Illustration — no photo of this home on file yet

Kim's Love & Care

Small home·Licensed for 6·West Hills, California

Licensed since 1988Licence #191220759
  • Care approvals on fileWheelchair · Dementia · HospiceState licensing record · September 13, 2026
  • Estimated starting rate$4,550 a monthCovelight estimate · likely $3,700–$5,600
  • Home sizeLicensed for 6Small care home · a licensed care home (RCFE)
  • Ways to payAsk the homeMedi-Cal ALW participation not on file
  • Last state visitJuly 15, 2025CDSS inspection record

Kim's Love & Care is a small care home in West Hills — 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 1988. 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 Kim's Love & Care

Is Kim's Love & Care licensed?

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

How many residents is Kim's Love & Care licensed for?

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

Has Kim's Love & Care been cited?

0 Type A and 0 Type B citations since 1988, per CDSS records as of September 13, 2026. Those records count 3 state visits over the same years.

Is Kim's Love & Care still open?

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

What does Kim's Love & Care cost?

$4,550 a month to start is a Covelight estimate, likely $3,700–$5,600. 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 16 small homes within 10 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 228 other homes of a similar licensed size across Los Angeles County that publish a starting rate, the middle half runs $4,000 to $6,300 a month, and the middle figure is $5,000 (n = 228 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 Kim's Love & Care 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 Masterson, Kim, per CDSS records as of September 13, 2026.

Is there a hospital nearby?

UCLA West Valley Medical Center is 1.7 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can Kim's Love & Care keep a resident on hospice?

Hospice care is approved on this license, covering up to 3 residents, per CDSS records as of September 13, 2026.

Kim's Love & Care license and inspection record

  • Name on the license: “KIM'S LOVE & CARE”, per the CDSS roster as of May 25, 2025.
  • License #191220759. 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 Masterson, Kim, per CDSS records as of September 13, 2026.
  • First licensed in 1988, per CDSS records as of September 13, 2026.
  • 3 state inspection visits since 1988, per CDSS records as of September 13, 2026.
  • 0 Type A and 0 Type B citations on file since 1988, per CDSS records as of September 13, 2026. The same records count 3 state visits in that period.
  • 0 complaints and 0 substantiated allegations on file since 1988, per CDSS records as of September 13, 2026.
  • The most recent state visit on file is July 15, 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 3 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
6 NON-AMBULATORY IN BEDROOMS #1, #2, AND #3.HOSPICE WAIVERS FOR 3.

983 - RCFE / DEMENTIA

CDSS record, verbatim · September 13, 2026

As needs change

  • Staying through hospice

    Hospice waiver on file · covers up to 3 — 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

$4,550a month to start

Likely $3,700–$5,600

From 16 nearby homes that publish rates · this home’s rate is not on file

Likely monthly total

$4,550a month

Likely $3,700–$5,800

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$4,550likely $3,700–$5,600

    Covelight’s estimate starts from the rates 16 small homes within 10 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 $3,700–$5,800
$4,550
First monthWith a one-time move-in fee · likely $4,350–$8,900
$6,550
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 16 small homes within 10 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.

16 homes like this within 10 miles publish starting rates mostly between $4,150–$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 16 nearby homes behind this estimate

Where it is

  • 24107 Victory Blvd, West Hills, CA 91307Address 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 2022, the state has filed 3 documents for this home, and its records count 3 visits since 1988. The most recent is a facility evaluation report, dated July 15, 2025.

On file since
2022
State visits
3
Most recent visit
July 15, 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. Counts cover this licence since 1988.

Year by year
YearVisitsDocumentsSubstantiated202511020241102022110

The last 36 months — 2 of 3 documents

20251 state visit · 1 document
Jul 15, 2025Facility evaluation reportReport on file

