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Small home · Licensed for 6 · Irvine
Irvine Cottage #3
17 Yorktown, Irvine, CA 92620Licensed since 2023
Overview
No openings reported
- Approved by the state: Wheelchair · Dementia · HospiceState licensing record · October 26, 2026
- Ways to pay: Medi-Cal ALW acceptedDHCS participant list · October 1, 2026
- Licensed for 6: a small care homeThe state license record
Ask this home
Free for families. A home gets your number only if you say yes.
Care and support
- Wheelchairup to 6 residents
- Dementia
- Hospiceup to 6 residents
Not on file: bedridden 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 AND OVER. APPROVED FOR SIX (6) NON-AMBULATORY. HOSPICE WAIVER APPROVED FOR SIX.
983 - RCFE / DEMENTIA · 985 - RCFE / HOSPICE
CDSS record, verbatim · October 26, 2026
Care services
Assisted living
Reported on irvinecottages.com · seen October 27, 2026.
Security system
Reported on irvinecottages.com · seen October 27, 2026.
As needs change
Staying through hospice
Hospice waiver on file · covers up to 6 — care may continue at the end of life
State licensing record · October 26, 2026
If memory loss develops
Dementia-care designation on file
State licensing record · October 26, 2026
We’ll ask for you. Not on file for Irvine Cottage #3: two-person transfers or a lift, who is awake overnight and help with medicines. When we check availability, we ask about these too.
Check availabilityWhat it costs here
Covelight estimate
$5,500a month to start
Likely $4,500–$6,800
From 8 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$5,500likely a month
Starting monthly rate$5,500likely $4,500–$6,800
Covelight’s estimate starts from the rates 8 small homes and similar 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 $4,500–$6,950
- $5,500
- First monthWith a one-time move-in fee · likely $5,300–$10,100
- $8,000
How people payOn the Medi-Cal waiver list · private pay, 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 appears on the DHCS participation list, October 1, 2026. Confirm eligibility and current participation with the program. The waiver pays for care services, not room and board. On the waiver, a resident on SSI/SSP pays the home $1,444.07 a month 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.
Rates at nearby homes8 nearby homes publish starting rates of $5,000 to $11,700
8 homes like this within 5 miles publish starting rates mostly between $5,400–$7,500.
- Sweetwater Senior Care IIIrvine · 1.3 mi · Small home$6,500Listed on Seniorly · assisted living private room · seen September 9, 2026
- Whispering Oaks - WaverlyIrvine · 1.4 mi · Small home$5,500Listed on Seniorly · assisted living private room · seen September 9, 2026
- Primacare Home at RoxburyIrvine · 1.6 mi · Small home$5,595Listed on Seniorly · assisted living studio · seen September 9, 2026
- Tustin Senior HomeTustin · 2.7 mi · Small home$6,500Listed on Seniorly · assisted living private room · seen September 9, 2026
- Silverado Senior Living-Tustin HaciendaTustin · 3.6 mi · Mid-size home$11,700Listed on Seniorly · memory care studio · seen September 9, 2026. We don’t have this home’s dementia-care disclosure. California requires a home that advertises dementia care to describe that care in writing when you ask.
- Traditions at Lucero WayTustin · 4.0 mi · Small home$7,500Listed on Seniorly · assisted living private room · seen September 9, 2026
- Coastal Charm of TustinNorth Tustin · 4.4 mi · Small home$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Suncoast Senior CareTustin · 4.9 mi · Small home$8,000Listed on Seniorly · assisted living one bedroom · seen September 9, 2026
How this estimate worksWithin 25% for 7 in 10 homes in testing
Covelight’s estimate starts from the rates 8 small homes and similar 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.
An estimate for planning, not a quote. A home sets the price after hearing about the care needed.
Daily life
Rooms, meals, activities and house rules, in the home’s own words. Open any detail to see where it came from.
Rooms & the spaces they will use (2)The room opens directly onto a patio, porch or garden · Amenities
The room opens directly onto a patio, porch or garden
Reported on irvinecottages.com · seen October 27, 2026.
AmenitiesLocked garages with keypad · TV access · Natural Lighting (skylights and extra windows) · Locked garages (keypad)
Reported on irvinecottages.com · seen October 27, 2026.
Activities & the rhythm of a day (1)The shape of an ordinary day, as the home describes it
The shape of an ordinary day, as the home describes itEncourages all residents to participate in daily programs
Reported on irvinecottages.com · seen October 27, 2026.
About the home (1)Brand or trade name
Brand or trade nameIrvine Cottage #3
Reported on irvinecottages.com · seen October 27, 2026.
