state’s own wording for how many residents the approval covers, not how many places are open today; where none is shown, the record simply does not state one.

Specific medical needs — insulin, oxygen, a catheter, an ostomy — aren’t in the state license record; ask the home directly. A feeding tube, tracheostomy, or advanced wound care usually needs skilled nursing →

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What the state record says, word for word
AGE RANGE 60 AND OVER. APPROVED FOR 6 NON-AMBULATORY, OF WHICH ALL MAY BE BEDRIDDEN. ALL ROOMS APPROVED FOR BEDRIDDEN. APPROVED HOSPICE WAIVER FOR 3.State service designation935 - ELDERLYthe CDSS license record, verbatim · checked August 2, 2026

Since 2021, the state has visited this home 17 times and filed 15 documents. The most recent is a facility evaluation report, dated September 2, 2025.

Most recent state visit
September 2, 2025
Occupancy at the October 16, 2023 visit
4 of 6 beds

The state's published file for this home includes 9 documents with transcribed findings, dated November 2, 2021 to October 30, 2023. 9 of the 9 carry the state's recorded outcome word: “Substantiated” (4), “Unsubstantiated” (5). 9 include the transcribed allegation the state investigated, word for word.

Summary composed by computer from the 9 documents below — every count derives from them, and the documents themselves are the state's records, verbatim. We never grade, score, or color a record.

What the state’s words mean
Substantiatedthe state found the allegation more likely true than notUnsubstantiatedinvestigated, but couldn’t be confirmed either way — not a finding of wrongdoingUnfoundedthe state concluded it was false or couldn’t have happenedType A citationthe most serious: an immediate health-or-safety risk, usually fixed on the spot or on a short deadlineType B citationless serious, with a deadline to fix
The last 36 months — 6 of 15 documentsFull record on the state’s site →
20251 state visit · 1 document
Sep 2, 2025Facility evaluation reportReport on file

Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.

20241 state visit · 1 document
Aug 29, 2024Facility evaluation reportReport on file

Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.

20233 state visits · 4 documents
Oct 30, 2023Complaint investigation reportUnsubstantiated

Allegation investigated: Staff mishandled a resident's medication while in care Staff did not address a resident's change in condition while in care

Licensing Program Analyst (LPA) Brian Balisi conducted an unannounced complaint visit to investigate the allegations listed above. Upon arrival LPA met with Administrator Justin Levi and explained the reason for the visit. On 01/28/2022, from 9:37 a.m. - 2 p.m., LPA initiated an unannounced complaint investigation for the allegations listed above. During the visit, LPA toured the physical plant, conducted Medication Audit, interviewed staff, residents and obtained pertinent documentation relevant to the investigation. On 06/09/2023, LPA interviewed residents and staff while on site for a separate investigation. On 10/27/2023 LPA interviewed Kaiser Home Health Nurse. Today LPA interviewed staff, residents and conducted a medication audit for residents in care. It was reported that staff mishandled a resident’s medication while in care, as it was alleged that R1 did not receive their medication Metorolol as it was not observed in R1's 7 day pill case. Interviews conducted and records revthe state’s words, verbatim · CDSS document, Oct 30, 2023 · control 29-AS-20220121164812
Oct 30, 2023Complaint investigation reportReport on file

Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.

Oct 16, 2023Complaint investigation reportUnsubstantiated

Allegation investigated: Staff is not assisting the resident with managed incontinence.

**This report supersedes report issued on 06/19/2023** Licensing Program Analyst (LPA) Brian Balisi, conducted an unannounced subsequent complaint visit to issue amended findings for the above listed complaint allegation. Upon arrival LPA met with Administrator Justin Levi and explained the reason for the visit. On 11/02/2021 between 9:52am - 5:05pm, LPA Kelly Dulek conducted the initial complaint investigation. During that visit, LPA conducted physical plant, interviewed two (2) residents and three (3) staff, as well as reviewed pertinent documents relevant to the investigation. On 06/09/2023 at approximately 12:30pm, LPA conducted physical plant, interviewed four (4) staff, three (3) residents and their responsible parties, as well as reviewed and obtained copies of pertinent documentation relevant to the investigation. On 06/19/2023 LPA conducted physical plant and interviewed two (2) staff. Unsubstantiatedthe state’s words, verbatim · CDSS document, Oct 16, 2023 · control 29-AS-20211101125640
Sep 14, 2023Facility evaluation reportReport on file

Report on file with the state — no findings text was published for this visit. The complete document is on the state’s site.