Type of visit: Required - 1 Year

At approximately 12:15 p.m. on 07/15/25, Licensing Program Analyst (LPA) Nicholas Reed conducted an unannounced annual inspection. LPA met with the licensee and disclosed the reason for the visit. The facility was last visited on 05/28/24 for an annual visit. It is a single story building with four (04) bedrooms, two (02) bathrooms, kitchen, common areas, pool, and outdoor areas. It has an approved fire clearance for six (06) nonambulatory residents. Approved hospice waiver for one (01). The front gate was unlocked, and the front yard was well maintained. There was a shaded seating area under the front porch with furniture in good condition and exercise equipment. A screening station at the front contained a visitor log, digital thermometer, hand sanitizer, and test kits. Walls, floors, ceilings, windows, and screens were clean and in good repair. At 12:30 p.m. LPA measured the room temperature to be 73 degrees Fahrenheit. Postings at the front and in the kitchen included Ombudsman contacts, confidential complaint contacts, facility license, administrator certificate, rights of resident councils, emergency disaster plan, a blank copy of an admission agreement, and resident rights. The living room contained furniture in good repair, reading material, an office space, and an appropriately covered fireplace. LPA observed an adequate supply of perishable and non-perishable food in the kitchen and pantry. All surfaces were clean. The stove hood was sanitary and newly remodeled. Sharp objects were locked under a dining room counter. Cleaning solutions were locked under the sink. Medications were locked above a pantry. At approximately 12:45 p.m. LPA observed a fully charged fire extinguisher in the kitchen. It was purchased on 01/16/25 and had a receipt attached. A locked storage closet near the main entrance contained cleaning supplies. A laundry area located near the kitchen contained a washer and dryer in good condition. LPA also observed a fully-stocked first aid kit by the appliances. The facility had four (04) bedrooms. Two (02) bedrooms are designated for staff. Both staff rooms were free of hazards and clean. Bedroom #3 was private and Bedroom #2 was shared. All bedrooms contained a chair, nightstand, lamp, storage, and bed with adequate bedding. All furnishings were clean and in good condition. All emergency exits were unlocked and free of obstructions. Two (02) out of two (02) auditory alarms on resident bedroom exits were on and operational. Two (02) out of two (02) auditory alarms at the front and rear exits were also on and operational. The facility had two (02) bathrooms. All bathrooms contained liquid soap, paper towels, handwashing instruction signs, trash cans with tight fitting lids, grab bars near the toilet and shower, and a non-skid mat in the shower. At approximately 1:00 p.m. LPA measured the water temperature in the large bathroom to be 107.2 degrees Fahrenheit. The back yard was well maintained. A storage shed was locked and contained gardening tools. The pool was fenced and the gate was locked with a padlock. A covered seating area was located by the pool. Furniture was in good condition. All emergency exit paths were free from obstructions. Two (02) out of two (02) exit gates were unlocked. At 1:30 p.m. LPA tested the carbon monoxide and smoke detector to be operational. At approximately 1:40 p.m. LPA reviewed resident and personnel files. All files were complete and available for audit. During today's inspection, the facility is in compliance with Title 22 regulations. No immediate health or safety hazards were observed during today’s inspection. Exit interview conducted. Copy of report provided.the state’s words, verbatim · CDSS document, Jul 15, 2025
20241 state visit · 1 document
May 28, 2024Facility evaluation reportReport on file

Type of visit: Required - 1 Year

At 1:30 p.m. on 05/28/2024, Licensing Program Analyst (LPA) Nicholas Reed conducted an unannounced annual inspection. LPA met with staff and disclosed the reason for the visit. The facility was last visited on 05/12/2022 for an annual visit. It is a single story building with four (04) bedrooms, two (02) bathrooms, kitchen, common areas, pool, and outdoor areas. It has an approved fire clearance for 6 nonambulatory residents. Approved hospice waiver for 1. LPA and staff toured the facility inside and out at 1:40 p.m. The front gate was unlocked with an inward facing, self-closing latch. The front yard was well maintained. There was a shaded seating area under the front porch with furniture in good condition. A screening station at the front contained a visitor log, digital thermometer, sanitizing wipes, hand sanitizer, N95 masks, and test kits which were all locked. Walls, floors, ceilings, windows, and screens were clean and in good repair. At 1:50 p.m. LPA measured the room temperature to be 74 degrees Fahrenheit. Postings included Ombudsman contacts, confidential complaint contacts, facility license, administrator certificate, rights of resident councils, and resident rights. The facility has four (04) bedrooms. Two (02) bedrooms are designated for staff. Both staff rooms were free of hazards and clean. Bedroom #3 is private and Bedroom #2 is shared. All bedrooms contained a chair, nightstand, lamp, storage, and bed with adequate bedding. All furnishings were clean and in good condition. All emergency exits were unlocked and free of obstructions. LPA observed an adequate supply of perishable and non-perishable food. All surfaces were clean. The stove hood was sanitary. Sharp objects were locked under a counter. Cleaning solutions were locked under the sink. Medications were locked above a pantry. At 2:00 p.m. LPA observed a fully charged fire extinguisher in the kitchen. It was purchased on 10/10/2023. Two (02) storage closets contained resident clothes and extra supplies. A laundry area was located near the kitchen. LPA observed a washer and dryer in good condition. LPA also observed a first aid kit by the appliances. All emergency exit paths were free from obstructions. Exit gates and doors were unlocked. At 2:10 p.m. LPA tested the carbon monoxide and smoke detector to be operational. The back yard was well maintained. A storage shed was locked. The pool was fenced and the gate was locked in two (02) places with padlocks. A covered seating area was located by the pool. Furniture was in good condition. The facility has two (02) bathrooms. All bathrooms contained liquid soap, paper towels, handwashing instruction signs, trash cans with tight fitting lids, grab bars near the toilet and shower, and a non-skid mat in the shower. At 2:45 p.m. LPA measured the water temperature in the large bathroom to be 110.6 degrees Fahrenheit. During today's inspection, the facility is in compliance with Title 22 regulations. Exit interview conducted. Copy of report provided.the state’s words, verbatim · CDSS document, May 28, 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.

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?

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