Park View Estates is a residential care home for the elderly (RCFE) in Fountain Valley, Orange County, California — state license #306005798, licensed for 170 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 57 dated inspection and complaint documents on file for this home going back to 2022, the most recent dated June 4, 2026 — published below in full, verbatim and unscored.
No photo of this home is on file — we show real, attributed images only, never a stock photo of someone else’s building.
Since 2022, the state has visited this home 69 times and filed 57 documents. The most recent is a complaint investigation report, dated June 4, 2026.
The state's published file for this home includes 21 documents with transcribed findings, dated March 22, 2022 to October 17, 2025. 21 of the 21 carry the state's recorded outcome word: “Substantiated” (3), “Unfounded” (5), “Unsubstantiated” (13). 21 include the transcribed allegation the state investigated, word for word.
Summary composed by computer from the 21 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
Jun 4, 2026Report 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.
Jun 2, 2026Report 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.
Jun 2, 2026Report 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.
Jun 2, 2026Report 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.
Jun 2, 2026Report 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.
Jun 2, 2026Report 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.
Jun 2, 2026Report 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.
May 18, 2026Report 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.
May 18, 2026Report 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.
May 18, 2026Report 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.
Apr 13, 2026Report 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.
Mar 26, 2026Report 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.
Mar 26, 2026Report 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.
Mar 12, 2026Report 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.
Feb 17, 2026Report 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.
Dec 30, 2025Report 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.
Dec 5, 2025Report 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.
Nov 12, 2025Report 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.
Nov 4, 2025Report 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 29, 2025Report 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 27, 2025Report 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 17, 2025Unfounded
Allegation investigated: Unlawful eviction
Licensing Program Analyst (LPA) Rose Ruppert made an unannounced visit to investigate a complaint received in our Regional Office. LPA was greeted and granted entry by Concierge. LPA met with Executive Director (ED) Peggy Ulland and explained the purpose of the visit. It was alleged that Resident #1 (R1) received an unlawful eviction. LPA reviewed Admissions Agreement and R1 was admitted on 1/18/2022. An email from the accountant documented R1 moved out on 4/06/2022. Per interview with the Health Services Director (HSD), when Power of Attorney (POA) took R1 to the hospital for assessment, they did not provide any updates. HSD stated the facility reached out to the hospital but was not given any information due to the Health Insurance Portability and Accountability Act (HIPAA). On 4/15/22 HSD received a call from a case manager regarding R1 returning to the facility. HSD stated to case manager that R1 could return as long as it was safe and R1 was not a danger to themself or others. Casthe state’s words, verbatim · CDSS document, Oct 17, 2025 · control 22-AS-20220411112556
Oct 17, 2025Unsubstantiated
Allegation investigated: Resident sustained injuries while in care Staff did not properly assess resident's change in condition Staff refused to seek medical attention for resident Resident's shower bench is in disrepair Staff did not shower resident Staff did not meet resident's laundry needs Resident's bathroom is dirty Resident's rugs are dirty
