Illustration — no photo of this home on file yet
Aspiria Residences Lake Forest
Small home·Licensed for 6·Lake Forest, California
- Care approvals on fileWheelchair · Dementia · Hospice · BedriddenState licensing record · September 13, 2026
- Typical starting rate$5,000 a monthTypical in Orange County · likely $3,650–$6,850
- Home sizeLicensed for 6Small care home · a licensed care home (RCFE)
- Ways to payAsk the homeMedi-Cal ALW participation not on file
- Last state visitJune 29, 2026CDSS inspection record
Aspiria Residences Lake Forest is a small care home in Lake Forest — a licensed residential care facility for the elderly (RCFE), the licence category behind “assisted living” and “board and care.” It is licensed for 6 residents.
Built from CDSS public records · September 13, 2026. Every fact below names its source and date.
Quick answers and the state record
A citation does not make a home unsafe, and an empty file does not make a home good.
Quick answers about Aspiria Residences Lake Forest
Is Aspiria Residences Lake Forest licensed?
The state lists this license as “Licensed,” per CDSS records as of September 13, 2026.
How many residents is Aspiria Residences Lake Forest licensed for?
6 residents — a small home, per CDSS records as of September 13, 2026.
Has Aspiria Residences Lake Forest been cited?
0 Type A and 0 Type B citations, per CDSS records as of September 13, 2026.
Is Aspiria Residences Lake Forest still open?
This license was on the CDSS roster as of September 28, 2026.
What does Aspiria Residences Lake Forest cost?
$5,000 a month to start is typical in Orange County, likely $3,650–$6,850. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”
Too few nearby homes publish a rate, so this is the typical starting rate 186 small homes publish in Orange County, with a wider likely range. This home’s own rate is not on file.
Among 5 other homes of a similar licensed size in Lake Forest that publish a starting rate, the middle half runs $3,950 to $5,250 a month, and the middle figure is $4,200 (n = 5 other homes publishing a starting rate).
Each of those is a home’s own published figure, gathered on its own date in September 2026 — not an average of ours, and not a survey. Similar size means small and mid-size homes counted together, and large communities counted on their own, because they are different markets.
A home outside the band is not overcharging or underpricing: a starting rate covers different things in different homes, which is the first thing to ask about.
The price is made in the phone call. Nothing here is a quote, an offer or a discount.
A starting rate is the room and the base care. California homes commonly bill care levels, medication management, supplies, transport and a second person in the room as extras. Many also charge a one-time fee at move-in. Ask for that list in writing before anything is signed.
Only prices a home put out itself count here: its own website, a listing it supplied, or a price a listing site says the home confirmed. Prices a site shows without saying where they came from are left out.
Does Aspiria Residences Lake Forest take Medi-Cal?
On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated September 23, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
Who holds the license?
The license is held by Aspiria Residences Lake Forest LLC, per CDSS records as of September 13, 2026.
Can Aspiria Residences Lake Forest keep a resident on hospice?
Hospice care is approved on this license, covering up to 6 residents, per CDSS records as of September 13, 2026.
Aspiria Residences Lake Forest license and inspection record
- Name on the license: “ASPIRIA RESIDENCES LAKE FOREST”, per the CDSS roster as of August 30, 2026.
- License #306006867. The state lists this license as “Licensed,” per CDSS records as of September 13, 2026.
- Licensed for 6 residents — a small home, per CDSS records as of September 13, 2026.
- Licensed to Aspiria Residences Lake Forest LLC, per CDSS records as of September 13, 2026.
- First licensed: the year is not on file — the roster carries no first-license date for it. Ask: “When did this license start?”
- 3 state inspection visits on file, per CDSS records as of September 13, 2026.
- 0 Type A and 0 Type B citations on file, per CDSS records as of September 13, 2026.
- 0 complaints and 0 substantiated allegations on file, per CDSS records as of September 13, 2026.
- The most recent state visit on file is June 29, 2026, per CDSS records as of September 13, 2026.
California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗
Can they support the care needed?
California licenses a home for specific kinds of care. The state’s record lists what this home is approved for; the home’s own answers fill in what changes as needs change.
- Wheelchair / non-ambulatoryApproved · covers up to 6 residents
- Dementia / memory careApproved by the state
- Hospice careApproved · covers up to 6 residents
- BedriddenApproved · covers up to 1 resident
State licensing record · September 13, 2026. An approval may cover specific rooms or residents; it does not establish an opening.
