Small home · Licensed for 6 · San Juan Capistrano

Chateau Francesca

33821 Via Cascada, San Juan Capistrano, CA 92675Licensed since 2007

Overview

Estimated starting rate

$4,650 a month

Covelight estimate · likely $3,800–$5,750 See costs

No openings reported

Approved by the state: Wheelchair · HospiceState licensing record · October 26, 2026
Licensed for 6: a small care homeThe state license record

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Care and support

Wheelchairup to 6 residents
Hospiceup to 4 residents

Not on file: dementia and bedridden approvals.

Approved by the state · State licensing record · October 26, 2026. An approval may cover specific rooms or residents; it does not establish an opening.

Read the state’s own wording

6 NON-AMBULATORY, HOSPICE WAIVER FOR 4

985 - RCFE / HOSPICE

CDSS record, verbatim · October 26, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 4 — care may continue at the end of life
State licensing record · October 26, 2026

We’ll ask for you. Not on file for Chateau Francesca: two-person transfers or a lift, who is awake overnight, help with medicines and care if memory loss develops. When we check availability, we ask about these too.

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What it costs here

Covelight estimate

$4,650a month to start

Likely $3,800–$5,750

From 9 nearby homes that publish rates · this home’s rate is not on file

Monthly cost breakdownWith a shared room and basic help · room, care and fees$4,650likely a month

Room

Daily care

Sharing the room

Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.

Starting monthly rate$4,650likely $3,800–$5,750
Covelight’s estimate starts from the rates 9 small homes within 5 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. 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 (44 California homes publish a care-level range, seen in September 2026).
One-time move-in fee$2,500one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,500 (133 California listings; middle half $1,000–$4,000). Many homes list none — ask.

Likely monthly totalLikely $3,800–$5,950: $4,650
First monthWith a one-time move-in fee · likely $4,500–$9,150: $7,150

How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance

MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
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 October 1, 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.

If the money runs out, what Medi-Cal covers

Rates at nearby homes9 nearby homes publish starting rates of $3,600 to $8,500

9 homes like this within 5 miles publish starting rates mostly between $3,900–$6,700.

Coastal Senior LivingSan Juan Capistrano · 0.5 mi · Small home
$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Harbor View EstateSan Clemente · 0.6 mi · Small home
$4,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Adagio San JuanSan Juan Capistrano · 2.1 mi · Small home
$8,500Listed on its own website · starting price for rooms · seen October 5, 2026
Vividus Senior LivingLaguna Niguel · 4.4 mi · Small home
$5,250Listed on Seniorly · seen September 9, 2026
Orange County Care Home ILaguna Niguel · 4.4 mi · Small home
$3,600Listed on its own website · care; flat rate · seen October 27, 2026
Talega TerraceSan Clemente · 4.5 mi · Small home
$4,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Niguel Hills Villa IILaguna Niguel · 4.6 mi · Small home
$5,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Adelanto Covenant CareLaguna Niguel · 4.8 mi · Small home
$6,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Sunrise GardenLaguna Niguel · 5.0 mi · Small home
$4,500Listed on Seniorly · assisted living private room · seen September 9, 2026

How this estimate worksWithin 25% for 7 in 10 homes in testing

Covelight’s estimate starts from the rates 9 small homes within 5 miles publish, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices. In testing, the likely range held the real rate for 6 in 10 homes. 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.

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 move-in 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.

Ask for the price

An estimate for planning, not a quote. A home sets the price after hearing about the care needed.

Daily life

Daily life here is not on file yet. Most small homes haven’t published it, and that says nothing about the home.

The best way to see it is a visit.

Request a tour

Where it is

33821 Via Cascada, San Juan Capistrano, CA 92675Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Providence Mission Hospital - Laguna BeachHospital · General acute care, on the state’s list4.9 mi

Straight-line distances; check the drive or the walk. Hospital: the nearest general acute care hospital on the state’s list (CDPH, September 16, 2026).

Open directions

The state record

California inspects every licensed home and publishes what it found. A citation does not make a home unsafe, and an empty file does not make a home good.