Where it is
17 Yorktown, Irvine, CA 92620Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.
Opening the neighborhood map…
- Encompass Health Rehabilitation Hospital of TustinHospital · General acute care, on the state’s list2.6 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 directionsThe 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 #306006258 · See the state’s own record
The last 36 months — 4 of 5 documents
Complaint outcomes in these 36 months, in the state’s words: 1 “Unsubstantiated”.
20261 state visit · 1 document
Apr 23, 2026Facility evaluation reportRoutine visitReport on file
Type of visit: Required - 1 Year
Licensing Program Analyst (LPA) Andrea Mendivil made an unannounced visit to the facility today to conduct an Annual Required inspection. LPA was greeted and granted entry by staff and explained the reason for the visit. The facility is a one story building with an approved fire clearance for six non-ambulatory residents of which six may be on hospice. The facility currently has a census of six residents. During today’s visit, LPA toured the facility and inspected the physical plant, including but not limited to testing all smoke detectors, testing hot water temperature in three bathrooms. The hot water temperature measured between 112.2 and 118.9 degrees Fahrenheit and all smoke detectors were operational. The facility’s last fire drill was conducted on March 01, 2026. LPA inspected the facility food supply and observed the facility retained a minimum of two days perishable and seven days non-perishable food on hand. LPA observed medication storage and reviewed the centrally stored medications. Per review completed medication appear to be being given as prescribed. LPA reviewed two out of two staff training and fingerprint records. LPA conducted a complete review of resident records. LPA confirmed that administrator has a current administrator certificate which expires on July 21, 2026 Based on the observations made during today’s visit no deficiencies cited on this date. An exit interview was conducted and a copy of this report was provided.the state’s words, verbatim · CDSS document, Apr 23, 2026
20252 state visits · 2 documents
Apr 15, 2025Facility evaluation reportRoutine visitReport on file
Type of visit: Required - 1 Year
Licensing Program Analyst (LPA) Andrea Mendivil made an unannounced visit to the facility today to conduct an Annual Required inspection. LPA was greeted and granted entry by staff and explained the reason for the visit. The facility is a one story building with an approved fire clearance for six non-ambulatory residents of which six may be on hospice. The facility currently has a census of four residents. During today’s visit, LPA toured the facility and inspected the physical plant, including but not limited to testing all smoke detectors, testing hot water temperature in three bathrooms. The hot water temperature measured between 108 and 116 degrees Fahrenheit and all smoke detectors were operational. The facility’s last fire drill was conducted on March 01, 2025. LPA inspected the facility food supply and observed the facility retained a minimum of two days perishable and seven days non-perishable food on hand. LPA observed medication storage and reviewed the centrally stored medications. Per review completed medication appear to be being given as prescribed. LPA reviewed two out of two staff training and fingerprint records. LPA conducted a complete review of resident records. LPA confirmed that administrator has a current administrator certificate which expires on July 21, 2026 Based on the observations made during today’s visit no deficiencies cited on this date. An exit interview was conducted with Administrator Kimberly Arnett and a copy of this report was provided.the state’s words, verbatim · CDSS document, Apr 15, 2025
Mar 12, 2025Complaint investigation reportUnsubstantiated
Allegation investigated: AM Facility staff are physical with resident
Licensing Program Analyst (LPA) Ruth Martinez visited the facility to deliver findings for the investigation into the above identified complaint allegation. LPA arrive at facility was greeted and granted entry by caregiver. LPA spoke with Kimberly Arnett, Administrator and explained the purpose of the visit. Findings are based upon this investigation which included resident file review, tour of the physical plant of the facility and interviews conducted. It is alleged AM facility staff are physical with resident. Interview with 2 of 2 staff stated that resident (R1) would often hit their arm in the bed rails when getting ready in the morning, at times got agitated with staff and R1 was on dialysis and medication for the blood which staff noticed R1 would bruise easy. Review of resident medication it was observed that R1 was taking Aspiring Cotinued on LIC9099-C Unsubstantiated and Renvela which can play a role in the bruising. Interview with 2 of 2 facility residents stated that they have never seen staff be aggressive or grab roughly towards any resident. Based on the information mentioned above, the Department is unable to ascertain if the allegation occurred as reported. Although the allegations may have happened or is valid, there is not a preponderance of evidence to prove or refute the alleged violation occurred; therefore, this allegation is deemed Unsubstantiated. An exit interview was conducted with Administrator and a copy of this LIC9099 report was left at facility.the state’s words, verbatim · CDSS document, Mar 12, 2025 · control 22-AS-20250127132510
