Small home · Licensed for 6 · North Hills

North Hills Villa

16437 Parthenia St, North Hills, CA 91343Licensed since 2022

Overview

Estimated starting rate

$4,500 a month

Covelight estimate · likely $3,650–$5,550 See costs

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

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Care and support

Wheelchairup to 6 residents
Dementia
Hospiceup to 4 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. FIRE CLEARANCE APPROVED FOR SIX (6) NON-AMBULATORIES. LICENSED IS SUBJECT TO TERMS AND CONDITIONS TO HOSPICE WAIVER APPROVED FOR FOUR (4) HOSPICE RESIDENTS. DEMENTIA PLAN SUBMITTED.

935 - ELDERLY · 983 - RCFE / DEMENTIA · 985 - RCFE / HOSPICE

CDSS record, verbatim · October 26, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 4 — 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 North Hills Villa: two-person transfers or a lift, who is awake overnight and help with medicines. When we check availability, we ask about these too.

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What it costs here

Covelight estimate

$4,500a month to start

Likely $3,650–$5,550

From 9 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$4,500likely a month

Room

Daily care

Sharing the room

Starting monthly rate$4,500likely $3,650–$5,550
Covelight’s estimate starts from the rates 9 small homes within 3 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 $3,650–$5,750: $4,500
First monthWith a one-time move-in fee · likely $4,350–$8,950: $7,000

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.

If the money runs out, what Medi-Cal covers

Rates at nearby homes9 nearby homes publish starting rates of $3,000 to $7,500

9 homes like this within 3 miles publish starting rates mostly between $3,450–$6,750.

Healthy Life Service FacilityNorth Hills · 1.0 mi · Small home
$5,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Alaga HomesNorthridge · 1.4 mi · Small home
$6,000Listed on Seniorly · assisted living private room · seen September 9, 2026
Breath of Sunshine PlusNorthridge · 1.6 mi · Small home
$3,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Breath of SunshineNorth Hills · 1.7 mi · Small home
$3,500Listed on Seniorly · seen September 9, 2026
A Paradise in the ValleyNorthridge · 1.8 mi · Small home
$5,000Listed on Seniorly · assisted living one bedroom · seen September 9, 2026
California State Health GroupNorth Hills · 2.2 mi · Small home
$3,000Listed on Seniorly · seen September 9, 2026
Mom and Dads RetreatVan Nuys · 2.4 mi · Small home
$3,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Grant Serenity Homes of SF ValleyVan Nuys · 2.6 mi · Small home
$7,500Listed on Seniorly · assisted living private room · seen September 9, 2026
Grant Serenity of Granada HillsGranada Hills · 3.0 mi · Small home
$7,500Listed on Seniorly · assisted living private room · seen September 9, 2026

How this estimate worksWithin 25% for 7 in 10 homes in testing

Covelight’s estimate starts from the rates 9 small homes within 3 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.

Ask for the price

An estimate for planning, not a quote. A home sets the price after hearing about the care needed.

Daily life

Daily life here is not on file yet. Most small homes haven’t published it, and that says nothing about the home.

The best way to see it is a visit.

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Where it is

16437 Parthenia St, North Hills, CA 91343Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

Mission Community HospitalHospital · General acute care, on the state’s list2 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 directions

The 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 #197610277 · See the state’s own record

The last 36 months — 2 of 4 documents

20252 state visits · 2 documents

Nov 19, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

Licensing Program Analyst (LPA), Tihesha Smith conducted an unannounced Required 1-year inspection at this facility at approximately 10:35 am. LPA Smith knocked at door, but no one answered. LPA Smith called and briefly spoke with the administrator at approximately 10:43 am. The administrator revealed that there are no staff or residents currently residing in the facility. The administrator arrived and LPA Smith disclosed the purpose of the visit. The facility is a single story building with seven (07) bedrooms, and two (02) bathrooms. It has an approved fire clearance for six (06) non-ambulatory residents. The facility is currently operating as an independent living home with five (05) tenants who perform all activities of daily living independently and do not require any assistance. The bathrooms contain soap, paper towels, trash can with a lid, and non-skid mats in the shower. The water temperature in bathrooms measured to be 115 &120.3 degrees Fahrenheit. LPA observed a supply of perishable and non-perishable foods in the kitchen. Appliances observed to be in good condition. The medication to be stored and locked in kitchen cabinets near refrigerator. Laundry area is located at side of the kitchen. Laundry appliances were observed to be in good repair.Toxin observed to be locked and locked under kitchen sink. Sharps locked in kitchen cabinet. Fire extinguisher mounted to kitchen wall observed to be charged. The smoke and carbon monoxide detectors tested to be operational at 11:55 am. No immediate health or safety hazards were observed; however, a case management visit will need to be conducted before any residents are accepted due to home operating as an independent home with temporary relocation of furniture and other items within the home. Exit interview conducted. Copy of report provided.the state’s words, verbatim · CDSS document, Nov 19, 2025