Licensing Program Analyst (LPA) Rose Ruppert made an unannounced visit to investigate a complaint received in our Regional Office. LPA was greeted and granted entry by Concierge. LPA met with Executive Director (ED) Peggy Ulland and explained the purpose of the visit. LPA requested the lease agreement for Resident #1 (R1) and obtained copies of the current resident roster, and current staff roster. R1 resided in Memory Care from 1/18/2022 to 4/06/2022. LPA reviewed R1's Physician's Report dated 9/9/2021 with a diagnosis of Alzheimer's Disease. Per Physician's Report, R1 did not have wandering or inappropriate/ aggressive behavior and R1 had the capacity for self care which included: bathing, dressing/ grooming, feeding self and being able to care for toileting needs. The Department interviewed two of two residents, two of two witnesses and eight of eight staff members regarding the above allegations. LPA also conducted a tour of the Memory Care Unit. (Continued on LIC 9099-C) Unsubstanthe state’s words, verbatim · CDSS document, Oct 17, 2025 · control 22-AS-20220411112556
Oct 14, 2025Unsubstantiated
Allegation investigated: Facility staff do not ensure the care needs of residents are being met Staff doe not ensure residents have access to clean water for consumption Staff does not ensure cleaning supplies are safely secured from residents Staff does not ensure discontinued medications are properly discarded Staff does not dispense medications as prescribed Staff do not ensure residents records are properly maintained Staff do not ensure residents are provided personal privacy Staff does not ensure reporting requirements are followed Licensee does not ensure facility records are safely secured Staff do not ensure updated food menus are made available to residents
Licensing Program Analyst (LPA) Ruth Martinez conducted an unannounced visit to the facility to conclude investigation into the above identified complaint allegations. LPA arrived at the facility and was greeted and granted entry. LPA spoke with Peggy Ulland, Executive Director, and explained the purpose of the visit. Findings are based upon this investigation which included tour of the facility, facility file review, resident file review, interviews conducted, and pertinent documents collected. It is alleged facility staff do not ensure the care needs of the resident’s are being met. Records review revealed that all logs reflect residents are on a schedule for services at the facility and logs reflect as services performed. Interview with staff stated that residents get the care they need and there is no issue Continued on LIC9099-C Unsubstantiatedthe state’s words, verbatim · CDSS document, Oct 14, 2025 · control 22-AS-20240423101324
Oct 13, 2025Report 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 6, 2025Report 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.
Aug 21, 2025Substantiated
Allegation investigated: Resident received an unlawful eviction
Licensing Program Analyst (LPA) Jerome Haley made unannounced visit to begin the investigation into the complaint allegation above. LPA Haley was greeted by staff and explained the reason for the visit upon entering the facility. Prior to beginning the complaint investigation, LPA was led on a tour of the facility by the Health and Services Director Hanofi Edogiawerie. After the tour, interviews were conducted and documents were requested, received, and reviewed. Regarding the complaint allegation above, the department reviewed the notice and interviewed staff and family. 4 of 5 individuals confirmed an eviction notice was served to Resident 1 (R1) due to a change in condition and needing a higher level of care. Staff 1 (S1) and Witness 1 (W1) both confirmed an eviction notice dated August 14, 2025, was served to R1. Continued on LIC9099C Substantiatedthe state’s words, verbatim · CDSS document, Aug 21, 2025 · control 22-AS-20250814135335
Aug 19, 2025Unsubstantiated
Allegation investigated: Staff represented themselves as the resident to authorize the bank to issue a check to the facility
Licensing Program Analyst (LPA) Celine Rodriguez conducted an unannounced 10-day visit to the facility for the complaint and to deliver the findings. LPA Rodriguez explained the purpose of today's visit, and was greeted by Health and Wellness Director (HWD) Hanofi Edogiawerie. During the investigation, LPA Rodriguez toured the physical plant of the facility, conducted interviews, and requested copies of pertinent records reviewed. It was alleged that staff represented themselves as the resident to authorize the bank to issue a check to the facility. LPA interviewed resident 1 (R1) who confirmed that the facility staff does not, nor has not touched any of R1’s finances, and provided confirmation that R1’s son is the power of attorney (POA) who handles R1’s finances. Continued on LIC9099-C... Unsubstantiatedthe state’s words, verbatim · CDSS document, Aug 19, 2025 · control 22-AS-20250814085623
Jul 3, 2025Report 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.