20241 state visit · 1 document
May 23, 2024Facility evaluation reportRoutine visitReport on file
Type of visit: Required - 1 Year
Licensing Program Analyst (LPA) Rose Ruppert made an unannounced visit to the facility today to conduct an Annual Required Evaluation. LPA was greeted and granted entry by Elinor Lagman, Caregiver. During today’s visit, LPA met with Kimberly Walters, Administrator (AD), Michelle Nesbitt, Compliance Manager, and Jozef Springer, Executive Administrator. The facility is a single story building with an approved fire clearance of six non-ambulatory residents of which six may be on hospice. The facility currently has a census of five residents in care with three on hospice. During today’s visit, LPA toured the facility and inspected the physical plant, including but not limited to testing all smoke detectors, testing hot water temperature in three of three resident bathrooms, and testing auditory devices on all exits. The hot water temperature measured between 106.8 and 110.8 degrees F and all smoke detectors were operational. There were two charged fire extinguishers that were serviced on April 11, 2024. The facility’s last fire/earthquake drill was conducted on March 1, 2024. LPA inspected the facility food supply and observed the facility retained a minimum of two days perishable and seven days non-perishable food on hand. LPA observed medication storage and reviewed the centrally stored medications. Per review medication appear to be being given as prescribed. LPA conducted a complete review of resident and staff records. LPA interviewed alert residents regarding their quality of care and spoke to staff present regarding care provided. LPA confirmed that administrator has a current administrator certificate which expires on July 21, 2024. Based on the observations made during today’s visit, the facility appears to be in compliance with Title 22 Division 6 of the California Code of Regulations, no deficiency cited on this date. An exit interview was conducted with AD Kimberly Walters and a copy of the report was given at the time of the visit.the state’s words, verbatim · CDSS document, May 23, 2024
Earlier years2023 · 1 document
20231 state visit · 1 document
Mar 29, 2023Facility evaluation reportPrelicensingReport on file
Type of visit: Prelicensing
Licensing Program Analysts (LPAs) Claudia Gutierrez and Dwayne Mason made an announced visit to the facility for purpose of conducting a pre-licensing inspection. LPAs arrived at the facility and were greeted and granted entry by Compliance Manager (CM) Michelle Nesbitt. An application to operate an Residential Care Facility for Elderly (RCFE) for (6) capacity, (6) ambulatory, (0) non-ambulatory, and (0) bedridden clients was received by CCL on 11/15/2022. Structure: The facility is a one-story house with five resident bedrooms, three bathrooms, living room, kitchen, staff bedroom, and an attached two car garage. LPA observed the See Something, Say Something poster (PUB 475) in the facility mounted on the wall in the living room area. There is a back yard with two exit gates on each side of the house. There is a shaded seating area in the backyard. LPAs did not observe any obstacles or hazards in the backyard. Client Bedrooms All resident bedrooms had the required furnishings. LPA observed all resident beds had linens and blankets. LPAs observed all windows were screened. Signal system There is no signal system. Toxins: All and any toxic chemicals, cleaning solutions, laundry toxins and disinfectants are inaccessible to residents. Resident & Staff Files: Records will be kept locked in storage cabinet located in the kitchen. Medications, First-Aid Kit & Book: Medication will be stored in a locked cabinet. First aid kit is stored with the medication. The first aid kit has all the required elements. Pool/Jacuzzi: No bodies of water were observed. Fire Extinguisher: All fire extinguishers are fully charged. Reading Material, Games, Equipment & Materials: The facility has puzzles, Bingo, and card games will also be kept for resident use. Fire clearance: Was approved by a fire inspector of Orange County Fire Authority on 12/16/2022. No special conditions noted. Component III: Conducted at the Pre-Licensing visit, information provided about how to operate the facility within compliance and reporting requirements. Bedrooms Staff: One bedroom will be occupied by staff. Bathrooms: All bathrooms have working plumbing and designated hand washing posters. Hot water measured at 108.6 degrees Fahrenheit. Linens & Hygiene Supplies: A supply of extra linen was stored in the hallway storage. Emergency Phone Numbers, Exit Plan & Menu: Posted and available for review an emergency disaster plan with means of exiting and emergency phone numbers listed. Menu was posted and visible. Food Service: There is a supply of 2-day perishable and 7-day of non-perishable food on hand. Smoke Detectors: Smoke detectors and carbon monoxide detectors tested operational. Appliances: Gas four burner stove with 1 oven, 1 refrigerator, microwave, washer, and dryer are operational. CM was notified that the final application approval will be issued by the Centralized Applications Bureau in Sacramento. Exit interview was conducted and a copy of this report was provided to CM.the state’s words, verbatim · CDSS document, Mar 29, 2023
License holder
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.