Beside homes the same size
Type A citations2typical 0
Type B citations2typical 0
Substantiated complaints5typical 0
Total complaints6typical 0
State visits on file17typical 6
“Typical” is the statewide median across the 5,773 licensed small board-and-care homes (6 or fewer beds) in the state record — larger, longer-licensed homes accumulate more visits and reports, so compare like with like. One complaint can contain several allegations. Counts cover this license since 2019.
Year-by-year trend
YearVisitsDocumentsSubstantiated20251102024110202346120223412021342
An “unsubstantiated” complaint is not a finding of wrongdoing — it means the state investigated and could not confirm the allegation. Outcome words are the state’s own; we never grade, score, or color a record.Operate this home? Respond to or correct any document here, free. Respond or correct →

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≈ $4,000–$6,500 /mo
our estimate — Los Angeles County band, market research June 2026; not this home’s quoted price
$3,000 · statewide low$8,000 · statewide high
California’s public record holds no per-home price, so we never invent one. Ask the home for its rate sheet, or
Ways families pay here
Private pay — ask what the base rate includes and what’s billed separately.SSI/SSP — California’s board-and-care payment standard is $1,626.07/mo (2026): $1,444.07 to the home, $182 stays with the resident.Medi-Cal ALW — this home isn’t on the DHCS waiver list (checked August 9, 2026). Details →

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Non-ambulatory approval — whole home or specific rooms, and is a spot open?
Ask how the 2023 complaint investigation report was corrected — what changed?
How is medication handled and logged day to day?
What’s in the base monthly rate, and what’s billed separately?
Staff-to-resident ratio on day and night shifts?
How are medical emergencies handled after hours?

The first two come straight from this home’s record — a brochure won’t answer them.

Operate this home? This page is generated from CDSS public records — respond or correct it, free.
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Call (747) 264-1116

Is Cottages Of Lake Balboa 3, The licensed?

Yes — Cottages Of Lake Balboa 3, The is a licensed residential care home for the elderly (RCFE) in Lake Balboa (Los Angeles County): California license #197609873, shown as licensed in the CDSS state record checked August 2, 2026, licensed for 6 residents. State records list 15 inspection and complaint documents since 2021; the most recent, a facility evaluation report dated September 2, 2025, appears in the inspection record on this page.

Can Cottages Of Lake Balboa 3, The care for dementia, hospice, bedridden, or non-ambulatory residents?

From the CDSS license record, checked August 2, 2026.

The CDSS license record checked August 2, 2026 lists Cottages Of Lake Balboa 3, The with clearances for wheelchair / non-ambulatory, hospice care, and bedridden; it does not list dementia / memory care. A clearance that is not on file is not a “no” — it may simply be unrecorded, so if your family needs one of these, ask the home directly and confirm its current scope on a tour.

Wheelchair / non-ambulatoryDementia / memory careHospice careBedridden

From the California state record. Some approvals are bed- or room-specific — always confirm current scope with the facility.

What the state record says, word for word
Verbatim, from the CDSS license recordAGE RANGE 60 AND OVER. APPROVED FOR 6 NON-AMBULATORY, OF WHICH ALL MAY BE BEDRIDDEN. ALL ROOMS APPROVED FOR BEDRIDDEN. APPROVED HOSPICE WAIVER FOR 3.

How much does Cottages Of Lake Balboa 3, The cost?

California's public licensing record does not include Cottages Of Lake Balboa 3, The's monthly price, so we never show or estimate one for a specific home. As county-level context only, assisted living in Los Angeles County typically runs $5,000–$7,500/mo and small board-and-care homes $4,000–$6,500/mo (market research compiled June 2026 — ranges, not quotes; California's 2026 SSI/SSP board-and-care payment standard is $1,626.07/month, of which $1,444.07 is the room-and-board portion paid to the home). Ask the home for its own rate sheet and what the base rate includes — or use the cost section at the top of this page.

Does Cottages Of Lake Balboa 3, The accept Medi-Cal or the Assisted Living Waiver?

