Illustration — no photo of this home on file yet
Janet's Residential Facility for the Elderly
Mid-size home·Licensed for 8·San Francisco, California
- Care approvals on fileWheelchair · Hospice · BedriddenState licensing record · September 27, 2026
- Starting rate$5,000 a monthListed by the home on Seniorly · September 9, 2026
- Home sizeLicensed for 8Mid-size care home · a licensed care home (RCFE)
- Room at the last state visit6 of 8 beds occupiedAugust 24, 2021 · not a current opening
- Ways to payAsk the homeMedi-Cal ALW participation not on file
- Last state visitJuly 3, 2026CDSS inspection record
Janet's Residential Facility for the Elderly is a mid-size care home in San Francisco — a licensed residential care facility for the elderly (RCFE), the licence category behind “assisted living” and “board and care.” It is licensed for 8 residents since 1991. Dementia care is not on file.
Built from CDSS public records · September 27, 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 Janet's Residential Facility for the Elderly
Is Janet's Residential Facility for the Elderly licensed?
The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
How many residents is Janet's Residential Facility for the Elderly licensed for?
8 residents — a mid-size home, per CDSS records as of September 27, 2026.
Has Janet's Residential Facility for the Elderly been cited?
0 Type A and 0 Type B citations since 1991, per CDSS records as of September 27, 2026. Those records count 4 state visits over the same years.
Is Janet's Residential Facility for the Elderly still open?
This license was on the CDSS roster as of September 28, 2026.
What does Janet's Residential Facility for the Elderly cost?
$5,000 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 11 other homes of a similar licensed size in San Francisco that publish a starting rate, the middle half runs $4,155 to $5,500 a month, and the middle figure is $5,000 (n = 11 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 Janet's Residential Facility for the Elderly 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 Spires, Janet, per CDSS records as of September 27, 2026.
Is there a hospital nearby?
Laguna Honda Hospital & Rehabilitation Center is 1.8 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.
Can Janet's Residential Facility for the Elderly keep a resident on hospice?
Hospice care is approved on this license, per CDSS records as of September 27, 2026.
Janet's Residential Facility for the Elderly license and inspection record
- Name on the license: “JANET'S RESIDENTIAL FACILITY FOR THE ELDERLY”, per the CDSS roster as of May 25, 2025.
- License #380540408. The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
- Licensed for 8 residents — a mid-size home, per CDSS records as of September 27, 2026.
- Licensed to Spires, Janet, per CDSS records as of September 27, 2026.
- First licensed in 1991, per CDSS records as of September 27, 2026.
- 4 state inspection visits since 1991, per CDSS records as of September 27, 2026.
- 0 Type A and 0 Type B citations on file since 1991, per CDSS records as of September 27, 2026. The same records count 4 state visits in that period.
- 0 complaints and 0 substantiated allegations on file since 1991, per CDSS records as of September 27, 2026.
- The most recent state visit on file is July 3, 2026, per CDSS records as of September 27, 2026.
California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗
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 by the state
- Dementia / memory careNot on file · ask the home
- Hospice careApproved by the state
- BedriddenApproved · covers up to 2 residents
State licensing record · September 27, 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 OLDER. ALL GROUND FLOOR ROOMS WHEELCHAIR ACCESSIBLE. TWO (2) BEDRIDDEN RESIDENTS ALLOWED (IN BEDROOMS #1 AND #3). NON-AMBULATORY RESIDENTS ALLOWED ON 1ST AND 2ND FLOORS. LICENSE SUBJECT TO TERMS & CONDITIONS OF HOSPICE WAIVER.
985 - RCFE / HOSPICE
CDSS record, verbatim · September 27, 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 27, 2026
4 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?”
- If memory loss develops
Dementia-care designation not on file
Ask: “If memory loss develops, what would change — and when would a move be needed?”
What it costs here
This home’s starting rate
$5,000a month to start
Listed by the home on Seniorly · September 9, 2026 · See listing
Likely monthly total
$5,000a month
Likely $5,000–$5,600
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 · where the price comes from
Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.
Starting monthly rate$5,000this 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 (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 $5,000–$5,600
- $5,000
- First monthWith a one-time move-in fee · likely $5,000–$9,100
- $7,000
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.
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 worksWhere this price comes from
The home lists this starting rate on Seniorly for assisted living shared bedroom, seen September 9, 2026.