CDSS public record, read October 26, 2026 · License #306003807 · See the state’s own record

The last 36 months — 2 of 5 documents

20251 state visit · 1 document

Dec 11, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On this day, Licensing Program Analyst (LPA) Kevin Saborit-Guasch made an unannounced visit to the facility to conduct the required annual inspection. LPA was greeted and granted entry by facility caregiving staff after introducing himself and stating the purpose of the visit. Licensee Mariza Oliva was notified via telephone and arrived later to assist. There are currently five residents in care, two of which are receiving hospice care at this time. Residents are observed relaxing in their respective bedrooms and in the common areas. LPA accompanied by facility staff toured the physical plant. The facility is a one-story house with two private and two shared bedrooms used by residents in addition to one staff room. There are two bathrooms used by residents. None of the residents are bedridden at this time. All occupied bedrooms appear clean and sanitary. There are three beds equipped with full rails and one equipped with half rails. Postural supports orders are verified to be on file for two residents on hospice, no other orders found. Consultation provided and one type B deficiency is cited. All resident bedrooms have the required furnishings. Bathrooms appear clean and sanitary and are all equipped with grab bars and slip mats. Hot water temperature measured at 110F in two bathrooms with faucets used for personal grooming. LPA observed the kitchen has a minimum two (2) day perishable and seven (7) day non-perishable food supply. Sharp items, cleaning supplies and the medication central storage are verified to be secure. CONTINUED ON FORM LIC809-C CONTINUED FROM FORM LIC809 A wall-mounted fire extinguisher is present and verified to be charged, however its maintenance tag is dated April 2024 and is therefore out of date. Type B deficiency cited. Carbon monoxide and smoke detectors are present and operational. Emergency water supplies are stored in the garage. LPA and facility staff toured the outside of the facility. LPA observed a shaded outdoor seating area with outdoor furniture for resident use in the backyard. The identified routes of egress are free of clutter and obstructions. There are self-latching gates on both sides of the premises. There are no bodies of water on the premises and the facility does not utilize either locked perimeters or delayed egress. LPA reviewed five resident records which were found to include all necessary elements of documentation. LPA reviewed resident medication records and prescription orders with no discrepancies observed for two residents. LPA reviewed staff records for two staff members during the visit. All staff members on the schedule are background cleared and associated. Proof of current CPR training reviewed. Annual and initial training reviewed. Disaster drills are conducted quarterly. The administrator certificate is current. Based on the observations conducted during the present visit, two type B deficiencies are being cited per Title 22 of the California Code of Regulations. An exit interview was conducted and a copy of this report along with appeal rights were provided to a facility representative.the state’s words, verbatim · CDSS document, Dec 11, 2025

The state marks this report as 6 pages; the online copy we transcribed has 4. You can request the full file from the county licensing office.

20241 state visit · 1 document

Dec 30, 2024Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA) Joseph Alejandre made an unannounced visit to conduct the required annual inspection. LPA was greeted and granted entry by staff. LPA explained the reason for the visit. Facility is a licensed RCFE with a capacity of 6 non-ambulatory residents with a hospice waiver for 4. The facility is a single story 5 bedroom (1 bedroom is for staff) house with 2 bathrooms, living room, dining room, family room, kitchen and a 2 car garage. LPA observed the See Something, Say Something sign (PUB 475) posted next to the front door. The fireplace in the living room is screened. LPA observed a 2 day perishable and a 7 day non-perishable food supply on hand in the kitchen. LPA observed the 4 burner gas cook top lights unassisted. LPA observed knives and medications are kept locked in a kitchen cabinet. LPA observed all resident rooms had the required furnishings. Smoke detectors/carbon monoxide detectors tested operational. LPA observed in bathroom 1 in the hallway, the window glass is broken and the window is taped. LPA observed in bathroom 1 the vanity lights did not work. The hot water measured 111.0 degrees Fahrenheit in bathroom 1. LPA observed two holes in the hallway wall that are taped up with plastic. Staff could not explain the nature of the repair being conducted with the hallway wall. LPA observed clean linens in the hallway closet. The garage is kept locked and used for storage. The garage has emergency food and water and cleaning supplies. LPA toured the backyard. No bodies of water observed. Both exit gates are operational. There is a shaded seating area for residents to sit outside. The last fire drill was conducted on October 14, 2024. LPA reviewed 5 resident records and medications. LPA observed 1 out 5 residents did not have a current appraisal (Resident 3), no other discrepancies noted . LPA reviewed 2 staff files. Both staff members are background cleared and associated to the facility. Both staff members have current CPR/First Aid training. Staff 2 has an Administrator's certificate and documented proof of training. Staff 1 has no documented training. Staff verified the facility has internet service but no dedicated internet device for resident use. Deficiencies are being cited per Title 22 Division 6 of the California Code of Regulations. An exit interview was conducted and a copy of the report provided along with appeal rights.the state’s words, verbatim · CDSS document, Dec 30, 2024

The state marks this report as 4 pages; the online copy we transcribed has 3. You can request the full file from the county licensing office.