Cottages Of Lake Balboa 3, The is not in the DHCS Assisted Living Waiver participant record we checked August 9, 2026 — that list covers only the state's ALW program, not a home's own payment policies, so ask the home directly about private Medi-Cal arrangements. The waiver pays for assisted-living care services (not room and board) at participating homes; every DHCS-listed home appears on our statewide Medi-Cal page.

Assisted living on Medi-Cal in California →See the DHCS list →

How full it was at the last state visit

4 of 6 beds occupied (67%) when the state visited on October 16, 2023. Availability changes constantly — confirm a current opening with the home.

What do state inspections show for Cottages Of Lake Balboa 3, The?

Verbatim from CDSS complaint-investigation reports — the state's own words, never summarized by us. Record checked August 2, 2026.

The CDSS state record checked August 2, 2026 lists 17 state visits and 15 dated documents since 2021 for Cottages Of Lake Balboa 3, The; 9 complaint-investigation narratives are transcribed verbatim below. The most recent, dated October 30, 2023, records an allegation the state marked “Unsubstantiated”. Open any entry to read the state's full finding, word for word.

Most licensed homes receive some findings over 36 months; what matters is what was found and whether it was corrected. Counts here are shown compared with homes of similar size, and the state's own words appear in full below.

9 transcribed reports on file

2023

Complaint investigationAllegation reviewed · Unsubstantiated
Allegation the state reviewedStaff mishandled a resident's medication while in care Staff did not address a resident's change in condition while in care
State's findingUnsubstantiatedThe state investigated but could not confirm the allegation. This is not a finding of wrongdoing.
Licensing Program Analyst (LPA) Brian Balisi conducted an unannounced complaint visit to investigate the allegations listed above. Upon arrival LPA met with Administrator Justin Levi and explained the reason for the visit. On 01/28/2022, from 9:37 a.m. - 2 p.m., LPA initiated an unannounced complaint investigation for the allegations listed above. During the visit, LPA toured the physical plant, conducted Medication Audit, interviewed staff, residents and obtained pertinent documentation relevant to the investigation. On 06/09/2023, LPA interviewed residents and staff while on site for a separate investigation. On 10/27/2023 LPA interviewed Kaiser Home Health Nurse. Today LPA interviewed staff, residents and conducted a medication audit for residents in care. It was reported that staff mishandled a resident’s medication while in care, as it was alleged that R1 did not receive their medication Metorolol as it was not observed in R1's 7 day pill case. Interviews conducted and records rev— CDSS inspection report, October 30, 2023 · control 29-AS-20220121164812
Complaint investigationAllegation reviewed · Unsubstantiated
Allegation the state reviewedStaff is not assisting the resident with managed incontinence.
State's findingUnsubstantiatedThe state investigated but could not confirm the allegation. This is not a finding of wrongdoing.
**This report supersedes report issued on 06/19/2023** Licensing Program Analyst (LPA) Brian Balisi, conducted an unannounced subsequent complaint visit to issue amended findings for the above listed complaint allegation. Upon arrival LPA met with Administrator Justin Levi and explained the reason for the visit. On 11/02/2021 between 9:52am - 5:05pm, LPA Kelly Dulek conducted the initial complaint investigation. During that visit, LPA conducted physical plant, interviewed two (2) residents and three (3) staff, as well as reviewed pertinent documents relevant to the investigation. On 06/09/2023 at approximately 12:30pm, LPA conducted physical plant, interviewed four (4) staff, three (3) residents and their responsible parties, as well as reviewed and obtained copies of pertinent documentation relevant to the investigation. On 06/19/2023 LPA conducted physical plant and interviewed two (2) staff. Unsubstantiated— CDSS inspection report, October 16, 2023 · control 29-AS-20211101125640
Complaint investigationAllegation reviewed · Unsubstantiated
Allegation the state reviewed. Staff did not ensure residents received COVID-19 vaccine. 2. Staff are not wearing masks
State's findingUnsubstantiatedThe state investigated but could not confirm the allegation. This is not a finding of wrongdoing.
Licensing Program Analyst(LPA) Christine Yee conducted an unannounced subsequent complaint visit to conduct additional investigation and to deliver the findings of the above allegations. LPA Yee met with Justin Levi, Licensee and the reason for today's visit was explained. An initial unannounced complaint visit was conducted by LPA Brian Balisi on 5/24/22 from 1:30pm-2:30pm. LPA Balisi met with Angie Deleon, Resident Operations. During the initial visit LPA Balisi reviewed and obtained pertinent documents relevant to the complaint and conducted interviews with staff. Due to Covid-19 concerns in the facility, the visit was conducted in the facility office. The investigation was determined to need further investigation. Continued on LIC9099-C Unsubstantiated— CDSS inspection report, February 17, 2023 · control 29-AS-20220518152247
Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewed. Staff did not provide an admissions agreement to resident in care.
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
Licensing Program Analyst(LPA) Christine Yee conducted an unannounced subsequent complaint visit to conduct additional interviews and to deliver the findings of the investigation and met with Justin Levi, Licensee. The reason for today's visit was explained. An initial unannounced complaint visit was conducted on 12/16/22 by LPA Yee from 8:10am - 11:00am. During the inital visit, LPA Yee collected the Admission Agreements for Resident #1, Resident #2 and conducted face to face interviews with Licensees, David Ebrami and Justin Levi and Resident #2. Resident #1 was not available for an interview. Continued on LIC9099-C Substantiated— CDSS inspection report, February 17, 2023 · control 29-AS-20221212110110