15 homes like this within 5 miles publish starting rates mostly between $4,000–$5,900.
- 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 15 nearby homes behind this estimate
- Guirola Resident CareSan Francisco · 1.4 mi · Small home$4,095Listed on Seniorly · assisted living studio · seen September 9, 2026
- Gonzales HomeSan Francisco · 1.5 mi · Small home$5,500Listed on Seniorly · seen September 9, 2026
- Cayco's Care HomeSan Francisco · 1.5 mi · Small home$4,000Listed on Seniorly · seen September 9, 2026
- Sunset GardensSan Francisco · 2.0 mi · Mid-size home$6,500Listed on Seniorly · seen September 9, 2026
- Julie's Care HomeSan Francisco · 2.3 mi · Mid-size home$5,500Listed on Seniorly · seen September 9, 2026
- Fook Hong Sf Care HomeSan Francisco · 2.4 mi · Mid-size home$5,500Listed on Seniorly · seen September 9, 2026
- Elle's Care HomeDaly City · 2.7 mi · Small home$6,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Anamarie Care HomeDaly City · 3.1 mi · Small home$4,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Quality Care Homes, LLC 2San Francisco · 3.1 mi · Small home$5,000Listed on Seniorly · seen September 9, 2026
- Sutro HeightsSan Francisco · 3.3 mi · Mid-size home$5,000Listed on Seniorly · seen September 9, 2026
- Merced Girard Residential Care FacilitySan Francisco · 4.1 mi · Mid-size home$4,500Listed on Seniorly · seen September 9, 2026
- Autumn GlowSan Francisco · 4.2 mi · Mid-size home$4,000Listed on Seniorly · assisted living one bedroom · seen September 9, 2026
- Delia's Retirement HomeSouth San Francisco · 4.7 mi · Small home$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Kimochi HomeSan Francisco · 4.8 mi · Mid-size home$4,335Listed on Seniorly · assisted living · seen September 9, 2026
- Prn Care HomeDaly City · 5.0 mi · Mid-size home$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Where it is
- 2970 25Th Avenue, San Francisco, CA 94132Address from the public record · September 27, 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 2021, the state has filed 6 documents for this home, and its records count 4 visits since 1991. The most recent is a facility evaluation report, dated July 3, 2026.
- On file since
- 2021
- State visits
- 4
- Most recent visit
- July 3, 2026
- Occupied · August 24, 2021 visit
- 6 of 8 bedsa count on that day, not an opening
We hold 1 complaint report the state published for this home, dated August 24, 2021. 1 of the 1 carries the state's recorded outcome word: “Unsubstantiated” (1). 1 includes the transcribed allegation the state investigated, word for word. Summary composed by computer from the 1 complaint report below — every count derives from them, and the documents themselves are the state's records, verbatim. We never grade, score, or color a record.
Beside homes the same size
- Type A citations0typical 0
- Type B citations0typical 0
- Substantiated allegations0typical 0
- Total complaints0typical 1
“Typical” is the statewide median across the 327 licensed mid-size homes (7–15 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 1991.