May 28, 2025Unfounded
Allegation investigated: Staff did not provide authorized representatives with a 30 day eviction notice
LIcensing Program Analyst (LPA) Rose Ruppert made an unannounced visit to deliver findings for a complaint received in our Regional Office. LPA met with Peggy Ullland, Executive Director (ED) and explained the purpose of the visit. LPA reviewed Resident #2 (R2)s: ID and Emergency Information Form, Admissions Agreement, Physician's Report, Appraisal Needs and Services Plan, Durable Power of Attorney documentation and Eviction notice documentation. LPA also reviewed Unusual Incident Reports submitted for eviction in 2025 by the facility. LPA interviewed R2 who acknowledged receipt of eviction notice. The eviction notice was served on March 28, 2025 for non-payment of funds and for R2 to vacate on April 28, 2025. Power of Attorney (POA) stated they did not receive mailed eviction notice on May 9, 2025. ED Ulland emailed the POA, on May 9, 2025, and notified LPA Eboni Bentley regarding this. (Continued on LIC 9099-C) Unfoundedthe state’s words, verbatim · CDSS document, May 28, 2025 · control 22-AS-20250513092805
May 23, 2025Unsubstantiated
Allegation investigated: Resident sustained fractures due to staff neglect Resident fell multiple times due to staff neglect Unlawful eviction Staff did not provide resident's authorized representative with itemization of fee increase Facility internet is in disrepair
On 05/23/2025, Licensing Program Analyst (LPA) Cassandra Mikkelson contacted the licensee via phone and email to deliver final findings regarding a complaint that was received on 09/05/2024. During the course of the investigation the current and former executive directors, staff, and residents were interviewed and multiple documents were reviewed. **Report continued on 9099-C page** Unsubstantiatedthe state’s words, verbatim · CDSS document, May 23, 2025 · control 22-AS-20230905093407
May 20, 2025Unsubstantiated
Allegation investigated: Resident call system was not operational
Licensing Program Analyst (LPA) Rose Ruppert made an unannounced visit to investigate a complaint received in the Regional Office. LPA was greeted and granted entry by Concierge and explained the purpose of the visit. LPA toured Resident #1 (R1's) apartment in Memory Care with the Maintenance Director (MD). Motion detectors sense movement in the bathroom and living areas in the apartment and staff are alerted using the application on mobile devices and tablets. MD also showed LPA a button outside the apartment entry where staff or residents can also press. MD demonstrated how this worked and concierge could be heard on the walkie calling out the apartment number for care staff to check within two minutes. If staff do not acknowledge within five minutes, the concierge calls it out again and will reach to the manager to respond to the call. (Continued on LIC 9099-C) Unsubstantiatedthe state’s words, verbatim · CDSS document, May 20, 2025 · control 22-AS-20250516105349
May 13, 2025Report 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.
Apr 11, 2025Unsubstantiated
Allegation investigated: Staff did not ensure that residents took their medication as prescribed
On this day, Licensing Program Analyst (LPA) Andrea Mendivil made an unannounced visit to conduct a complaint investigation. LPA was greeted and granted entry into the facility and explained the reason for the visit. The Department received a complaint on 04/03/2025 and the initial 10 day visit was conducted on 4/11/2025. LPA Mendivil interviewed staff and residents as well as obtained copies of medication administration records (MAR) staff schedules and resident physicians report. Regarding the allegation that staff did not ensure that residents took their medication as prescribed, the investigation revealed the following: Interviews with 3 out of 4 residents stated they received their medications as prescribed, the 4th resident manages their own medications. 3 out of 4 residents stated staff finds them when it is time for their medications if they are not in their rooms. 4 out of 4 staff stated they ensure all residents are taking their medications as prescribed. Unsubstantiatedthe state’s words, verbatim · CDSS document, Apr 11, 2025 · control 22-AS-20250403142929
Feb 24, 2025Unsubstantiated
Allegation investigated: Facility lack appropriate staffing
Licensing Program Analyst (LPA) Rose Ruppert conducted a follow-up visit to deliver findings for a complaint received in our office on December 28, 2021. LPA was greeted and granted entry by the Concierge and met with Peggy Ulland, Executive Director (ED) regarding the purpose of the visit. It was reported that the facility was short-staffed, that staff members were required to work sick and were asked to work seven-days a week so that an outside staffing agency would not be used. On February 11 and 13, 2025, LPA obtained the current resident and staff rosters and requested to interview residents and staff who resided or worked at the facility in December 2021. During the investigation LPA interviewed four of four residents and seven of seven staff members. Four of four residents denied that there was a staffing issue and stated they did not observe staff working sick. All residents interviewed felt they received the care they needed and had no problems with the staff. (Coninued on LICthe state’s words, verbatim · CDSS document, Feb 24, 2025 · control 22-AS-20211228151621