2022

Complaint investigationAllegation reviewed · Unsubstantiated
Allegation the state reviewedFacility Resident #1 (R1) fell and sustained a fractured tibia as a result of facility lack of supervision
State's findingUnsubstantiatedThe state investigated but could not confirm the allegation. This is not a finding of wrongdoing.
Licensing Program Analyst (LPA) conducted a subsequent complaint visit to deliver findings for the above allegation. LPA met with caregiver Benjie Binuya and explained the reason for the visit. Mr. Binuya contacted Angelie De Leon Resident Operation. Reason for visit was explained and allegation finding disccused. On 07/15/2021, the Department receivehochiad a complaint regarding an allegation of Neglect/Lack of Supervision. It was alleged that facility Resident 1 (R1) fell and sustained a fractured tibia as a result of facility lack of supervision. The complaint was referred to Community Care Licensing (CCL) Investigations Branch (IB) and assigned to Investigator Jose Santana. On 07/16/2021, from 11:40am to 1:00pm, Licensing Program Analyst (LPA) Ashley Smith conducted an unannounced initial 10-day complaint visit to the facility. LPA Smith met with Administrators David Ebrami and Justin Levi and explained the reason for the visit. The LPA conducted a tour of the physical plant, condu— CDSS inspection report, March 26, 2022 · control 29-AS-20210715134128
Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewedFacility staff are not attending to resident's hygeine needs Facility staff are failing to reposition the resident
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
Licensing Program Analyst (LPA) Wendell Smith conducted an unannounced subsequent visit to finish investigation into the allegations above. LPA met with the administrator and explained the reason for this visit. Initial visit regarding these allegations was conducted on 11/26/2019. Facility staff are not attending to resident's hygeine needs It is alleged that the facility staff failed to change resident #1 (R1) bed sheets consistently, bathe R1 consistenly or change R1's catheter bag. Interviews were previously conducted with R1, facility staff, Long term care ombudsman (LTCO), and R1's home health nurse. Information from interviews revealed that R1 did not have their sheets changed or was R1 bathed consistently. Based on the information obtained through interviews this allegation is deemed Substantiated. Substantiated— CDSS inspection report, March 4, 2022 · control 31-AS-20191125101741

