Assisted Living
Park View Estates
11360 Warner Ave., Fountain Valley, CA 92708 · Map
Licensed for 170 residents · FOUNTAIN VALLEY OPCO LLC;SUNSHINE RETIREMENT ET AL
Park View Estates is a state-licensed assisted living community in Fountain Valley, California. It is licensed for 170 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, 170 residents
RESIDENTIAL CARE ELDERLY 306005798, licensed since Jan 20, 2021. Licensee FOUNTAIN VALLEY OPCO LLC;SUNSHINE RETIREMENT ET AL.
Nearest emergency room
1.8 miles
Memorialcare Orange Coast Medical Center, rated 4 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 |
|---|---|---|---|---|---|
| Park View Estates this community | 170 | Not published | Active | 7 Type A, 17 Type B | |
| Jan's House | 0.0 mi | 6 | Not published | Active | 0 Type A, 1 Type B |
| Ivy Cottages II | 0.2 mi | 6 | Not published | Active | 0 Type A, 2 Type B |
| Ivy Cottages III | 0.2 mi | 6 | Not published | Active | 1 Type A, 0 Type B |
| Happy Home Senior Care | 0.5 mi | 6 | Not published | Active | 0 Type A, 0 Type B / 2 Type A, 0 Type B |
State inspection record7 Type A, 17 Type B
- Last state visit
- September 22, 2026
- State visits since February 22, 2022
- 49 (including 4 inspections, 33 complaints investigated)
- Type A citations
- 7 immediate risk
- Type B citations
- 17 potential risk if not corrected
- Complaint allegations investigated
- 108: 12 substantiated, 96 not substantiated
- License active since 2021
Citations (24), newest first
- 87464 (plan of correction due September 30, 2026): Basic Services. The basic services every community must provide, starting with care and supervision, and its duty to meet the needs of each resident it accepts.
- 87465(c)(2) (plan of correction due June 11, 2026): Incidental Medical and Dental Care Services. Staff may help a resident take as-needed nonprescription medicine only with written instructions from the resident's doctor.
- 87211(a)(1) (plan of correction due June 11, 2026): Reporting Requirements. Events the community must report to the state and to the resident's family or representative, such as deaths, injuries, abuse and changes in leadership.
- 1569.695(a)(2) (plan of correction due June 11, 2026): Emergency and Disaster Plans. The community must have an emergency and disaster plan, train staff on it, hold drills and keep key resident information ready.
- 87609(a)(4) (plan of correction due June 8, 2026): Allowable Health Conditions and the Use of Home Health Agencies. Rules for residents who receive incidental medical care from a licensed home health agency.
Show all 8
- 87613(a)(1) (plan of correction due June 8, 2026): General Requirements for Restricted Health Conditions. General rules for caring for residents with restricted health conditions.
- 87633(h)(4) (plan of correction due June 8, 2026): Hospice Care for Terminally Ill Residents. Rules for residents receiving hospice care in the community, including keeping a current hospice care plan.
- 87208(a) (plan of correction due June 8, 2026): Plan of Operation. The community must have a current written plan of operation, follow it, and get state approval for major changes.
Show all citations (16 more)
- 87303(a) (plan of correction due March 19, 2026): Maintenance and Operation. The building must be kept clean, safe, sanitary and in good repair.
- 87506(d)(1) (plan of correction due November 13, 2025): Resident Records. What must be in each resident's record, and keeping records confidential and available to the state.
- 87464(f)(1) (plan of correction due November 5, 2025): Basic Services. Basic services must include care and supervision.
- 87464(f)(1) (plan of correction due October 27, 2025): Basic Services. Basic services must include care and supervision.
- 87303(i)(1)(A) (plan of correction due October 20, 2025): Maintenance and Operation. Communities with 16 or more residents, or with separate floors or buildings, must have a call signal system from each resident's unit to staff.
Show all 16
- 87224(a) (plan of correction due August 22, 2025): Eviction Procedures. A resident may be evicted only for listed reasons, such as unpaid fees or breaking facility rules, generally with 30 days' written notice.
- 87468.2(a)(4) (plan of correction due May 30, 2025): Additional Personal Rights of Residents in Privately Operated Facilities. Additional rights for residents of privately operated communities, such as privacy, confidential records and help exercising their rights.
