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Granny's Place #6

Small home·Licensed for 6·Mission Viejo, California

Licensed since 2023Licence #306006263Medi-Cal ALW
(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$5,250 a monthCovelight estimate · likely $4,300–$6,500
  • Home sizeLicensed for 6Small care home · a licensed care home (RCFE)
  • Ways to payMedi-Cal ALW acceptedDHCS participant list · September 23, 2026
  • Last state visitMay 22, 2026CDSS inspection record
  • Licence holderIrvine Cottages, LLCSince 2023 · 12 licensed homes

Granny's Place #6 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 since 2023. 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 #6

Is Granny's Place #6 licensed?

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

How many residents is Granny's Place #6 licensed for?

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

Has Granny's Place #6 been cited?

0 Type A and 0 Type B citations since 2023, per CDSS records as of September 13, 2026. Those records count 6 state visits over the same years.

Is Granny's Place #6 still open?

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

What does Granny's Place #6 cost?

$5,250 a month to start is a Covelight estimate, likely $4,300–$6,500. 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. What Medi-Cal’s Assisted Living Waiver covers in a care home.

Does Granny's Place #6 take Medi-Cal?

On Medi-Cal’s Assisted Living Waiver: this home appears on the DHCS participation list, September 23, 2026. Confirm eligibility and current participation with the program. 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?

Providence Mission Hospital is 2.2 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 #6 keep a resident on hospice?

Hospice care is approved on this license, per CDSS records as of September 13, 2026.

Granny's Place #6 license and inspection record

  • Name on the license: “GRANNY'S PLACE #6”, per the CDSS roster as of May 25, 2025.
  • License #306006263. 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 in 2023, per CDSS records as of September 13, 2026.
  • 6 state inspection visits since 2023, per CDSS records as of September 13, 2026.
  • 0 Type A and 0 Type B citations on file since 2023, per CDSS records as of September 13, 2026. The same records count 6 state visits in that period.
  • 0 complaints and 0 substantiated allegations on file since 2023, per CDSS records as of September 13, 2026.
  • The most recent state visit on file is May 22, 2026, 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 by the state
  • 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. APPROVED FOR SIX (6) NON-AMBULATORY. HOSPICE WAIVER APPROVED FOR SIX.

983 - RCFE / DEMENTIA · 985 - RCFE / HOSPICE

CDSS record, verbatim · September 13, 2026

As needs change

  • Staying through hospice

    Hospice waiver on file — 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

$5,250a month to start

Likely $4,300–$6,500

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

Likely monthly total

$5,250a month

Likely $4,300–$6,650

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$5,250likely $4,300–$6,500

    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 $4,300–$6,650
$5,250
First monthWith a one-time move-in fee · likely $5,000–$9,700
$7,250
How people payOn the Medi-Cal waiver list · private pay, 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 appears on the DHCS participation list, September 23, 2026. Confirm eligibility and current participation with the program. The waiver pays for care services, not room and board. For a resident on SSI/SSP, California’s 2026 standard sends $1,444.07 a month to the home for 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–$6,050.

  • 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

  • 26722 Pepita, 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 2023, the state has filed 6 documents for this home, and its records count 6 visits since 2023. The most recent is a facility evaluation report, dated May 22, 2026.

On file since
2023
State visits
6
Most recent visit
May 22, 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. Counts cover this licence since 2023.

Year by year
YearVisitsDocumentsSubstantiated2026220202511020241102023220

The last 36 months — 4 of 6 documents

The full record on the state’s site →
20262 state visits · 2 documents
May 22, 2026Facility evaluation reportReport on file