Read the state’s own wording
AGE RANGE 60 AND OVER. APPROVED FOR SIX (6) NON-AMBULATORY RESIDENTS, OF WHICH ONE MAY BE BEDRIDDEN IN BEDROOM #6. WAIVER GRANTED FOR HOSPICE CARE FOR SIX (6).
983 - RCFE / DEMENTIA
CDSS record, verbatim · September 13, 2026
As needs change
- Staying through hospice
Hospice waiver on file · covers up to 6 — care may continue at the end of life
Ask: “If hospice is needed, can care continue here until the end?”
State licensing record · September 13, 2026
- If memory loss develops
Dementia-care designation on file
Ask: “Can we read the dementia care disclosure and discuss how daily support works?”
State licensing record · September 13, 2026
3 more questions to ask the home
- Two-person transfers or a lift
Not on file
Ask: “If two people or a lift are needed to transfer, can the person stay?”
- Someone awake overnight
Not on file
Ask: “Who is awake overnight, and how do residents ask for help?”
- Medicines
Not on file
Ask: “Who manages the medicines, and what happens when a dose is missed?”
What it costs here
Typical starting rate
$5,000a month to start
Likely $3,650–$6,850
From homes this size in Orange County · this home’s rate is not on file
Likely monthly total
$5,000a month
Likely $3,650–$6,950
With a shared room and basic help.
An estimate for planning, not a quote. The price is made in the phone call.
See the full cost breakdownRoom, care and fees · how people pay · how this estimate works
Starting monthly rate$5,000likely $3,650–$6,850
Too few nearby homes publish a rate, so this is the typical starting rate 186 small homes publish in Orange County, with a wider likely range. This home’s own rate is not on file.
Basic help with daily careUsually includedup to $600
Basic help is usually part of the starting rate. Homes that price care by level start around $600 a month (45 California homes publish a care-level range, seen in September 2026).
One-time move-in fee$2,000one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,000 (134 California listings; middle half $1,000–$4,000). Many homes list none — ask.
- Likely monthly totalLikely $3,650–$6,950
- $5,000
- First monthWith a one-time move-in fee · likely $4,550–$9,800
- $7,000
How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance
- Private payMost residents pay from savings, a home sale or family help. Ask for the rate and what it includes in writing.
- Medi-Cal Assisted Living WaiverThis home is not on the DHCS participation list dated September 23, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
- SSI/SSPCalifornia’s 2026 standard is $1,626.07 a month; $1,444.07 of it goes to the home and $182 stays with the resident. Whether this home accepts it is not on file — ask.
- VeteransVA Aid & Attendance can add to a veteran’s or surviving spouse’s pension. Ask whether residents here have used it.
- Long-term care insuranceMost policies pay for licensed care homes. Ask what paperwork the home provides for claims.
- MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
Avoid surprises on the billWhat changes the price, and what to ask
- The care level
Some homes charge one all-inclusive rate. Others add levels or points as needs grow. Ask how the level is set, who decides, and what the next level costs.
- What is billed separately
Medication management, incontinence supplies, transportation and a second person in the room are often extra. Ask for the list in writing.
- Move-in costs
A one-time community fee or deposit is common. Ask what it covers and whether any of it comes back if the stay is short.
- Increases
California requires at least 90 days’ written notice, with reasons, before a rate rises (Health & Safety Code §1569.655). A change in the resident’s care level is the section’s own exception and can be billed sooner.
- What is the full monthly cost for the room and care we need, and what does it include?
- What would the next care level cost, and who decides when it changes?
- What is billed separately, and is there a one-time fee or deposit at move-in?
- Is any private-pay period required before another payment program can begin?
How this estimate worksWhy this is a county figure
Too few nearby homes publish a rate, so this is the typical starting rate 186 small homes publish in Orange County, with a wider likely range. This home’s own rate is not on file.
- Only prices a home put out itself count: its own website, a listing it supplied, or a price Seniorly says the home confirmed. Prices a listing site shows without saying where they came from are left out.
- Nearby homes are the nearest of the same size that publish a rate, widening from 3 to 40 miles until at least 8 do. The estimate starts from what they charge, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices.
- Room, care-level, second-person and move-in lines come from what California homes publish on listing sites. Memory care uses Covelight’s researched premium over assisted living.
- Totals add each line’s figure and combine the lines’ ranges as separate charges, because a home is rarely at the top, or the bottom, of every line at once.
