Small home · Licensed for 6 · South San Francisco

Delia's Retirement Home

52 Arlington Drive, South San Francisco, CA 94080Licensed since 2015

Overview

Starting rate

$5,500 a month

Listed by the home on Seniorly · September 9, 2026 See costs

No openings reported

Approved by the state: Wheelchair · Hospice · BedriddenState 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
Bedridden

Not on file: dementia approval.

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

AGE RANGE 60 YEARS AND OVER. ALL MAY BE NON-AMBULATORY, INCLUDING ONE BEDRIDDEN IN ROOM #3 ONLY. LICENSE IS SUBJECT TO TERMS AND CONDITIONS OF HOSPICE WAIVER FOR FOUR (4) CLIENTS.

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 Delia's Retirement Home: 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

This home’s starting rate

$5,500a month to start

Listed by the home on Seniorly · September 9, 2026

Monthly cost breakdownWith a shared room and basic help · room, care and fees$5,500likely 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$5,500this home
The home lists this starting rate on Seniorly for assisted living shared bedroom, seen September 9, 2026.
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 $5,500–$6,100: $5,500
First monthWith a one-time move-in fee · likely $5,500–$9,650: $8,000

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 homes14 nearby homes publish starting rates of $4,000 to $6,500

14 homes like this within 3 miles publish starting rates mostly between $4,550–$6,500.

PRN Care HomeDaly City · 0.7 mi · Mid-size home
$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Heirloom Gardens of Daly CityDaly City · 0.7 mi · Small home
$6,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Bel Amor IIISouth San Francisco · 0.9 mi · Small home
$6,000Listed on Seniorly · seen September 9, 2026
TLC Home CareSouth San Francisco · 1.3 mi · Small home
$5,750Listed on Seniorly · seen September 9, 2026
Damenik's HomeSouth San Francisco · 1.7 mi · Mid-size home
$6,500Listed on Seniorly · seen September 9, 2026
Anamarie Care HomeDaly City · 1.8 mi · Small home
$4,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Heirloom Rose GardenSouth San Francisco · 1.9 mi · Small home
$5,500Listed on Seniorly · assisted living studio · seen September 9, 2026
Mccaffrey's Care HomeSouth San Francisco · 1.9 mi · Small home
$4,500Listed on Seniorly · seen September 9, 2026
Elle's Care HomeDaly City · 2.2 mi · Small home
$6,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Bougainvilleas Care HomeSouth San Francisco · 2.4 mi · Mid-size home
$5,750Listed on Seniorly · assisted living · seen September 9, 2026
Family Affair Care HomeSan Bruno · 2.4 mi · Mid-size home
$6,000Listed on A Place for Mom · seen September 9, 2026
Fook Hong SF Care HomeSan Francisco · 2.9 mi · Mid-size home
$5,500Listed on Seniorly · seen September 9, 2026
Westborough Manor 6San Bruno · 2.9 mi · Small home
$6,500Listed on Seniorly · seen September 9, 2026
Access Care CenterSan Bruno · 3.0 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026

How this estimate worksWhere this price comes from

The home lists this starting rate on Seniorly for assisted living shared bedroom, seen September 9, 2026.

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.

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Where it is

52 Arlington Drive, South San Francisco, CA 94080Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Kaiser Foundation Hospital - South San FranciscoHospital · General acute care, on the state’s list1.2 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 #415600912 · See the state’s own record

The last 36 months — 4 of 5 documents

20261 state visit · 1 document

Mar 24, 2026Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 03/24/26, LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Administrator/Licensee Delia Chua. LPA explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms and kitchen area. The indoor and outdoor passageways were free of obstruction. LPA observed some residents were in the living room watching tv and doing some activities. While touring the facility it was observed that the room temperature was at 70 deg F. Hot water was also tested in the bathrooms and the temperature was 115 deg F. Residents bedrooms were observed to be well organized and fully furnished with adequate lighting. Sharps and toxic materials were observed to be locked. Food supply was observed with an adequate two day perishable and seven day non-perishable food supply. Carbon monoxide/ smoke detectors, and fire extinguisher were present throughout the facility. Facility has an updated log for emergency drill which is done every quarter. Three resident records and two staff records were reviewed. Staff have criminal record and fingerprint clearances on file. Staff have current First Aid/CPR certifications on file and updated trainings. Resident records were reviewed and were observed to be complete. All medication logs are complete and updated. No deficiencies are cited at this time. Report is reviewed and a copy is providedthe state’s words, verbatim · CDSS document, Mar 24, 2026

20251 state visit · 1 document

Apr 7, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 4/7/2025 LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Licensee/Administrator Delia Chua. LPA explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms, common areas, kitchen area & garage. The indoor and outdoor passageways were free of obstruction. LPA observed some residents were in the living room watching tv and doing some activities. While touring the facility it was observed that the room temperature was at 70 deg F. Hot water was also tested in the bathrooms and the temperature was 115 deg F. The residents have adequate amount of linens and incontinence care items. All personal belongings are intact. Carbon monoxide monitors are working properly. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid floor. LPA checked the food supply and there is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. Four resident records and three staff records were reviewed. Resident records are updated, complete and signed. Staff and resident records are complete. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA received the following document: Liability Insurance. No deficiencies are cited at this time. Report is reviewed with Licensee and a copy is provided.the state’s words, verbatim · CDSS document, Apr 7, 2025