- 87303(a) (plan of correction due October 4, 2024): 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.
- 87303(b) (plan of correction due April 25, 2024): 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.
- 1569.625(a-e) (plan of correction due April 14, 2023): Direct Care Staff Training. Training requirements for staff who help residents with personal daily activities.
- 87211(a)(2) (plan of correction due September 23, 2022): Reporting Requirements. Events the community must report to the state and to the resident's family or representative, such as deaths, injuries, abuse and changes in leadership.
- 87468.1(a)(1) (plan of correction due March 25, 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.
- 87355(e)(2) (plan of correction due March 22, 2022): Criminal Record Clearance. Rules for fingerprinting and criminal background clearance of the licensee, staff, volunteers and others in the community.
- 87465(a)(2) (plan of correction due March 22, 2022): Incidental Medical and Dental Care Services. Rules for helping residents with medicines and other incidental medical and dental care.
- 87412(a) (plan of correction due March 22, 2022): Personnel Records. Personnel records the community must keep on the licensee, administrator, staff and volunteers.
- 87303(e)(2) (plan of correction due February 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.
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, 2026: 1 substantiated, 4 unsubstantiated, 1 Type B citation
- June 12, 2026: 2 substantiated, 1 unsubstantiated, 3 Type B citations
- June 4, 2026: 2 substantiated, 2 unsubstantiated, 1 Type A citation, 1 Type B citation
- April 17, 2026: 1 substantiated, 1 Type B citation
- October 31, 2025: 1 substantiated, 1 Type A citation
Show all 8
- June 16, 2025: 1 substantiated, 1 unsubstantiated
- May 14, 2025: 1 substantiated, 2 unsubstantiated, 1 Type B citation
- September 29, 2024: 1 substantiated, 1 Type B citation
Show all (2 more)
- April 18, 2023: 1 substantiated, 2 unsubstantiated, 1 Type B citation
- May 12, 2022: 1 substantiated, 1 Type A citation
Complaints with no substantiated allegation (23)
- July 29, 2026: 1 unsubstantiated
- June 5, 2026: 1 unsubstantiated, 1 unfounded
- June 5, 2026: 10 unsubstantiated
- June 5, 2026: 6 unsubstantiated
- June 4, 2026: 1 unsubstantiated
Show all 23
- June 4, 2026: 5 unsubstantiated
- June 3, 2026: 1 unsubstantiated
- June 3, 2026: 1 unsubstantiated
- March 30, 2026: 10 unsubstantiated
- February 20, 2026: 5 unsubstantiated
- October 29, 2025: 8 unsubstantiated, 1 unfounded
- October 19, 2025: 10 unsubstantiated
- August 28, 2025: 1 unsubstantiated
- June 16, 2025: 1 unfounded
- May 27, 2025: 5 unsubstantiated
- April 30, 2025: 1 unsubstantiated
- March 21, 2025: 3 unsubstantiated
- March 21, 2025: 1 unsubstantiated, 3 unfounded
- February 28, 2025: 1 unsubstantiated
- December 13, 2024: 1 unsubstantiated
- November 21, 2024: 2 unsubstantiated
- July 31, 2023: 1 unsubstantiated, 2 unfounded
- July 5, 2023: 1 unfounded
Every state visit (72)
- September 22, 2026: Complaint visit (2)
- July 28, 2026: Complaint visit
- June 4, 2026: Complaint visit (2)
- June 3, 2026: Other visit
- June 2, 2026: Complaint visit (6)
Show all 53
- May 18, 2026: Other visit (3)
- April 13, 2026: Inspection
- March 26, 2026: Other visit
- March 26, 2026: Complaint visit
- March 20, 2026: Complaint visit
- March 12, 2026: Complaint visit
- February 17, 2026: Complaint visit
- December 30, 2025: Other visit
- December 5, 2025: Other visit
- November 12, 2025: Other visit
- November 4, 2025: Other visit
- October 29, 2025: Other visit
- October 29, 2025: Complaint visit
- October 27, 2025: Other visit
- October 17, 2025: Complaint visit (2)
- October 14, 2025: Complaint visit
- October 13, 2025: Complaint visit (2)
- October 6, 2025: Complaint visit (3)
- August 21, 2025: Complaint visit
- August 19, 2025: Complaint visit
- July 3, 2025: Other visit
