Arbor House is a residential care home for the elderly (RCFE) in South San Francisco, San Mateo County, California — state license #415601122, licensed for 4 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 20 dated inspection and complaint documents on file for this home going back to 2021, the most recent dated February 27, 2026 — published below in full, verbatim and unscored.

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Arbor House

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Residential care home for the elderly (RCFE) · Small home, 4 residents · South San Francisco, CA · San Mateo County
LicensedWheelchairMemory care not on fileHospice not on fileBedridden not on file
No openings reportedBeds change hands in days ·
License #415601122, held since 2021 · read from the California state record on August 2, 2026 ·See on State Site →
330 Arbor Drive · South San Francisco, San Mateo County
Phone
(510) 825-2287
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 3 residents
Dementia / memory careNot on file — ask the home
Hospice careNot on file — ask the home
Bedridden careNot on file — ask the home

“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. 3 NON-AMBULATORYState service designation935 - ELDERLYthe CDSS license record, verbatim · checked August 2, 2026

Since 2021, the state has visited this home 24 times and filed 20 documents. The most recent is a facility evaluation report, dated February 27, 2026.

Most recent state visit
February 27, 2026
Occupancy at the September 13, 2023 visit
3 of 3 beds

The state's published file for this home includes 5 documents with transcribed findings, dated March 9, 2022 to September 13, 2023. 5 of the 5 carry the state's recorded outcome word: “Substantiated” (4), “Unsubstantiated” (1). 5 include the transcribed allegation the state investigated, word for word.

Summary composed by computer from the 5 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 — 9 of 20 documentsFull record on the state’s site →
20261 state visit · 1 document
Feb 27, 2026Facility 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.

20253 state visits · 3 documents
Nov 14, 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.

Apr 19, 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.

Apr 14, 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
Dec 3, 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.

20234 state visits · 4 documents
Dec 22, 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.

Dec 12, 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.

Sep 13, 2023Complaint investigation reportSubstantiated

Allegation investigated: - Facility staff are drinking alcohol at the facility

On this day Licensing Program Analyst (LPA) Jaime Vado conducted an unannounced complaint investigation visit in order to deliver findings into the allegations received. LPA met with administrator Victoria Alejandro and explained the purpose of today's visit. During the course of the investigation LPA conducted interviews and made observations. Interviews conducted revealed that the above allegation did take place. This discovery was made by a facility manager who made a late night visit to the facility around 10:45pm and discovered the staff persons S2, S3, and S4 in the garage of the facility playing loud music and observing a bottle of alcohol and cups present. These staff persons and other staff persons employed at this time were terminated, or resigned, for not reporting these items to the administrator. This allegation is substantiated. Based on LPA interviews and items letters received, the preponderance of evidence standard has been met, therefore the above allegation is foundthe state’s words, verbatim · CDSS document, Sep 13, 2023 · control 14-AS-20221209144007
Aug 28, 2023Complaint investigation reportUnsubstantiated

Allegation investigated: Administrator is not present on the premises a sufficient number of hours to manage the facility

On 8/28/2023, Licensing Program Analyst (LPA) Grace Donato Grace Donato conducted an unannounced 10-day complaint inspection. LPA Donato met with Administrator, Victoria Alejandro. LPA Donato explained the purpose of the visit. Regarding the allegation that Administrator (S1) is not present on the premises with a sufficient number of hours to manage the facility. Reporting party (RP) stated that S1 is not present to provide adequate attention to the management and administration of the facility. LPA conducted interviews and reviewed documents regarding S1 and the allegations. Two out of two staff members interviewed stated that administrator works at facility and sometimes covers other caregivers who would call out. Interviews confirm that S1 comes to the facility to help manage and do admin work. Based on documents provided, while S1 may not be on the premises there is a designated responsible person who oversees the facility. This allegation is unsubstantiated. Unsubstantiatedthe state’s words, verbatim · CDSS document, Aug 28, 2023 · control 14-AS-20230821141221
Beside homes the same size
Type A citations2typical 0
Type B citations5typical 0
Substantiated complaints7typical 0
Total complaints5typical 0
State visits on file24typical 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 2021.
Year-by-year trend
YearVisitsDocumentsSubstantiated202611020253302024110202377120226732021110
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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$6,000$9,000 /mo
our estimate — San Mateo County band, market research June 2026; not this home’s quoted price
$3,500 · statewide low$9,000 · 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?
If end-of-life care were ever needed, could they stay here? What’s the plan?
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 (510) 825-2287

Is Arbor House licensed?

Yes — Arbor House is a licensed residential care home for the elderly (RCFE) in South San Francisco (San Mateo County): California license #415601122, shown as licensed in the CDSS state record checked August 2, 2026, licensed for 4 residents. State records list 20 inspection and complaint documents since 2021; the most recent, a facility evaluation report dated February 27, 2026, appears in the inspection record on this page.

Can Arbor House 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 Arbor House with clearances for wheelchair / non-ambulatory; it does not list dementia / memory care, hospice care, and bedridden. 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. 3 NON-AMBULATORY

How much does Arbor House cost?

California's public licensing record does not include Arbor House's monthly price, so we never show or estimate one for a specific home. As county-level context only, assisted living in San Mateo County typically runs $6,000–$9,000/mo and small board-and-care homes $5,000–$8,000/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 Arbor House accept Medi-Cal or the Assisted Living Waiver?

Arbor House 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

3 of 3 beds occupied (100%) when the state visited on September 13, 2023. Availability changes constantly — confirm a current opening with the home.

What do state inspections show for Arbor House?

