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Granny's Place #10

Small home·Licensed for 6·Mission Viejo, California

LicensedLicence #306006720
(949) 533-5938From the state roster · September 13, 2026Plan a visit
  • Care approvals on fileWheelchair · Dementia · HospiceState licensing record · September 13, 2026
  • Estimated starting rate$6,000 a monthCovelight estimate · likely $4,900–$7,400
  • Home sizeLicensed for 6Small care home · a licensed care home (RCFE)
  • Ways to payAsk the homeMedi-Cal ALW participation not on file
  • Last state visitDecember 18, 2025CDSS inspection record
  • Licence holderIrvine Cottages, LLCSince date not on file · 12 licensed homes

Granny's Place #10 is a small care home in Mission Viejo — 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. Bedridden care is not on file.

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 Granny's Place #10

Is Granny's Place #10 licensed?

The state lists this license as “Licensed,” per CDSS records as of September 13, 2026.

How many residents is Granny's Place #10 licensed for?

6 residents — a small home, per CDSS records as of September 13, 2026.

Has Granny's Place #10 been cited?

0 Type A and 0 Type B citations, per CDSS records as of September 13, 2026.

Is Granny's Place #10 still open?

This license was on the CDSS roster as of September 28, 2026.

What does Granny's Place #10 cost?

$6,000 a month to start is a Covelight estimate, likely $4,900–$7,400. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Covelight’s estimate starts from the rates 24 small homes within 2 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.

Among 27 other homes of a similar licensed size in Mission Viejo that publish a starting rate, the middle half runs $4,500 to $5,500 a month, and the middle figure is $5,000 (n = 27 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 Granny's Place #10 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 Irvine Cottages, LLC, per CDSS records as of September 13, 2026. See the homes licensed to Irvine Cottages, LLC — at least 17 on the state roster.

Is there a hospital nearby?

Memorialcare Saddleback Medical Center is 1.5 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Granny's Place #10 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.

Granny's Place #10 license and inspection record

  • Name on the license: “GRANNY'S PLACE #10”, per the CDSS roster as of June 12, 2026.
  • License #306006720. 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 Irvine Cottages, 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?”
  • 2 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 December 18, 2025, per CDSS records as of September 13, 2026.
Type 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

California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗

See the state’s own record

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
  • BedriddenNot on file · ask the home

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. FIRE CLEARANCE APPROVED FOR SIX (6) NON-AMBULATORY RESIDENTS. WAIVER/GRANTED FOR HOSPICE CARE FOR SIX (6) RESIDENTS.

983 - RCFE / DEMENTIA · 985 - RCFE / HOSPICE

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

Covelight estimate

$6,000a month to start

Likely $4,900–$7,400

From 24 nearby homes that publish rates · this home’s rate is not on file

Likely monthly total

$6,000a month

Likely $4,900–$7,550

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
Room
Daily care
Sharing the room
  • Starting monthly rate$6,000likely $4,900–$7,400

    Covelight’s estimate starts from the rates 24 small homes within 2 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 (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 $4,900–$7,550
$6,000
First monthWith a one-time move-in fee · likely $5,700–$10,550
$8,000
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.
If the money runs out, what Medi-Cal covers
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 worksWithin 25% for 7 in 10 homes in testing

Covelight’s estimate starts from the rates 24 small homes within 2 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.

24 homes like this within 2 miles publish starting rates mostly between $4,000–$5,800.

  • 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.
Show the 24 nearby homes behind this estimate

Where it is

  • 25591 Vesuvia Ave., Mission Viejo, CA 92691Address from the public record · September 13, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

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 2025, the state has filed 2 documents for this home, and its records count 2 visits. The most recent is a facility evaluation report, dated December 18, 2025.