- We tested this estimate on 1,546 California homes that publish their own starting rate. It was within 10% of the real rate for 3 in 10 homes and within 25% for 7 in 10; the likely range held the real rate for 6 in 10 (September 12, 2026).
- It cannot see this home’s specials, how it assesses care, or which rooms are open.
Where it is
- 23232 La Vaca St, Lake Forest, CAAddress from the public record · September 13, 2026. Confirm the entrance with the home before visiting.
A map position is not on file for this address.
The state record
California inspects every licensed home and publishes what it found. Here are the dated documents and the state’s own words, beside what is typical for homes this size.
Since 2026, the state has filed 3 documents for this home, and its records count 3 visits. The most recent is a facility evaluation report, dated June 29, 2026.
- On file since
- 2026
- State visits
- 3
- Most recent visit
- June 29, 2026
Beside homes the same size
- Type A citations0typical 0
- Type B citations0typical 0
- Substantiated allegations0typical 0
- Total complaints0typical 0
“Typical” is the statewide median across the 6,808 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.
The last 36 months — 3 of 3 documents
Jun 29, 2026Facility evaluation reportReport on file
Type of visit: Prelicensing
Licensing Program Analyst (LPA) Edward Kim made an announced visit to conduct a subsequent prelicensing visit. LPA Kim was greeted and granted entry by Applicant Michelle Labao. LPA Kim explained the reason for the visit upon entry. The first pre-licensing inspection was made on June 10, 2026 and a correction was needed. The applicant requested a capacity of five (5) nonambulatory residents and one (1) bedridden resident. Applicant has requested a hospice waiver for six (6) residents. The facility is a one story house in a residential neighborhood with an attached 2 car garage with six (6) bedrooms, three (3) bathrooms, family room, dining room, a kitchen, and living room During a tour of the facility, LPA Kim observed that the following item has been corrected: 1) Fire Clearance has been changed and inspected by Orange County Fire Authority by Inspector Emilio Fuentes on June 17, 2026. . All items have been corrected. No new deficiencies were observed. The facility is ready for licensure. The pre-licensing visit and Component III Orientation are now complete. This facility meets the requirements for licensure. LPA Kim will forward this report to the Centralized Applications Bureau for review. The license will be granted upon completion of a final review and approval from the Centralized Applications Bureau. An exit interview was conducted and a copy of this report was provided to applicant Michelle Labao.the state’s words, verbatim · CDSS document, Jun 29, 2026
Jun 10, 2026Facility evaluation reportReport on file
Type of visit: Prelicensing
Licensing Program Analyst (LPA) Edward Kim conducted an announced visit to the facility to conduct the pre-licensing inspection. LPA Kim met with Applicant Michelle Labao and toured the facility. An initial application to operate a Residential Care Facility for the Elderly (RCFE) was received by Community Care Licensing Division (CCLD) on October 27, 2025. The applicant requested a capacity of 5 ambulatory residents and one (1) non-ambulatory. Applicant has requested a hospice waiver for six (6) residents. Facility phone number (949)446-4668. LPA Kim observed the following. Structure: The facility is a one-story house with an attached 2 car garage with six (6) bedrooms, three (3) bathrooms, family room, dining room, a kitchen, and living room. There are 7 exits, one exit in the front door, the exit in bathroom #1, the exit in bedroom 3, the exit in living room, the exit in resident hallway, the exit in bedroom #6, and the exit in the garage. Air/Heating: Central air/heating system installed with a central panel to control entire house. LPA Kim observed the facility temperature was at 73 degrees Fahrenheit Bedrooms: There are six (6) Resident Bedrooms that are all private resident bedrooms. The bedrooms are spacious and will easily accommodate the residents' belongings. All resident rooms had the required furnishings. Bedroom #3 and Bedroom #6 have exit doors. Evaluation Report Continues on LIC 809-C. Bathrooms: All bathrooms have a working toilet, wash basin, and shower. All bathrooms are clean and operational. Linens & Hygiene Supplies: Adequate supply of linen stored in linen closet in the hallway. Emergency Phone Numbers, Exit Plan & Menu: Posted & readily available for review an emergency disaster plan with means of exiting and emergency phone numbers listed. Sample menu posted and available. Food Service: There are residents living in the facility at this time. There is 2-day perishable food and 7-day non-perishable food supply on hand. Smoke Detectors/Carbon Monoxide Detectors: Smoke detectors/carbon monoxide detectors are hardwired and tested operational. There are three fire extinguishers mounted on the wall in the kitchen, one mounted in the hallway next to the resident room 5, and