Assisted Living
Arbor House
330 Arbor Dr, South San Francisco, CA 94080 · Map
Licensed for 4 residents · JOHNSON COMMUNITY CONNECTIONS, INC.
Arbor House is a state-licensed assisted living community in South San Francisco, California. It is licensed for 4 residents. Lilisity publishes no score or ranking for this community; the details below come from the state licensing record.
Prices
This community does not publish its prices.
Area costs
Lilisity’s independent report
What the public record shows
Gathered by Lilisity from state and federal sources. Communities can’t edit this part of the page.
License
Active, 4 residents
RESIDENTIAL CARE ELDERLY 415601013, 415601122, licensed since Mar 26, 2018. Licensee JOHNSON COMMUNITY CONNECTIONS, INC..
Nearest emergency room
2.2 miles
Ahmc Seton Medical Center, rated 1 of 5 stars by CMS.
Side by side with nearby communities
The 4 nearest communities that offer assisted living, by straight-line distance. Prices are starting prices each community publishes; we never show estimates.
| Community | Distance | Licensed capacity | Published starting price | License | Inspection citations |
|---|---|---|---|---|---|
| Arbor House this community | 4 | Not published | Active | 5 Type A, 5 Type B | |
| Kasa Jomi | 0.1 mi | 4 | Not published | Active | 0 Type A, 0 Type B |
| Serra Highlands Senior Living | 0.1 mi | 120 | Not published | Active | 7 Type A, 15 Type B |
| Bel Amor III | 0.3 mi | 6 | Not published | Active | 0 Type A, 1 Type B |
| Rose Amor | 0.5 mi | 6 | Not published | Active | 0 Type A, 0 Type B |
State inspection record5 Type A, 5 Type B
- Last state visit
- February 27, 2026
- State visits since November 29, 2021
- 19 (including 4 inspections, 5 complaints investigated)
- Type A citations
- 5 immediate risk
- Type B citations
- 5 potential risk if not corrected
- Complaint allegations investigated
- 23: 7 substantiated, 16 not substantiated
- No citations at the last 3 inspections (December 2023 to November 2025)
- License active since 2018
Citations (10), newest first
- 87468.1(a)(2) (plan of correction due September 14, 2023): Personal Rights of Residents in All Facilities. Lists the basic rights of every resident, including dignity, safe and comfortable accommodations, and freedom from punishment, humiliation and abuse.
- 87411(d)(4) (plan of correction due July 7, 2023): Personnel Requirements - General. All staff must have on-the-job training or related experience for their duties, such as nutrition, sanitation, resident care and medication help.
- 87208(a) (plan of correction due October 27, 2022): Plan of Operation. The community must keep a current written plan of operation describing its program and services, and run the community according to it.
- 87355(e)(2) (plan of correction due July 1, 2022): Criminal Record Clearance. Staff, volunteers and others who need a background check must have a criminal record clearance or exemption before they work, live or volunteer in the community.
- 87203 (plan of correction due June 17, 2022): Fire Safety. The community must meet the State Fire Marshal's fire safety rules.
Show all 8
- 87468.1(a)(2) (plan of correction due April 4, 2022): Personal Rights of Residents in All Facilities. Lists the basic rights of every resident, including dignity, safe and comfortable accommodations, and freedom from punishment, humiliation and abuse.
- 87208(a) (plan of correction due April 4, 2022): Plan of Operation. The community must keep a current written plan of operation describing its program and services, and run the community according to it.
- 87405(a) (plan of correction due March 29, 2022): Administrator - Qualifications and Duties. The community must have a qualified, certified administrator who is on site enough to manage it, with a qualified substitute when the administrator is away.
Show all citations (2 more)
- 87303(a) (plan of correction due March 22, 2022): Maintenance and Operation. Rules for keeping the building clean, safe and in good repair, including room temperature, lighting, water, waste, laundry, emergency lighting and call signal systems.
- 87307(a)(2) (plan of correction due March 22, 2022): Personal Accommodations and Services. Rules for living space and safety, including common rooms, bedrooms, bathrooms, hazards and resident supervision.
Plain meanings are our short reading of the rule cited, from the state’s regulation text. The state’s report says what happened.