2021

Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewedStaff failed to provide comfortable accommodations for resident while in care Staff failed to ensure resident needs are properly met
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
Licensing Program Analyst (LPA) Kelly Dulek conducted a subsequent complaint investigation with the purpose of delivering findings for the allegations listed above. LPA arrived at the facility at 9:52 AM and met with Justin Levi, the Licensee. Entrance interview conducted. During an initial virtual complaint inspection on 03/20/2020, LPA Dulek conducted telephone an interview with the administrator at 12:00 PM. The LPA also requested copies of documents pertinent to the investigation be emailed to LPA. During a subsequent complaint inspection on 06/10/2021, LPA interviewed Administrator at 12:05PM, conducted staff interviews from 12:27 to 1:10 PM, and interviewed Resident #1 (R1) at 1:13 PM. LPA conducted additional resident and staff interviews on 11/02/2021 and reviewed documents on 12/01/2021. The following was then determined: Interviews revealed that R1 frequently refuses care. R1 is particular about the staff caring for R1 and has REPORT CONTINUED ON LIC 9099-C Substantiated— CDSS inspection report, December 3, 2021 · control 31-AS-20200311165246
Complaint investigationAllegation reviewed · Unsubstantiated
Allegation the state reviewedStaff did not follow physician's orders.
State's findingUnsubstantiatedThe state investigated but could not confirm the allegation. This is not a finding of wrongdoing.
Licensing Program Analyst (LPA) Kelly Dulek conducted a subsequent complaint investigation for the allegation listed above with the purpose of delivering findings for the above allegation. LPA arrived at the facility at 9:52 AM and met with Justin Levi, a facility Administrator. Entrance interview conducted. During an initial virtual complaint inspection on 08/07/2020, LPA Dulek conducted a telephone interview with the administrator and a video call at 3:15PM which consisted of a of a physical plant tour to ensure health and safety of the residents and testing the call button system, which was functional at the time of the visit. The LPA also requested copies pertinent documents. During a subsequent complaint visit on 06/10/2021, LPA interviewed Administrator at 12:05PM, conducted staff interviews from 12:27 to 1:10 PM, and interviewed Resident #1 (R1) at 1:13 PM. LPA requested documents pertinent to the investigation be emailed. During a subsequent complaint visit on 11/02/2021, LPA i— CDSS inspection report, December 3, 2021 · control 29-AS-20200728111220
Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewedResident was not accorded dignity in their relationships with staff. Facility staff do not respond to resident's request for assistance in a timely manner Facility did not provide basic personal care services to resident
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
Licensing Program Analyst (LPA) Kelly Dulek conducted a subsequent complaint investigation for the allegations listed above. LPA arrived at the facility at 9:52 AM and met with Justin Levi, the Licensee. Entrance interview conducted. During today's visit, LPA interviewed Licensee at 10:27 AM, conducted resident interviews from 11:45 AM to 12:40 PM, staff interviews at 10:54 AM and 12:43 PM, toured the facility with Licensee at 11:33 AM, and reviewed pertinent resident file information. During a virtual initial complaint inspection on 08/07/2020, LPA Dulek conducted a telephone interview with the Licensee and a video call at 3:15PM which consisted of a of a physical plant tour to ensure health and safety of the residents and testing the call button system, which was functional at the time of the visit. During a subsequent complaint visit on 06/10/2021, LPA interviewed Licensee at 12:05PM, conducted staff interviews from 12:27 to 1:10 PM, interviewed Resident #1 at 1:13 PM, and received— CDSS inspection report, November 2, 2021 · control 29-AS-20200728111220

Transcribed from CDSS complaint-investigation reports · record checked August 2, 2026.

What the state has logged

California has logged 17 state visits for this home as of August 2, 2026. These are the home's own counts, straight from that record — shown beside the statewide median for small board-and-care homes (6 or fewer beds), computed across all 5,773 licensed homes of that size, because larger and longer-licensed homes naturally accumulate more visits and reports. They are facts, not a grade — a citation may be minor and since corrected, and an “unsubstantiated” complaint is not a finding of wrongdoing.

Type A citations
2
typical for this size: 0
Type B citations
2
typical for this size: 0
Substantiated complaints
5
typical for this size: 0
Total complaints
6
typical for this size: 0
State visits on file
17
typical for this size: 6
See the full inspection record on the state's site →

Who runs Cottages Of Lake Balboa 3, The?

From the CDSS ownership record, checked August 9, 2026.

Licensed to Cottages Of Lake Balboa, Inc., The, who operates 3 licensed California homes in total. Running more than one home is common and is neither good nor bad on its own.

Talk to this home directly

You can call them yourself, anytime — you never have to go through us.

(747) 264-1116
What isn't in the state record

Resident reviews, the exact monthly price, and the languages staff speak aren't part of California's public licensing record, so we don't show them here. Ask the home directly — the tour questions above are a good start.

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