Small home · Licensed for 6 · Daly City

Santa Barbara Guest Home for the Elderly

420 Santa Barbara Ave., Daly City, CA 94014Licensed since 1988

Overview

Estimated starting rate

$4,800 a month

Covelight estimate · likely $3,950–$5,950 See costs

No openings reported

Approved by the state: HospiceState licensing record · October 26, 2026
Licensed for 6: a small care homeThe state license record

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Care and support

Hospiceup to 3 residents

Not on file: wheelchair, dementia and bedridden approvals.

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 YEARS AND OVER. AMBULATORY ONLY. LICENSE IS SUBJECT TO TERMS AND CONDITIONS OF HOSPICE WAIVE OF (3).

985 - RCFE / HOSPICE

CDSS record, verbatim · October 26, 2026

As needs change

Staying through hospice
Hospice waiver on file · covers up to 3 — care may continue at the end of life
State licensing record · October 26, 2026

We’ll ask for you. Not on file for Santa Barbara Guest Home for the Elderly: two-person transfers or a lift, who is awake overnight, help with medicines and care if memory loss develops. When we check availability, we ask about these too.

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What it costs here

Covelight estimate

$4,800a month to start

Likely $3,950–$5,950

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$4,800likely a month

Room

Daily care

Sharing the room

Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.

Starting monthly rate$4,800likely $3,950–$5,950
Covelight’s estimate starts from the rates 8 small homes and similar 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 $3,950–$6,100: $4,800
First monthWith a one-time move-in fee · likely $4,650–$9,300: $7,300

How people payPrivate pay, Medi-Cal waiver, 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 is not on the DHCS participation list dated October 1, 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.

If the money runs out, what Medi-Cal covers

Rates at nearby homes8 nearby homes publish starting rates of $4,000 to $6,500

8 homes like this within 3 miles publish starting rates mostly between $4,150–$6,100.

Fook Hong SF Care HomeSan Francisco · 1.0 mi · Mid-size home
$5,500Listed on Seniorly · seen September 9, 2026
Elle's Care HomeDaly City · 1.2 mi · Small home
$6,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Anamarie Care HomeDaly City · 1.2 mi · Small home
$4,800Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Guirola Resident CareSan Francisco · 1.4 mi · Small home
$4,095Listed on Seniorly · assisted living studio · seen September 9, 2026
Janet's Residential Facility for the ElderlySan Francisco · 2.3 mi · Mid-size home
$5,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Delia's Retirement HomeSouth San Francisco · 2.4 mi · Small home
$5,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
PRN Care HomeDaly City · 2.8 mi · Mid-size home
$4,000Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
Heirloom Gardens of Daly CityDaly City · 2.9 mi · Small home
$6,500Listed 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 8 small homes and similar 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

420 Santa Barbara Ave., Daly City, CA 94014Address from the public record · October 26, 2026. Confirm the entrance with the home before visiting.

Opening the neighborhood map…

AHMC Seton Medical CenterHospital · General acute care, on the state’s list1.7 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 #410508505 · See the state’s own record

The last 36 months — 3 of 3 documents

20261 state visit · 1 document

Oct 15, 2026Facility evaluation reportReport on file

We haven’t transcribed this report yet. The complete document is on the state’s site.

20251 state visit · 1 document

Oct 9, 2025Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On October 9, 2025, Licensing Program Analyst (LPA) Komal Curley conducted an unannounced annual inspection. LPA met with Administrator, Valerie Primus and explained the purpose of the visit. LPA toured the facility inside and outside including all of resident rooms, common areas & kitchen. The indoor and outdoor passageway was free of obstruction. No accessible bodies of water of fire safety hazards observed. This is a two story facility. The facility currently has no staff and no residents. There are 3 resident bedrooms, all of which are shared rooms. Resident rooms were observed to be clean with all required furniture. LPA observed one full bathroom to be clean, odor-free and in good repair. Extra linen was observed to be present. First aid kit was observed to be complete. Dining room was observed free from tripping hazards. A comfortable temperature is maintained and lighting is sufficient for comfort. Sharps and chemicals are locked and inaccessible. There are no medications at the facility. Carbon monoxide monitors are working properly. All fire extinguishers have been checked and current. No citations are issued during the visit. Report is reviewed with Administrator and a copy is provided.the state’s words, verbatim · CDSS document, Oct 9, 2025

20241 state visit · 1 document

Sep 20, 2024Facility evaluation reportRoutine visitReport on file

Type of visit: Required - 1 Year

On September 20, 2024, Licensing Program Analysts (LPAs) Kiran Jain and Komal Charitra arrived at the facility at 12:20 PM to conduct the Annual 1-year required inspection. LPAs met with Valerie Primus, Administrator and explained the purpose of the visit. LPAs toured the physical plant and observed it to be odor-free at a comfortable temperature. LPAs observed that there are currently no residents at the facility. Facility is currently not operational. This is a two-story building with 3 shared resident bedrooms, 1 bathroom, a living room with dining, and the kitchen on the main level. The lower level has a garage with a washer and dryer for the laundry. No accessible bodies of water or hazards were observed. The fire extinguisher was fully charged and last serviced on 06/06/2024. The smoke detector and carbon monoxide detector were fully operational. LPAs inspected all three rooms and one bathroom. Rooms were observed to be have the required furniture and sufficient lighting. The hot water temperature in the bathroom sink faucet was measured at 117.1°F. Sharp objects, detergents, poisons, and chemicals were observed to be locked. There are no resident's files or medications to review. LPAs observed a cabinet to keep medications locked. First Aid kit was present and complete. There were no emergency drill logs to review, as the facility is not housing any residents. LPAs observed that facility license and Administrator certificate posted and is current. No deficiencies were cited during today's visit. An exit interview was conducted. This report was reviewed with Valerie Primus, Administrator, and a copy of this report was left at the facility.the state’s words, verbatim · CDSS document, Sep 20, 2024

License holder

Primus, Olivia and Primus, Valerie Lynn, licensed since 1988.

The state’s totals for this licenseSince 1988, as the state’s facility page counts them

State visits on file: 3
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 1988, 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 Santa Barbara Guest Home for the Elderly

Is Santa Barbara Guest Home for the Elderly licensed?

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

How many residents is Santa Barbara Guest Home for the Elderly licensed for?

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

Has Santa Barbara Guest Home for the Elderly been cited?

0 Type A and 0 Type B citations since 1988, per CDSS records as of October 26, 2026. Those records count 3 state visits over the same years.

Is Santa Barbara Guest Home for the Elderly still open?

This license was on the CDSS roster as of November 11, 2026.

What does Santa Barbara Guest Home for the Elderly cost?

$4,800 a month to start is a Covelight estimate, likely $3,950–$5,950. This home’s own rate is not on file. Ask: “What is the all-in monthly rate, and what would push it higher?”

Among 56 other homes of a similar licensed size across San Mateo County that publish a starting rate, the middle half runs $5,775 to $7,250 a month, and the middle figure is $6,500 (n = 56 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.

Does Santa Barbara Guest Home for the Elderly take Medi-Cal?

On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated October 1, 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 Primus, Olivia and Primus, Valerie Lynn, per CDSS records as of October 26, 2026.

Is there a hospital nearby?

AHMC Seton 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 Santa Barbara Guest Home for the Elderly keep a resident on hospice?

Hospice care is approved on this license, covering up to 3 residents, per CDSS records as of October 26, 2026.