On file since
2025
State visits
2
Most recent visit
December 18, 2025

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 — 2 of 2 documents

The full record on the state’s site →
20252 state visits · 2 documents
Dec 18, 2025Facility evaluation reportReport on file

Type of visit: Prelicensing

On this day, Licensing Program Analyst (LPA) Kevin Saborit-Guasch made a scheduled visit to the facility for the purpose of conducting a pre-licensing inspection. LPA was greeted and granted entry by Executive Director Jozef Springer and Administrator Michelle Nesbitt. An initial application for a license to operate as a Residential Care Facility for the Elderly was received by the Department on March 4, 2025 for a capacity of six non-ambulatory residents. This is the first license to operate a residential care facility for the elderly at this address. There are no residents currently in care. LPA accompanied by administrator toured the physical plant. The facility is a one-level home with a frontyard, backyard and attached garage. There are seven private bedrooms, one of each will be used for overnight staff. Each of the bedrooms include all necessary components of furnishing including a light, chair, storage space for personal items and a full-size bed as well as a supply of linen, bedsheets and towels. There are three bathrooms on the premises. Water temperature was measured to be within acceptable range at 114F and 118F in two separate locations throughout the facility. Common living spaces are present. Facility is clean, sanitary and free of odors in all areas inspected. Required posted documents are observed to be present. Kitchen equipment is present and operating as required. Sharp items and cleaning supplies are confirmed to be secured. A sufficient supply of perishable and non-perishable food is present as required by Title 22 Regulations. The centrally stored medication storage is located in a secure closet. The garage is used for additional storage. Emergency lighting, night lights, first aid kit and additional supplies are present. CONTINUED ON FORM LIC809-C CONTINUED FROM FORM LIC809 Prospective licensee is requesting a hospice waiver for six residents along with the license. The fire clearance has been obtained and provided to the Department before the pre-licensing visit. Combined smoke and carbon monoxide detectors are observed throughout the facility and confirmed to be functional. One wall-mounted fire extinguisher is present on the premises. There are no fireplaces on the premises. LPA and applicant toured the outside of the facility and observed it to be free of obstructions. One large shaded area is present in the back of the house and is equipped with outdoor furniture for the enjoyment of residents and visitors. There are self-latching perimeter gates present on both sides of the house. There are no bodies of water on the premises. Licensee is not cleared for and does not plan to use delayed egress or locked perimeters. Component III was waived as the prospective licensee already operates multiple licensed facilities as the current facility administrator. This report was reviewed with facility representative and a copy of this report was emailed to the prospective licensee before the conclusion of the visit.the state’s words, verbatim · CDSS document, Dec 18, 2025
Nov 3, 2025Facility evaluation reportReport on file

Type of visit: Office

Component II completion: Successful Facility Type: Residential Care Facility for the Elderly (RCFE) Application Type: Initial Capacity: 6 Census (if any clients in care): none COMP II Participants: ANGELICA KUTNERIAN, Applicant JOZEF SPRINGER, Administrator Interview Method: Virtual interview (Microsoft Teams) On November 3, 2025, Applicant and Administrator participated in COMP II. Identification of the Applicant and Administrator was verified through interview questions based on photo ID and other identifying personal information. During COMP II, Applicant and Administrator confirmed that they have read and understand community care facility licensing laws included in the Health and Safety Codes and the California Code of Regulations Title 22. Signed LIC 809 with copy of photo ID have been obtained. During COMP II, CAB analyst confirmed Applicant and 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, Nov 3, 2025
What the state’s words mean
Substantiatedthe 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 and the questions below stand in their place.
Open CDSS facility search ↗Report a record errorOperate this home? Respond or correct, free →

Who holds the licence

Irvine Cottages, LLC, operates 12 licensed homes in California. Running more than one home is common and is neither good nor bad on its own.

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.

  1. What is included in the monthly rate, and what costs extra?
  2. Who is awake overnight, and how do residents ask for help?
  3. Which rooms does the non-ambulatory approval cover, and what transfer support is provided?
  4. What could change whether someone can stay here?
  5. Can we see a bedroom and share a meal during a visit?
Print a visit sheetCompare saved homesOpen saved homes

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$5,500 a month to start · Covelight estimate

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Port Minoa

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