Year by year
The last 36 months — 3 of 6 documents
Jul 3, 2026Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 7/3/2026, Licensing Program Analyst(LPA) Grace Donato conducted an unannounced annual inspection. LPA met with Administrator, Janet Spires. LPA explained the purpose of the visit. LPA toured the facility. Facility is a two story facility with 3 resident rooms in the first floor and 2 resident bedrooms upstairs. All outdoor and indoor passageway are free and clear of obstruction. LPA observed sufficient furniture and lighting throughout the facility, and a comfortable temperature of 69 degF is maintained. Trash cans were observed to have touch free operated lids. All personal belongings are intact. 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. LPA observed sharps, toxins and chemicals to be locked and inaccessible to residents. Three resident records and two staff records were reviewed. Resident records are updated, complete and signed. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA received a copy of the Liability Insurance. This report is reviewed and discussed with the Administrator and a copy is provided.the state’s words, verbatim · CDSS document, Jul 3, 2026
Aug 19, 2025Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 8/19/2025, Licensing Program Analyst(LPA) Grace Donato conducted an unannounced annual inspection. LPA met with administrator, Janet Spires. LPA explained the purpose of the visit. LPA toured the facility. Facility is a two story facility with 3 resident rooms in the first floor and 2 resident bedrooms upstairs. All outdoor and indoor passageway are free and clear of obstruction. LPA observed sufficient furniture and lighting throughout the facility, and a comfortable temperature of 69 degF is maintained. Trash cans were observed to have touch free operated lids. Hot water temperature was measured at 106 degF. Auditory alarms are all working. All personal belongings are intact. Carbon monoxide monitor is 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. LPA observed sharps, toxins and chemicals to be locked and inaccessible to residents. Five resident records and five staff records were reviewed. Resident records are updated, complete and signed. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA received a copy of the Liability Insurance. This report is reviewed and discussed with the Administrator and a copy is provided.the state’s words, verbatim · CDSS document, Aug 19, 2025
Aug 27, 2024Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 8/27/2024, Licensing Program Analyst(LPA) Dominic Tobola and LPA Yi Sam Jian conducted an unannounced annual inspection. LPAs were greeted by the administrator, Janet Spires(S1) and staff Damien Spires(S2) at 10:10 AM. LPA explained the purpose of the visit. Also present were home care aide Jacqueline Lafleur, staff Karen Lopez, and 4 residents: some with dementia. LPA Tobola and LPA Jian toured and inspected the physical plant with S2 including but not limited to the kitchen, three bedrooms for residents; one bathroom; laundry area, basement and backyard area. All outdoor and indoor passageway are free and clear of obstruction. LPA observed sufficient furniture and lighting throughout the facility, and a comfortable temperature of 75 degrees F is maintained. Trash cans were observed to have touch free operated lids. All beds are at least 6" apart from each other. Hot water temperature was measured at 110 degrees Fahrenheit in resident bathroom sink, which is within the required range of 105 to 120 degrees. Auditory alarm required for resident with dementia were not operable during inspection. No accessible bodies of water or fire safety hazards observed. Fire extinguishers were found to be last serviced and inspected on September 8, 2023. Carbon monoxide detector and smoke detector system were last inspected by outside vendor on 03/2023 in the hallway. Facility has a written emergency disaster plan. Licensee stated there are no firearms or ammunition at the facility. Licensee has at least one completed first aid kit located in the kitchen. Centrally stored medications are locked in a cabinet near the kitchen entrance in the first floor. Each room is equipped with a bed for each resident working lights and a night stand. Toxins and sharps are stored appropriately and inaccessible to clients. There were sufficient supply of both perishable and nonperishable foods. Food stored in the kitchen refrigerator were properly stored. Infection control practices are reviewed: PPE supply and the environmental cleaning supply are adequate; bathrooms are equipped with soap. During resident file review, LPA found that 3 out of 4 residents needs and services plan and physician reports were in need of updating. LPA found that 2 staffs (S3) (S4) were fingerprint cleared, however not properly associated to the facility. Administrator had submitted request to update facility roaster but pending association. In addition, 2 staffs (S3) (S4) health screen were not on file. Staff training were also in need of updating, technical violation issued. Deficiency cited from the California Code of Regulations, Title 22, Division 6 of California Regulation. Appeal rights given. Failure to correct the deficiency and/or repeat deficiencies within a 12-month period may result in civil penalties.the state’s words, verbatim · CDSS document, Aug 27, 2024
What the state’s words mean
CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗
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.
- What is included in the monthly rate, and what costs extra?
- Who is awake overnight, and how do residents ask for help?
- Which rooms does the non-ambulatory approval cover, and what transfer support is provided?
- What could change whether someone can stay here?
- Can we see a bedroom and share a meal during a visit?
Other homes nearby
The nearest licensed homes in San Francisco County, closest first. Every listed home appears on the same terms.
Tlc Home Care II
San Francisco · Mid-size home · 0.2 mi away
$5,450 a month to start · Covelight estimate
Gentle Hands Seniors
San Francisco · Small home · 0.7 mi away
$5,400 a month to start · Covelight estimate
Byxbee Home
San Francisco · Small home · 1.0 mi away
$4,750 a month to start · Covelight estimate
Care and Care Residence II
San Francisco · Small home · 1.4 mi away
$4,600 a month to start · Covelight estimate
Guirola Resident Care
San Francisco · Small home · 1.4 mi away
$4,095 a month to start · Listed by the home
Assisted livingGonzales Home
San Francisco · Small home · 1.5 mi away
$5,500 a month to start · Listed by the home