- Irvine Cottage #2 · Irvine
- Irvine Cottage #1 · Irvine
- Irvine Cottage #5 · Irvine
- Granny's Place #6 · Mission Viejo
- Irvine Cottage #4 · Irvine
- Granny's Place #8 · Mission Viejo
- Irvine Cottage #7 · Irvine
- Granny's Place #2 · Mission Viejo
- Granny's Place #11 · Mission Viejo
- Granny's Place #9 · Mission Viejo
- Granny's Place #10 · Mission Viejo
The state’s totals for this licenseSince 2023, as the state’s facility page counts them
- State visits on file
- 5
- Total complaints
- 1
- Substantiated allegations
- 0
- Type A citations
- 0
- Type B citations
- 0
These are the state’s own totals for this license since 2023, 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 | 1 | 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
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.
Frequently asked questions
A citation does not make a home unsafe, and an empty file does not make a home good.
Quick answers about Irvine Cottage #3
Is Irvine Cottage #3 licensed?
The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.
How many residents is Irvine Cottage #3 licensed for?
6 residents — a small home, per CDSS records as of October 26, 2026.
Has Irvine Cottage #3 been cited?
0 Type A and 0 Type B citations since 2023, per CDSS records as of October 26, 2026. Those records count 5 state visits over the same years.
Is Irvine Cottage #3 still open?
This license was on the CDSS roster as of November 11, 2026.
What does Irvine Cottage #3 cost?
$5,500 a month to start is a Covelight estimate, likely $4,500–$6,800. 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 8 small homes and similar 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.
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. What Medi-Cal’s Assisted Living Waiver covers in a care home.
Does Irvine Cottage #3 take Medi-Cal?
On Medi-Cal’s Assisted Living Waiver: this home appears on the DHCS participation list, October 1, 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 October 26, 2026. See the homes licensed to Irvine Cottages, LLC — at least 17 on the state roster.
Is there a hospital nearby?
Encompass Health Rehabilitation Hospital of Tustin is 2.6 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.
Can Irvine Cottage #3 keep a resident on hospice?
Hospice care is approved on this license, covering up to 6 residents, per CDSS records as of October 26, 2026.
Irvine Cottage #3 license and inspection record
- Name on the license: “IRVINE COTTAGE #3”, per the CDSS roster as of May 25, 2025.
- License #306006258. The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.
- Licensed for 6 residents — a small home, per CDSS records as of October 26, 2026.
- Licensed to Irvine Cottages, LLC, per CDSS records as of October 26, 2026.
- First licensed in 2023, per CDSS records as of October 26, 2026.
- 5 state inspection visits since 2023, per CDSS records as of October 26, 2026.
- 0 Type A and 0 Type B citations on file since 2023, per CDSS records as of October 26, 2026. The same records count 5 state visits in that period.
- 1 complaint and 0 substantiated allegations on file since 2023, per CDSS records as of October 26, 2026. One complaint can carry several allegations.
- The most recent state visit on file is April 23, 2026, per CDSS records as of October 26, 2026.
California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗
Nearby
Other homes nearby
Licensed homes near this one in Orange County, most information on file first. Every listed home appears on the same terms.
- Map
Estimated starting rate
$5,350 a month to start
Covelight estimate · likely $4,400–$6,600On the state record
- Wheelchair: on the state record
- Hospice: on the state record
- Map
Starting rate
$6,500 a month to start
Listed by the home on Seniorly · September 9, 2026On the state record
- Wheelchair: on the state record
- Hospice: on the state record
- Bedridden: on the state record
- Map
Estimated starting rate
$5,500 a month to start
Covelight estimate · likely $4,500–$6,800On the state record
- Wheelchair: on the state record
- Dementia: on the state record
- Hospice: on the state record
- Map
Estimated starting rate
$5,550 a month to start
Covelight estimate · likely $4,550–$6,850On the state record
- Wheelchair: on the state record
- Dementia: on the state record
- Hospice: on the state record
- Map
Estimated starting rate
$5,300 a month to start
Covelight estimate · likely $4,350–$6,550On the state record
- Wheelchair: on the state record
- Hospice: on the state record
- Map
Estimated starting rate
$5,400 a month to start
Covelight estimate · likely $4,400–$6,650On the state record
- Wheelchair: on the state record
- Hospice: on the state record
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