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 24 state visits and 20 dated documents since 2021 for Arbor House; 5 complaint-investigation narratives are transcribed verbatim below. The most recent, dated September 13, 2023, records an allegation the state marked “Substantiated. 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.

5 transcribed reports on file

2023

Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewed- Facility staff are drinking alcohol at the facility
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
On this day Licensing Program Analyst (LPA) Jaime Vado conducted an unannounced complaint investigation visit in order to deliver findings into the allegations received. LPA met with administrator Victoria Alejandro and explained the purpose of today's visit. During the course of the investigation LPA conducted interviews and made observations. Interviews conducted revealed that the above allegation did take place. This discovery was made by a facility manager who made a late night visit to the facility around 10:45pm and discovered the staff persons S2, S3, and S4 in the garage of the facility playing loud music and observing a bottle of alcohol and cups present. These staff persons and other staff persons employed at this time were terminated, or resigned, for not reporting these items to the administrator. This allegation is substantiated. Based on LPA interviews and items letters received, the preponderance of evidence standard has been met, therefore the above allegation is foundCDSS inspection report, September 13, 2023 · control 14-AS-20221209144007
Complaint investigationAllegation reviewed · Unsubstantiated
Allegation the state reviewedAdministrator is not present on the premises a sufficient number of hours to manage the facility
State's findingUnsubstantiatedThe state investigated but could not confirm the allegation. This is not a finding of wrongdoing.
On 8/28/2023, Licensing Program Analyst (LPA) Grace Donato Grace Donato conducted an unannounced 10-day complaint inspection. LPA Donato met with Administrator, Victoria Alejandro. LPA Donato explained the purpose of the visit. Regarding the allegation that Administrator (S1) is not present on the premises with a sufficient number of hours to manage the facility. Reporting party (RP) stated that S1 is not present to provide adequate attention to the management and administration of the facility. LPA conducted interviews and reviewed documents regarding S1 and the allegations. Two out of two staff members interviewed stated that administrator works at facility and sometimes covers other caregivers who would call out. Interviews confirm that S1 comes to the facility to help manage and do admin work. Based on documents provided, while S1 may not be on the premises there is a designated responsible person who oversees the facility. This allegation is unsubstantiated. UnsubstantiatedCDSS inspection report, August 28, 2023 · control 14-AS-20230821141221

2022

Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewedFacility not following program designed
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
On October 20, 2022, Licensing Program Analyst (LPA) Komal Charitra conducted an unannounced complaint visit to deliver findings for the above allegation. LPA met with Caregiver, Arthur Grace and explained the purpose of the visit. Regarding the allegation that the facility is not following program design, according to the reporting party, there are 3 residents that are required to have a 1 on 1 caregiver for all 3 shifts according to the program design. During the investigation, LPA reviewed the facility program design and interviewed staff. Based on the program design that the facility submitted and got approved, the facility indicated that 1:1 staffing will be provided during most waking hours and two staff providing awake supervision and care during sleeping hours. On 9/8/2022 and 10/20/2022, LPA Charitra conducted complaint visits to the facility in the morning and observed 2 staff members present both times for the 3 residents. In addition, interviewed staff indicated there are nCDSS inspection report, October 20, 2022 · control 14-AS-20220609161732
Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewed-COVID positive staff member provided care and supervision to COVID negative residents introducing COVID into facility -Facility administrator does not spend required minimum amount of hours at facility -Facility not following program designed
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
On March 28, 2022 at 8:15am, Licensing Program Analyst (LPA) Komal Charitra conducted an unnannounced complaint visit to deliver the findings for the above allegations. LPA met with House Manager, Homer Bautista, and explained the purpose of the visit. On January 13, 2021, the Department received a complaint alleging that there was a COVID positive staff (S1) providing care and supervision to COVID negative residents introducing COVID into the facility. According to the complainant, S1 was providing care and supervision to 3 residents. During the investigation, LPA Charitra interviewed staff and it was indicated that S1 was on his/her way to the facility when he/she received postive results. According to the interviewed staff, two staff members who worked NOC shift at the facility abandoned the facility and the residents to avoid coming in contact with S1, therefore the residents did not have a staff member present to provide care and supervision to the resident. The administrator admiCDSS inspection report, March 28, 2022 · control 14-AS-20220113114225
Complaint investigationAllegation reviewed · Substantiated
Allegation the state reviewedFacility bathroom is in disrepair Staff is sleeping in the garage
State's findingSubstantiatedThe state investigated and found this allegation more likely than not true.
On March 15, 2022, Licensing Program Analyst (LPA) Komal Charitra conducted an unnannounced complaint visit to deliver the findings for the above allegations. LPA was greeted by Administrator, Victoria Alejandro and explained the purpose of the visit. Regarding the allegation that facility bathroom is in disrepair, according to the complainant, the bathroom faucet was broken, and the bathroom shower and toilet were clogged. On February 25, 2022, LPA Charitra conducted the unannounced 10-day complaint visit and observed the three bathrooms in the facility. LPA observed that the faucet was broken in the male’s bathroom. According to the staff, it was indicated that the toilet in one of the bathrooms require multiple flushes if there is a lot of bowel or toilet paper in the toilet. LPA was notified that maintenance was going to come to the facility to fix the toilet. Based on the observations and information collected, it was determined that the facility was in disrepair. Based on this inCDSS inspection report, March 9, 2022 · control 14-AS-20220222094818

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

What the state has logged

California has logged 24 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
5
typical for this size: 0
Substantiated complaints
7
typical for this size: 0
Total complaints
5
typical for this size: 0
State visits on file
24
typical for this size: 6
See the full inspection record on the state's site →
Talk to this home directly

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

(510) 825-2287
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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