Feb 24, 2025Unfounded
Allegation investigated: Facility staff violated resident's rights Facility staff are restraining residents Facility is lacking PPE
Licensing Program Analyst (LPA) Rose Ruppert conducted a follow-up visit to deliver findings for a complaint received in our Regional Office on December 28, 2021. LPA was greeted and granted entry by the Concierge and explained the purpose of the visit with Peggy Ulland, Executive Director (ED). On January 4, 2022 the Department conducted a ten-day initial visit which needed further investigation. On February 11 and 13, 2025 LPA Ruppert visited the facility and requested to speak with residents who resided in the facility at the time of the incident. LPA interviewed two of two Memory Care Residents and two of two Assisted Living residents and asked if facility staff cursed or spoke inappropriately to them. Four of four residents denied the allegation. The four residents were asked if they were forced or restrained to take the COVID-19 vaccine. Four of four residents denied this allegation. Residents were asked if Personal Protective Equipment (PPE) was readily available to them. Four othe state’s words, verbatim · CDSS document, Feb 24, 2025 · control 22-AS-20211228151621
Feb 24, 2025Unsubstantiated
Allegation investigated: Staff hits residents in care Staff pushes residents in care Staff does not treat residents with dignity and respect
Licensing Program Analyst (LPA) Rose Ruppert made an unannounced visit to deliver findings from a complaint received in our Regional Office on December 5, 2022. LPA was greeted and granted entry into the facility by the concierge and met with Peggy Ulland, Executive Director (ED) and stated the purpose of the visit. In December 2022 LPAs Rosie Quiroz and Alvaro Ramirez conducted six of six staff interviews, one outside vendor interview and interviewed the employee in question for a total of eight interviews. LPAs asked the eight people interviewed if: a staff member hits and pushes residents in care and does not treat residents with dignity and respect. Of the eight interviews, seven denied the allegations. One staff member confirmed the allegations and gave names of staff members to corroborate the report. LPA Ruppert interviewed two of two staff members who worked with the employee in question. Two of two staff members denied the allegations and had no problems with the employee in qthe state’s words, verbatim · CDSS document, Feb 24, 2025 · control 22-AS-20221205140654
Jan 30, 2025Report 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.
Dec 30, 2024Unsubstantiated
Allegation investigated: Facility staff did not provide adequate supervision to resident in care.
Licensing Program Analysts (LPAs) Rose Ruppert and Fred Arias made an unannounced complaint visit to deliver findings for the above allegation from May 25, 2022. LPA was greeted and granted entry into the facility by the concierge and met with Peggy Ulland, Executive Director and stated the purpose of the visit. During the investigation LPA Rosie Quiroz conducted a health and safety visit and interviewed Resident 1 (R1). The Department received a report that stated R1 spilled hot tea upon self and was sent to the hospital. LPAs Quiroz and Ruppert interviewed staff regarding the events from 2022 to determine if there was adequate supervision of the resident LPA Ruppert requested the resident’s file and the May 2022 staffing schedule. LPA Ruppert also subpoenaed resident records from Orange County Global Medical Center for the dates of May 20-22, 2022. Record review stated resident received third degree burns and was referred to the Burn Unit. (Continued on LIC 9099-C) Unsubstantiatedthe state’s words, verbatim · CDSS document, Dec 30, 2024 · control 22-AS-20220525095746
Nov 18, 2024Unsubstantiated
Allegation investigated: Staff failed to provide supervision resulting in not meeting residents needs
Licensing Program Analysts (LPAs) Rose Ruppert and Fred Arias made an unannounced complaint visit to deliver amended findings for the above allegation from December 7, 2022. LPAs were greeted and granted entry into the facility by the concierge and met with Peggy Ulland, Executive Director (ED) and stated the purpose of the visit. It was reported Staff 1 (S1) was not providing proper supervision to residents in care resulting in resident’s needs not being met. During the investigation LPAs Rosie Quiroz and Alvaro Ramirez interviewed six of six staff members and one witness regarding the events from 2022. Five of the six staff members denied the allegation that there was inadequate staff supervision in Memory Care and the witness only observed staffing issues on the PM shift in 2022. Six of six staff members and witness interviewed all did not report observing issues related to S1’s performance. In August 2024 LPA Ruppert interviewed five of five staff regarding current staffing and fivthe state’s words, verbatim · CDSS document, Nov 18, 2024 · control 22-AS-20221207111938
Nov 18, 2024Report 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.