Mar 19, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

At approximately 9:30 a.m. on 03/19/25 Licensing Program Analyst (LPA) Nicholas Reed conducted an unannounced annual visit. LPA met with the administrator and disclosed the reason for the visit. A file review was conducted prior to today’s visit. The facility was last visited on 10/14/2022 for a prelicensing visit. It is a single story building with seven (07) bedrooms, two (02) bathrooms, kitchen, laundry room, common areas, and outdoor areas. It has an approved fire clearance for six (06) nonambulatory residents. Approved hospice waivers for four (04). Upon arrival, the administrator informed LPA that there are no staff or residents currently residing in the facility. The facility is waiting on eligibility for the Assisted Living Waiver Program and is operating as an independent living home with six (06) tenants who perform all activities of daily living independently without the need for licensed care and supervision. LPA observed a maintained front yard with a variety of trees and plants. Postings in the kitchen included confidential complaints contacts, emergency disaster plan, rights of resident councils, personal rights, and the facility sketch. Walls, floors, windows, screens, and blinds were clean and in good repair. At 9:40 a.m. LPA measured the room temperature to be 75 degrees Fahrenheit. The living room contained a television, reading material, and furniture in good repair. A fireplace was appropriately covered and turned off. The facility has seven (07) bedrooms. One (01) bedroom is designated as a staff room. The staff room was unlocked and free of hazards. Other bedrooms were locked and unoccupied. The facility has two (02) bathrooms. Bathrooms contained liquid soap, paper towels, trash can with a tight fitting lid, grab bars near the shower, and a non-skid mat in the shower. At approximately 10:00 a.m. LPA measured the water temperature in Bathroom #1 to be 119.6 degrees Fahrenheit. LPA observed an adequate supply of perishable and non-perishable foods in the kitchen. Appliances were in good condition. Cleaning solutions were locked under the sink. Sharps were locked above the counter top. The stove surface and hood were clean. The medication storage area was locked and located near the refrigerator. A washing machine and dryer were located in the laundry area. Both were in working order. Two (02) out of two (02) emergency exit paths were free from obstructions. Exit gates were unlocked. At 10:05 a.m., smoke and carbon monoxide detectors were tested and operational. At approximately 10:15 a.m. LPA observed a fully charged fire extinguisher in the kitchen. During today's inspection, the facility was in compliance with Title 22 regulations. No immediate health or safety hazards were observed. Exit interview conducted. Copy of report provided.the state’s words, verbatim · CDSS document, Mar 19, 2025

Earlier years2022 · 2 documents

20222 state visits · 2 documents

Oct 14, 2022Facility evaluation reportPrelicensingReport on file

Type of visit: Prelicensing

Licensing Program Analyst (LPA) Patrick Shanahan, arrived at the facility in order to conduct a pre-licensing visit. The LPA was greeted by the facility administrator and was able to tour the home inside and out. This is a new facility pre licensing and there were no residents present during the visit. The inspection tool was used to conduct this visit. The home has 3 bedrooms and 2 bathrooms for residents use. There is also one staff room, 2 storage rooms and one office at the facility. The smoke alarms and carbon monoxide detectors were tested and functioned properly. A functional fire extinguisher was observed in the kitchen. No deficiencies were observed during today's visit. Component III was conducted during the visit. This report will be sent to the Centralized Application Bureau (CAB) You will be notified by the CAB Analyst when your license has been approved. You are not allowed to begin operating until you have been notified that your license has been approved by the CAB analyst. Failure to comply could affect approval of your license. Exit interview conducted and report issued.the state’s words, verbatim · CDSS document, Oct 14, 2022

Sep 28, 2022Facility evaluation reportOfficeReport on file

Type of visit: Office

Component II completion: Successful Facility Type: Residential Care Facility for Elderly (RCFE) Application Type: Initial Capacity: 6 Census (if any clients in care): 0 COMP II Participants: Arsen Ter-Arsenyan, Administrator Interview Method: Telephone interview On September 28, 2022 at 10:00 AM, Administrator participated in COMP II. Identification of the Administrator was verified through interview questions based on photo ID and other identifying personal information. During COMP II, Administrator confirmed the understanding of the California Code Title 22 Regulations. During COMP II, CAB Analyst confirmed Administrator’s understanding of following areas: 1. Facility Operation: License type, client/resident populations, and program 2. Admission Policies 3. Staffing Requirements/CPMB Associations & Training 4. Restrictive/Prohibited Health Conditions 5. General Provisions 6. Emergency Preparedness 7. Complaints & Reporting 8. Pre-licensing Readiness Exit interview conducted with Administrator. Copy of report sent via email pdf and informed Administrator to return sign copy by end of close of business today.the state’s words, verbatim · CDSS document, Sep 28, 2022

License holder

North Hills Villa, licensed since 2022.

The state’s totals for this licenseSince 2022, as the state’s facility page counts them

State visits on file: 4
Total complaints: 0
Substantiated allegations: 0
Type A citations: 0
Type B citations: 0

These are the state’s own totals for this license since 2022, 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	0	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

Routine visita visit the state records as “Required” — a scheduled visit, not one made in answer to a complaintSubstantiatedthe 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 stand in their place.

Open CDSS facility search ↗Report a record error Operate this home? Respond or correct, free →

Frequently asked questions

A citation does not make a home unsafe, and an empty file does not make a home good.

Quick answers about North Hills Villa

Is North Hills Villa licensed?

The state lists this license as “Licensed,” per CDSS records as of October 26, 2026.

How many residents is North Hills Villa licensed for?

6 residents — a small home, per CDSS records as of October 26, 2026.

Has North Hills Villa been cited?

0 Type A and 0 Type B citations since 2022, per CDSS records as of October 26, 2026. Those records count 4 state visits over the same years.

Is North Hills Villa still open?

This license was on the CDSS roster as of November 9, 2026.

What does North Hills Villa cost?

$4,500 a month to start is a Covelight estimate, likely $3,650–$5,550. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 232 other homes of a similar licensed size across Los Angeles County that publish a starting rate, the middle half runs $4,000 to $6,151 a month, and the middle figure is $5,000 (n = 232 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 North Hills Villa 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 North Hills Villa, per CDSS records as of October 26, 2026.

Is there a hospital nearby?

Mission Community Hospital is 2 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.

Can North Hills Villa keep a resident on hospice?

Hospice care is approved on this license, covering up to 4 residents, per CDSS records as of October 26, 2026.