Earlier years2021 to 2022 · 3 documents

20222 state visits · 2 documents

Dec 14, 2022Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA) Joseph Alejandre made an unannounced visit to conduct the required annual inspection. LPA was greeted and granted entry by staff. LPA explained the reason for the visit. Facility staff contacted the Administrator who stated she was on her way to the facility. Facility has 5 bedrooms, 1 is for caregivers, living room, dining room, kitchen, family room, 2 bathrooms and a 2 car garage. LPA observed the Ombudsman and See Something Say Something (PUB 475) poster posted in the living room adjacent to the entrance way. LPA observed the fireplace in the living room is screened. LPA inspected the kitchen and medications with staff present. LPA observed the kitchen is clean and organized. LPA observed a 2 day perishable and a 7 day non-perishable food supply on hand. LPA observed the knives are kept locked in a kitchen cabinet. LPA observed the stove top lights unassisted. LPA observed the medication is kept locked in a kitchen cabinet. LPA observed there is a plastic basket for each resident that holds their medication. Administrator Mariza Olivia arrived at 10:00am. Mariza Olivia's Administrator's certificate expires on 5/4/2024. LPA observed 3 of the hallway ceiling light fixtures have no light bulbs. Administrator reported that the fixtures are operational they just don't have light bulbs. Staff located extra light bulbs and placed them in the empty fixtures. All fixtures have a light bulb and are operational. Smoke detectors/carbon monoxide detectors tested operational. Hot water measured 110.0 degrees Fahrenheit. LPA observed both bathrooms are clean and operational. LPA and Administrator toured the backyard. LPA observed a table and chairs with an umbrella for residents to sit outside., Both exit gates are operational. No bodies of water observed. No obstacles or hazards observed. LPA and Administrator toured the garage. The garage is kept locked and used for storage. LPA observed the facility has temperature/Covid-19 symptom logs for all residents. LPA observed that Resident 1 (R1) has a follow up doctor's appointment (See LIC 809 dated 9/23/22). Administrator reported this is a follow up appointment for an appointment last month. LPA consulted with Administrator concerning continued Covid-19 mitigation and reporting requirements. No deficiencies observed during this visit. No deficiencies are being cited as a result of this visit. An exit interview was conducted and a copy of the report provided.the state’s words, verbatim · CDSS document, Dec 14, 2022

Sep 23, 2022Facility evaluation reportAnnual/RandomReport on file

Type of visit: Annual/Random

Licensing Program Analyst (LPA) Claudia Gutierrez made an unannounced visit for the purpose of conducting a Required/Annual Inspection. LPA was greeted by staff Maria Crespo and granted entry into the facility. LPA Gutierrez discussed the purpose of the inspection. Assistant Administrator (AAD) Ronaldo Mariano arrived at 10 a.m. During the inspection LPA Gutierrez and AAD conducted a tour of the inside and outside of the facility, common areas, resident rooms, kitchen, garage and observed the following: This is a single-story house with five bedrooms, and two bathrooms, with one bedroom being occupied by staff. A 2-day supply of perishable and a 7-day supply of non-perishable foods was observed during today’s visit. Upon record review LPA noted emergency care requirements were met. LPA observed the facility has a 30-day supply of PPE on hand. LPA observed hallways and walkways were free of obstruction. Administrator (AD) Mariza Oliva arrived at 10:27 a.m. During the inspection LPA also observed and obtained a picture of Resident 1 (R1) with a reddish skin condition on the left side of their head. R1 denied falling and stated they have a skin condition. Upon record review of R1’s physician report dated 6/03/2022, it was noted R1 has a history of skin condition/breakdown. AD stated they would obtain an appointment as soon as possible; a Technical Advisory was given on this date. LPA reviewed and confirmed facility policies and practices regarding resident screening; a Technical Advisory was given on this date, staff screening, visitation, COVID-19 surveillance testing, COVID-19 clearance testing, quarantine, isolation, cohorting, infection control training, PPE, staffing and staffing shortages. Based on the observations made during today’s inspection, no deficiencies are being cited per Title 22 Division 6 of the California Code of Regulations. An exit interview was conducted, and a copy of this report was left at the facility.the state’s words, verbatim · CDSS document, Sep 23, 2022

The state marks this report as 3 pages; the online copy we transcribed has 1. You can request the full file from the county licensing office.