another mounted in the garage. Kitchen extinguisher was last inspected on February 6, 2026, hallway extinguisher next to resident room 5 was last inspected on October 2, 2025, and the garage extinguisher was last inspected on November 20, 2025. Appliances: There is one 6 gas burner stove, 1 oven, a refrigerator, dishwasher, washer, and dryer. Toxins: All cleaning supplies and chemicals are kept locked in the laundry room. Sharps are locked in the cabinet next to the laundry room. Water Temperature: Hot water was measured in all bathrooms. Hot water measured in private bathroom at 118.4 degrees Fahrenheit, shared bathroom #1 at 119.6 degrees Fahrenheit, and shared bathroom #2 at 119.1 degrees Fahrenheit. Evaluation Report Continues on LIC 809-C Medications, First-Aid Kit & Book: The first aid kit and the first aid manual are stored in the medication cabinet in the kitchen. The first aid kit has all the required elements. Resident & Staff Files: The Resident and Staff Records are stored in a locked cabinet with the sharps next to the laundry room. Reading Material, Games, Equipment & Materials: Arts and craft, laptop, and board games are stored in a kitchen cabinet. Fire clearance: Fire Clearance approved by Orange County Fire Authority inspector Emilio Fuentes on December 4, 2025. Applicant stated that they will change the fire clearance to five non-ambulatory and one bedridden from five ambulatory and one non-ambulatory. Component III: Component three will be discussed on next visit. During the pre-licensing inspection, applicant stated they will change the fire clearance changed from five ambulatory and one non-ambulatory to five non-ambulatory and one bedridden. 1) Applicant will contact Centralized Application Bureau Analyst to make the request to change the fire clearance and provide the analyst all necessary information and documentation. After fire clearance is changed and fire inspection is completed, applicant will contact LPA Edward Kim for a subsequent visit to complete the Pre-Licensing process. Exit interview was conducted and a copy of this report was left with Applicant Michelle Labao.the state’s words, verbatim · CDSS document, Jun 10, 2026
Jun 2, 2026Facility evaluation reportReport on file
Type of visit: Office
COMP II by CAB successfully completed Facility Type: RCFE Application Type: CHOW Capacity: 6 Census : 4 Method: Telephone call with CAB COMP II Participants: Michelle Labao, Licensee/Administrator; Paul Hughes, Analyst Licensee/Administrator participated in COMP II via telephone call with CAB Analyst. Identification of licensee/administrator was verified by confirming driver’s license number. During COMP II, licensee/administrator confirmed the understanding of Title 22. Component II was successfully completed. Licensee/administrator was advised to email signed LIC 809 to CAB. During COMP II, CAB analyst confirmed licensee's/administrator’s understanding of following areas: 1. Facility operation: License type, client/resident populations, and program 2. Admission Policies 3. Staffing requirements & Training 4. Restrictive/Prohibited Health Conditions 5. General provisions 6. Emergency Preparedness 7. Complaints & Reporting 8. Pre-licensing readinessthe state’s words, verbatim · CDSS document, Jun 2, 2026
What the state’s words mean
CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗
Life here
Rooms, meals, the rhythm of a day, faith and language, pets and house rules — as the home describes them. Tap any detail for its source and date; nothing here is graded.
The home has not described daily life anywhere we have reviewed yet — that is the case for most small homes, and it says nothing about the home. These questions fill in the picture; keep the ones that matter to you.
Before you call
Ask every home the same questions — the state’s record does not answer these. Keep the ones that matter and they travel with your saved homes.
- What is included in the monthly rate, and what costs extra?
- Who is awake overnight, and how do residents ask for help?
- Which rooms does the non-ambulatory approval cover, and what transfer support is provided?
- What could change whether someone can stay here?
- Can we see a bedroom and share a meal during a visit?
Other homes nearby
Licensed homes in Orange County. This home has no map location on the state record, so these are not ordered by distance. Every listed home appears on the same terms.
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$6,250 a month to start · Covelight estimate
A Crown Royale Senior Home
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$5,650 a month to start · Covelight estimate
A Faithful Home
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$4,500 a month to start · Listed by the home
A Faithful Home of Anaheim
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$6,500 a month to start · Listed by the home
A Faithful Home of Huntington Beach
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$4,500 a month to start · Listed by the home
A Faithful Home of Los Alamitos
Rossmoor · Small home
$7,500 a month to start · Covelight estimate