Nov 1, 2024Unsubstantiated
Allegation investigated: Facility staff not trained to conduct proper response to emergency disaster. Facility failed to provide adequate staffing to meet resident's needs.
Licensing Program Analyst (LPA) Rose Ruppert made an unannounced complaint visit to deliver amended findings for the above allegations from September 13, 2022. LPA was greeted and granted entry into the facility by the concierge and met with Peggy Ulland, Executive Director and stated the purpose of the visit. During the investigation LPAs Rosie Quiroz and Rose Ruppert interviewed staff, residents and any witnesses regarding the events from 2022 and requested the staffing schedule, resident roster, staff disaster training records and fire drill reports as well as a copy of the Emergency Disaster Manual. Based on seven of seven staff interviews, all staff stated they are trained on how to properly respond to an emergency drill. LPA obtained and reviewed records by Fire Drill Service; the contracted company who conducted fire and disaster drill trainings from 2022-2024. Drills were conducted on almost a monthly basis. Staff stated memory care residents are not evacuated during these drilthe state’s words, verbatim · CDSS document, Nov 1, 2024 · control 22-AS-20220913154817
Oct 10, 2024Report 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.
Sep 25, 2024Substantiated
Allegation investigated: Staff did not ensure the elevator is working properly.
Licensing Program Analyst (LPA) Jessica Cho arrived at the facility unannounced for the purpose of conducting the 10-day complaint investigation into the above allegation. LPA was greeted and granted entry by Receptionist Paige Pheng and explained the purpose of the visit to Executive Director (ED) Peggy Ulland. During today's visit, LPA conducted a self-guided tour of the facility and observed a 'Do Not Enter Elevator Not Working' sign on one out of the two elevators on the property. Elevator was also tested during today's visit. LPA interviewed four staff and the representatives at the elevator company, and pertinent records were obtained which includes: Resident/Staff Roster, email receipt, and the elevator inspection report. The investigation revealed the following: It is alleged that staff did not ensure that the elevator is not working properly. LPA, ED, and Maintenance Director (MD) Matt Yem observed that the power to the Program Logic Control (PLC) Board which runs the elevatorthe state’s words, verbatim · CDSS document, Sep 25, 2024 · control 22-AS-20240923083308
May 6, 2024Report 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.
Apr 18, 2024Report 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.
Mar 5, 2024Report 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.
Sep 11, 2023Report 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.
Year-by-year trend
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Is Park View Estates licensed?
Yes — Park View Estates is a licensed residential care home for the elderly (RCFE) in Fountain Valley (Orange County): California license #306005798, shown as licensed in the CDSS state record checked August 2, 2026, licensed for 170 residents. State records list 57 inspection and complaint documents since 2022; the most recent, a complaint investigation report dated June 4, 2026, appears in the inspection record on this page.
Can Park View Estates 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 Park View Estates 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.
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 170 NON-AMBULATORY, OF WHICH 64 MAY BE BEDRIDDEN. APPROVED HOSPICE WAIVER FOR 15 RESIDENTS. MANAGEMENT COMPANY, SUNSHINE RETIREMENT LIVING LLC, EFFECTIVE 1/20/21.
How much does Park View Estates cost?
California's public licensing record does not include Park View Estates's monthly price, so we never show or estimate one for a specific home. As county-level context only, assisted living in Orange 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 Park View Estates accept Medi-Cal or the Assisted Living Waiver?
Park View Estates 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 →
150 of 170 beds occupied (88%) when the state visited on October 17, 2025. Availability changes constantly — confirm a current opening with the home.
What do state inspections show for Park View Estates?
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 69 state visits and 57 dated documents since 2022 for Park View Estates; 21 complaint-investigation narratives are transcribed verbatim below. The most recent, dated October 17, 2025, records an allegation the state marked “Unfounded”. 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.
2025
2024
2023
Transcribed from CDSS complaint-investigation reports · record checked August 2, 2026.
What the state has logged
California has logged 69 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 larger communities (16+ beds), computed across all 1,244 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.
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