20211 state visit · 1 document

Dec 8, 2021Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA) Joseph Alejandre made an unannounced visit to conduct the required annual inspection (mitigation). LPA was greeted and granted entry by staff. LPA explained the reason for the visit. LPA met with Mariza Oliva. Mariza Oliva's Administrator's certificate expires on 5/4/2022. LPA and Administrator toured the facility. Facility has 5 bedrooms and 2 bathrooms. LPA observed all of the resident bedrooms were clean and organized and had the required furnishings. LPA observed the bathrooms were clean and operational and all of the grab bars were secure. Hot water measured 110.1 degrees Fahrenheit in bathroom 1 and 109.2 degrees Fahrenheit in bathroom 2. LPA inspected the kitchen. LPA observed a 2 day perishable and 7 day non-perishable food supply on hand. The kitchen is clean and organized. The medications are kept locked in a cabinet. LPA observed knives and sharp objects locked in a kitchen cabinet. LPA observed the fireplace gas line has been capped and the fireplace is empty but there is no fireplace screen. LPA and Administrator toured the backyard. LPA observed a table and chairs and an umbrella in the patio. The storage shed is kept locked and is used for furniture. The exit gates are operational. No obstacles or hazards observed. LPA and Administrator toured the garage. The garage contains the washer and dryer and is used to store extra supplies and food. The garage is kept locked and inaccessible to residents. Smoke detectors/carbon monoxide detectors tested operational. LPA observed all fire extinguishers are fully charged. The first aid kit has all the required elements. Facility has a mitigation plan that is pending approval. No deficiencies are being cited as a result of this visit. An exit interview was conducted and a copy of the report provided.the state’s words, verbatim · CDSS document, Dec 8, 2021

License holder

Mariza Oliva, licensed since 2007.

The state’s totals for this licenseSince 2007, as the state’s facility page counts them

State visits on file: 5
Total complaints: 0
Substantiated allegations: 0
Type A citations: 0
Type B citations: 0

These are the state’s own totals for this license since 2007, per CDSS records. The state counts them apart from the documents above, and they can differ from what those documents show; the documents say what each visit found. One complaint can contain several allegations.

Compare with homes the same size

	This home	Typical
Type A citations	0	0
Type B citations	0	0
Substantiated allegations	0	0
Total complaints	0	0

“Typical” is the statewide median for licensed homes this size. It does not adjust for years licensed, and older licenses have had more visits and reports. The median is across the 6,916 licensed small board-and-care homes (6 or fewer beds) in the state record. The figures compared are the state’s totals, not the documents.

What the state’s words mean

Routine visita visit the state records as “Required” — a scheduled visit, not one made in answer to a complaintSubstantiatedthe state found the allegation more likely true than notUnsubstantiatedthere was not enough evidence to prove a violation occurred — not a finding of wrongdoingUnfoundedthe evidence showed the allegation was false, could not have happened, or had no reasonable basisType A citationa violation that poses an immediate risk to health, safety or personal rights if it is not correctedType B citationa violation that could become a risk if not corrected, or one involving records, resources or required services

CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗

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, and we publish no reviews — the state’s dated documents stand in their place.

Open CDSS facility search ↗Report a record error Operate this home? Respond or correct, free →

Frequently asked questions

A citation does not make a home unsafe, and an empty file does not make a home good.

Quick answers about Chateau Francesca

Is Chateau Francesca licensed?

The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.

How many residents is Chateau Francesca licensed for?

6 residents — a small home, per CDSS records as of October 26, 2026.

Has Chateau Francesca been cited?

0 Type A and 0 Type B citations since 2007, per CDSS records as of October 26, 2026. Those records count 5 state visits over the same years.

Is Chateau Francesca still open?

This license was on the CDSS roster as of November 11, 2026.

What does Chateau Francesca cost?

$4,650 a month to start is a Covelight estimate, likely $3,800–$5,750. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 194 other homes of a similar licensed size across Orange County that publish a starting rate, the middle half runs $4,500 to $6,000 a month, and the middle figure is $5,000 (n = 194 other homes publishing a starting rate).

Each of those is a home’s own published figure, gathered on its own date between September and October 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 Chateau Francesca take Medi-Cal?

On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated October 1, 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 Mariza Oliva, per CDSS records as of October 26, 2026.

Is there a hospital nearby?

Providence Mission Hospital - Laguna Beach is 4.9 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Chateau Francesca keep a resident on hospice?

Hospice care is approved on this license, covering up to 4 residents, per CDSS records as of October 26, 2026.