Type of visit: Case Management - Other

Licensing Program Analyst (LPA) Alvaro Ramirez, Jr. made an unannounced case management visit as Licensee notified Community Care Licensing (CCL) on May 13, 2026, that the new fire clearance had been approved. LPA was greeted and granted entry by Administrator (AD) Michelle Nesbitt. LPA explained the purpose of the visit. Fire clearance: Fire Clearance approved by a fire inspector of Orange County Fire Authority on April 27, 2026. Special conditions noted, "No change to capacity. Increased the facility from 5 bedroom 2 bathroom RCFE with 6 non-ambulatory residents to a 6 bedroom 3 bathroom RCFE with capacity for no more than 6 non-ambulatory residents." The facility is a one story house with six resident bedrooms, four bathrooms, two of which are shared bathrooms, one staff bedroom, a kitchen, a living room and an attached garage. LPA Ramirez observed a shaded patio area with furniture, and the grounds were free of any hazards. LPA also conducted a Health and Safety inspection and observed the facility to have electricity, water, and gas. Appliances, including: electric stove, microwave, washer, and dryer were observed to be operational. Fire extinguisher was observed to be fully charged with a service tag dated April 8, 2026. Resident bedrooms were observed to have the required furnishings. The kitchen was observed to be clean and organized, and a 7-day supply of non-perishable food was observed. Medications will be stored and locked in a closet by the residents' bedroom hallway. CONTINUED ON LIC809-C... Sharps were observed to be stored in a locked kitchen cabinet. All and any toxic chemicals, cleaning solutions, laundry toxins, and disinfectants were observed to be inaccessible to residents. Based on today's visit the facility is in compliance to admit residents. An exit interview was conducted with AD Nesbitt and a copy of this report was provided at the end of the inspection.the state’s words, verbatim · CDSS document, May 22, 2026
Mar 23, 2026Facility evaluation reportReport on file

Type of visit: Required - 1 Year

On March 23, 2026 Licensing Program Analyst (LPA) Garlli Tat made an unannounced visit to the facility for the purpose of conducting a required annual inspection. Upon arriving at the premises, LPA observed the facility to be vacant. No response was made upon knocking on the facility's door. LPA called Administrator Michelle Nesbit at 9:16AM. Licensee confirmed that the facility was still undergoing remodeling and does not have a fire clearance at this time. It was additionally confirmed that there were no residents currently admitted or staff assigned to working at this licensed location at this time. Michelle stated that there is no fire clearance scheduled yet, but will notify the Department when it is scheduled. Administrators arrived to assist LPA with the inspection. The home is a single-story Residential Care Facility for the Elderly. There are seven furnished bedrooms, six are private resident bedrooms and one staff bedroom. There are four bathrooms for residents and staff. The bathrooms are equipped with grab bars. Licensee ensured that the facility will be ready for move-in once the fire clearance is approved. LPA provided licensee with a copy of the report. Administrator is reminded that it is required to inform the Department when the facility has received an approved fire clearance so a facility inspection can be conducted prior to admitting residents.the state’s words, verbatim · CDSS document, Mar 23, 2026
20251 state visit · 1 document
Mar 5, 2025Facility evaluation reportReport 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 for the purpose of conducting the required annual inspection. Upon arriving on the premises, LPA observed the facility to be vacant. No response was made upon knocking on the facility's door. LPA then called Assistant Administrator Kimberly Arnett. Assistant Administrator confirmed that the facility was still undergoing remodeling and was not admitting residents at this time. It was additionally confirmed that there were no residents currently admitted or staff assigned to working at this licensed location at this time. LPA agreed to provide licensee with a copy of the present report via email before it could be signed and returned. Licensee is reminded of the necessity to inform the Department of its intent to resume admitting residents so a facility inspection can be conducted.the state’s words, verbatim · CDSS document, Mar 5, 2025
20241 state visit · 1 document
Mar 20, 2024Facility evaluation reportReport 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 for the purpose of conducting the required annual inspection visit. LPA rang the bell with no response. LPA later called Executive Administrator Tammie Sampedro who confirmed that this licensed location was not operational at this time as a result of ongoing construction. Executive Administrator and Assistant Administrator arrived later at the licensed location to assist with the visit. LPA was greeted and granted entry upon arrival. The location is confirmed by a tour of the physical plant to not be under operation at this time. Licensee is instructed to notify the Department before resuming operations. No deficiencies are noted per Title 22 of the California Code of Regulations. An exit interview was conducted and a copy of this report was provided to a facility representative.the state’s words, verbatim · CDSS document, Mar 20, 2024
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, licensed since 2023, 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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