20242 state visits · 2 documents

Aug 13, 2024Facility evaluation reportCase Management - IncidentDeficiency page: Type A

Type of visit: Case Management - Incident

On 8/13/24, Licensing Program Analyst (LPA) Grace Donato conducted a case management visit concerning a report received. LPA met with Administrator Delia Chua. LPA explained the purpose of today's visit. LPA received a report from facility on 8/01/24 that on July 30, 2024 at 8:30am, in the bathroom, R1 stood up from the commode to transfer the wheelchair. R1 was off balance so instead of falling to the floor. Staff pulled R1 up to stand up but accidentally bang his left eye to the wall and got cut on the edge of his eye. LPA interviewed R1 and it was mentioned that R1 is happy and has no complaints here in the facility. LPA observed the resident to be watching tv and eating popcorn. During the visit, it was found out that a caregiver did not report to Licensee that there was another incident that happened last June 2024 but was not reported to licensing. Although it was not reported to Licensing, staff still called 911 and R1 was sent to hospital. Staff also called the responsible party. Deficiency is cited today as the Licensee did not report an incident that happened to R1 on June 2024. Deficiency is cited under California Code of Regulations, Title, 22 cited on the LIC 809D. Failure to correct the deficiencies may result in civil penalties. Report was discussed and copy of this report and the Appeal Rights are provided.the state’s words, verbatim · CDSS document, Aug 13, 2024

From the deficiency page — Deficiency type: Type A · Section cited: CCR 87211(a)(1)(D) · Plan of correction due date: Aug 14, 2024

87211 Reporting Requirements (a) Each licensee shall furnish to the licensing agency such reports...(1)A written report shall be submitted ... (D) Any incident which threatens the welfare, safety or health of any resident... This was not met as evidenced by: Based on interview and records review, caregiver did not report to Licensee an incident that happened to R1 on June 2024, and Licensee was not able to report to Licensing, which poses an immediate health, safety, or personal rights risk to persons in care.the state’s words, verbatim · CDSS document, Aug 13, 2024

Plan of correction: Licensee will develop a plan to ensure compliance and the plan will include staff training. Licensee to submit to LPA by POC deadline.

Apr 15, 2024Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 4/15/24 LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Licensee/Administrator Delia Chua. LPA explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms, common areas, kitchen area & garage. The indoor and outdoor passageways were free of obstruction. LPA observed some residents were in the living room watching tv. While touring the facility it was observed that the room temperature was at 72 deg F. Hot water was also tested in the bathrooms and the temperature was 106 deg F. The residents have adequate amount of linens and incontinence care items. All personal belongings are intact. Carbon monoxide monitors are working properly. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid floor. LPA checked the food supply and there is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. Four resident records and two staff records were reviewed. Resident records are updated, complete and signed. Administrator certificate is updated. LPA interviewed 2 residents and 1 staff member. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. No deficiencies are cited at this time. Report is reviewed with Licensee and a copy is provided.the state’s words, verbatim · CDSS document, Apr 15, 2024

Earlier years2023 · 1 document

20231 state visit · 1 document

Sep 8, 2023Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On 9/8/23 LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Licensee/Administrator Delia Chua. LPA explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms, common areas, kitchen area & garage. The indoor and outdoor passageways were free of obstruction. LPA observed some residents were in the living room watching tv and doing some activities. While touring the facility it was observed that the room temperature was at 72 deg F. Hot water was also tested in the bathrooms and the temperature was 105 deg F. The residents have adequate amount of linens and incontinence care items. All personal belongings are intact. Carbon monoxide monitors are working properly. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid floor. LPA checked the food supply and there is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. Four resident records and three staff records were reviewed. Resident records are updated, complete and signed. Staff records are complete, with training logs that have met the basic 20hr requirement. Facility has a certified administrator on site with complete certification and training requirements, just waiting for an updated certificate. Facility accepts hospice residents and are in compliance with the required waiver requirements. LPA attempted to interview 2 residents and 1 staff member. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA requested licensee to submit the following and was received in the facility at 9/8/23: LIC 308, Facility Sketch, Liability Insurance. No deficiencies are cited at this time. Report is reviewed with Licensee and a copy is provided.the state’s words, verbatim · CDSS document, Sep 8, 2023

License holder

Delia's Retirement Home, Inc., licensed since 2015.

The state’s totals for this licenseSince 2015, 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 2015, 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 Delia's Retirement Home

Is Delia's Retirement Home licensed?

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

How many residents is Delia's Retirement Home licensed for?

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

Has Delia's Retirement Home been cited?

0 Type A and 0 Type B citations since 2015, per CDSS records as of October 26, 2026. Those records count 5 state visits over the same years.

Is Delia's Retirement Home still open?

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

What does Delia's Retirement Home cost?

$5,500 a month to start — listed by the home on Seniorly · September 9, 2026.

The home lists this starting rate on Seniorly for assisted living shared bedroom, seen September 9, 2026.

Among 6 other homes of a similar licensed size in South San Francisco that publish a starting rate, the middle half runs $5,500 to $6,000 a month, and the middle figure is $5,750 (n = 6 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 Delia's Retirement Home 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 Delia's Retirement Home, Inc., per CDSS records as of October 26, 2026.

Is there a hospital nearby?

Kaiser Foundation Hospital - South San Francisco is 1.2 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Delia's Retirement Home 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.