Complaints with substantiated allegations (date the finding was approved)
- September 25, 2023: 1 substantiated, 9 unsubstantiated, 1 Type A citation
- October 24, 2022: 1 substantiated, 3 unsubstantiated, 1 Type B citation
- April 21, 2022: 3 substantiated, 2 unsubstantiated, 1 Type A citation, 2 Type B citations
- March 23, 2022: 2 substantiated, 1 unsubstantiated, 2 Type B citations
Complaints with no substantiated allegation (1)
- September 11, 2023: 1 unsubstantiated
Every state visit (24)
- February 27, 2026: Other visit
- November 14, 2025: Inspection
- April 19, 2025: Other visit
- April 14, 2025: Other visit
- December 3, 2024: Inspection
Show all 19
- December 22, 2023: Other visit
- December 12, 2023: Inspection
- September 13, 2023: Complaint visit (2)
- August 28, 2023: Complaint visit
- July 6, 2023: Other visit
- June 30, 2023: Other visit
- March 13, 2023: Other visit
- November 18, 2022: Inspection
- October 20, 2022: Complaint visit (2)
- June 30, 2022: Other visit (2)
- June 16, 2022: Other visit
- March 28, 2022: Complaint visit (2)
- March 9, 2022: Complaint visit (2)
- November 29, 2021: Other visit
Read every report on the state’s site →
Earlier license at this community
- License 415601013, closed December 22, 2021: the state’s records
A new license is issued when a community changes owners or operators. Records under an earlier license may describe a different operator.
What these terms mean
Type A citations are for “the most serious type of violations in which there is an immediate risk to the health, safety or personal rights of those in care,” and are issued “even if the violation is corrected on the spot.”
Type B citations are for “a violation that, if not corrected, may [pose] an immediate risk to the health, safety or personal rights of clients,” such as faulty medical record keeping or staff training.
CCLD: “There is no difference between an inconclusive and an unsubstantiated complaint allegation. Both terms mean that there was no preponderance of evidence to prove that an alleged violation occurred.” Allegations CCLD finds unfounded are also not substantiated.
This community is licensed for 4 residents; larger communities are visited and complained about more often, so read counts with size in mind. Source: California Department of Social Services, Community Care Licensing, data as of September 28, 2026, covering the five years of records the state publishes. The state’s advice: “Never rely on this information alone to make a decision about a facility. Always visit facilities in person.”
License and ownershipActive license, licensee JOHNSON COMMUNITY CONNECTIONS, INC.
- License type
- RESIDENTIAL CARE ELDERLY
- License number
- 415601013, 415601122
- License status
- Active
- Licensed since
- 2018-03-26
- Licensed capacity
- 4
- Licensee
- JOHNSON COMMUNITY CONNECTIONS, INC.
- County
- San Mateo County
- Administrator
- Roy Johnson
Source: California state licensing records (agency listing), retrieved 2026-09-09. Licensing status is a matter of public record; it is not a quality rating.
Administrator name from the California licensing record, as of Sep 9, 2026.
Paying with Medicaid and other programsHow Medicaid pays for care in California, and other programs
How Medicaid pays for care in California
- Assisted Living Waiver (ALW). Medi-Cal can pay for assisted living care services through the Assisted Living Waiver, but only in 15 counties, only for people who need nursing home level care, and there is a waitlist. The resident still pays room and board. (state page)
- Waitlist. The Assisted Living Waiver has a waitlist. DHCS reported 18,365 people on it in December 2025. (source)
Ask the community whether it accepts Medicaid.
Location and nearby careNearest hospital 2.2 mi, nursing home 2.1 mi, pharmacy 0.6 mi
- Nearest hospital with an emergency room
- Ahmc Seton Medical Center, Daly City. 2.2 miles away, straight line. CMS overall hospital rating: 1 of 5 stars.
- Nearest Medicare nursing home
- Pacifica Nursing and Rehabilitation Center, Pacifica. 2.1 miles away, straight line.
- Nearest home health agency office
- Homeassist Home Health Services, Daly City. 1.3 miles away, straight line. Agencies travel to clients, so ask which ones serve this address.
- Nearest pharmacy
- Walgreens. 0.6 miles away, straight line. From OpenStreetMap, which does not list every pharmacy, so one may be closer.
- Area
- USDA classes ZIP code 94080 as metropolitan (metropolitan core).
- Dialysis within 15 miles
- Davita South San Francisco At Home (Pd), South San Francisco, 0.8 miles away, straight line
Fresenius Kidney Care South San Francisco, South San Francisco, 1.3 miles away, straight line (CMS rating 5 of 5 stars)
Shc South San Francisco, South San Francisco, 1.6 miles away, straight line (has a shift starting after 5 pm; CMS rating 5 of 5 stars) - Hospice
- 32 Medicare hospices tell CMS they serve ZIP code 94080.
Angel Palliative Care And Hospice, office in South San Francisco, 1.8 miles away, straight line
Alliance Hospice, office in Daly City, 3.4 miles away, straight line
Anx Hospice Care, office in Burlingame, 5.8 miles away, straight line (CMS family survey rating 4 of 5 stars) - Nearest geriatric medicine practice
- Marielle Bolano, MD, Brisbane. 3.4 miles away, straight line. 1 geriatric medicine doctor listed there.
Distances are straight lines from the community, not driving distance. Hospitals, home health, dialysis, hospice and doctors come from CMS provider data (CMS, hospital list updated Jul 22, 2026). Star ratings are CMS’s own.
Emergency and natural hazard riskFEMA overall risk relatively high; outside FEMA's high-risk flood areas
Public hazard maps for this location. Ask the community about its emergency plan, its generator and where residents would go in an evacuation.
- Flood zone
- Outside the high and moderate risk flood areas on FEMA's flood map (Zone X, minimal flood hazard, or not studied). (FEMA flood map)
- FEMA National Risk Index
- Overall: relatively high. By hazard: inland flooding relatively high, wildfire very low, tornado very low, heat wave relatively low, earthquake very high. These are FEMA’s ratings for the census tract, compared with tracts nationwide. (FEMA, December 2025)
A flood zone describes the map at this point, not the building's elevation. In an emergency, follow the local emergency management agency.
Questions to ask on a tour10 questions picked for this community from its record
Picked for this community from its record. Ask them in person and write down the answers.
- What does the base rate include, and when did rates last go up?
- Who is here at night? Are they awake, or asleep and on call?
- Who covers when the owner is sick, on vacation, or away for the day? Can we meet them?
- Is it one flat rate, or does it rise with care needs?
- Can you help someone who needs two people to move, or a mechanical lift?
- How many caregivers are on duty during the day and at night?
- What happens if care needs increase? When would someone need to move?
- What fees are charged at move-in?
- How do you tell families about falls, illness or changes?
- How long have the executive director and the head of care been here?
What we checked12 public sources we searched, with dates
Every public source we searched for this community. “Nothing on record” means we found no record that matched it. A record can be missed when a name or address differs.
| Source | Data as of | What we found |
|---|---|---|
| California Department of Social Services, Community Care Licensing inspection records | Sep 28, 2026 | See above |
| California Medicaid provider list | Mar 3, 2026 | Not on the state list we checked. These lists are often incomplete. |
| U.S. Department of Labor wage and hour cases | Oct 15, 2026 | Nothing on record |
| OSHA workplace safety inspections since 2016 | Oct 15, 2026 | Nothing on record |
| FEMA flood map | See above | |
| USDA wildfire risk | Apr 15, 2026 | Not shown: FEMA rates wildfire risk here very low |
| FEMA National Risk Index | See above | |
| CMS hospitals, home health, dialysis, hospice and doctors; OpenStreetMap pharmacies | See above | |
| HUD Multifamily Properties - Assisted | Jul 6, 2026 | Nothing on record |
| State Veterans Homes (NASVH directory) | Sep 20, 2026 | Nothing on record |
| CMS Hospice - General Information | Aug 19, 2026 | Nothing on record |
| CMS Home Health Care Agencies | May 27, 2026 | Nothing on record |
Common questionsAnswers to 4 questions families ask
What type of care does Arbor House provide?
Arbor House is licensed by the state of California for assisted living in South San Francisco, California. Its licensed capacity is 4 residents.
Does Lilisity rate Arbor House?
No. We publish state licensing details for Arbor House but no score, rating, or ranking. Only communities on the Top Communities list or with a Senior Living Alliance Excellence Award, both based on phone-verified resident and family interviews, are ranked.
How much does Arbor House cost?
Assisted Living in California typically starts at $3,800 to $6,100 a month. Based on 267 communities that publish prices. These are area figures, not this community's price. Arbor House does not publish its prices.
How do I contact Arbor House?
Visit Arbor House at 330 Arbor Dr, South San Francisco, CA 94080.
How Lilisity works. The only scores or rankings Lilisity publishes are the Top Communities list and the Excellence Awards, both built from phone-verified resident and family interviews. Communities can pay Lilisity a flat monthly fee to manage their own listing: photos, prices, contact details, and receiving the inquiries families choose to send them. The fee is the same no matter how many families contact them or move in. Senior Living Alliance, which runs Lilisity, offers the same listing to its member communities as part of their membership; members pay SLA for its resident and family interview program. No community pays Lilisity per inquiry, per referral or per move-in. Payment never changes a testimonial, a rating, or the order of search results. The "Nearby Senior Living Alliance communities" box shows member communities only. How we verify testimonials · How we are paid