- May 28, 2025: Complaint visit
- May 23, 2025: Complaint visit
- May 20, 2025: Complaint visit (2)
- May 13, 2025: Complaint visit (2)
- April 11, 2025: Complaint visit
- February 24, 2025: Complaint visit (3)
- January 30, 2025: Inspection
- December 30, 2024: Complaint visit
- November 18, 2024: Other visit
- November 18, 2024: Complaint visit
- November 1, 2024: Complaint visit
- October 10, 2024: Other visit
- September 25, 2024: Complaint visit
- May 6, 2024: Inspection
- April 18, 2024: Other visit
- March 5, 2024: Other visit
- September 11, 2023: Other visit
- July 27, 2023: Complaint visit (2)
- July 21, 2023: Other visit
- June 23, 2023: Complaint visit
- April 11, 2023: Other visit
- April 4, 2023: Complaint visit (2)
- December 12, 2022: Other visit
- September 21, 2022: Other visit
- March 22, 2022: Other visit
- March 22, 2022: Complaint visit
- February 22, 2022: Inspection
Read every report on the state’s site →
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 170 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 FOUNTAIN VALLEY OPCO LLC;SUNSHINE RETIREMENT ET AL
- License type
- RESIDENTIAL CARE ELDERLY
- License number
- 306005798
- License status
- Active
- Licensed since
- 2021-01-20
- Licensed capacity
- 170
- Licensee
- FOUNTAIN VALLEY OPCO LLC;SUNSHINE RETIREMENT ET AL
- County
- Orange County
- Administrator
- Maria Arriaga
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 1.8 mi, nursing home 0.0 mi, pharmacy 0.3 mi
- Nearest hospital with an emergency room
- Memorialcare Orange Coast Medical Center, Fountain Valley. 1.8 miles away, straight line. CMS overall hospital rating: 4 of 5 stars.
- Nearest Medicare nursing home
- Fountain Valley Post Acute, Fountain Valley. 0.0 miles away, straight line.
- Nearest home health agency office
- Perfect Alliance Home Health, Inc., Fountain Valley. 0.2 miles away, straight line. Agencies travel to clients, so ask which ones serve this address.
- Nearest pharmacy
- Pharmacy. 0.3 miles away, straight line. From OpenStreetMap, which does not list every pharmacy, so one may be closer.
- Area
- USDA classes ZIP code 92708 as metropolitan (metropolitan core).
- Dialysis within 15 miles
- Fmc-Rai-Fountain Valley Home, Fountain Valley, 0.2 miles away, straight line
Rai - New Hope - Fountain Valley, Fountain Valley, 0.2 miles away, straight line (has a shift starting after 5 pm; CMS rating 3 of 5 stars)
Davita Fountain Valley Dialysis, Fountain Valley, 0.5 miles away, straight line (CMS rating 3 of 5 stars) - Hospice
- 162 Medicare hospices tell CMS they serve ZIP code 92708.
Compassionate Care Hospice, LLC, office in Fountain Valley, 0.2 miles away, straight line (CMS family survey rating 2 of 5 stars)
Oakwood Healthcare Services Inc, office in Fountain Valley, 0.2 miles away, straight line
Mary, Queen Of Angels Hospice, office in Fountain Valley, 0.4 miles away, straight line - Nearest geriatric medicine practice
- Grace Geriatric Care Inc, Garden Grove. 3.9 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 very 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
- Zone X: Area protected by a levee from the 1% annual chance flood (moderate risk). (FEMA flood map)
- FEMA National Risk Index
- Overall: very high. By hazard: inland flooding very high, coastal flooding relatively low, tornado relatively 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.
- The state recorded a finding in September 2026. What was it, and how was it fixed?
- What does the base rate include, and when did rates last go up?
- 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?
- Who gives medications, and what training do they have?
- For what reasons can a resident be asked to leave?
- Is the apartment held during a hospital stay, and at what cost?
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: no FEMA wildfire rating of moderate or higher here |
| 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 Park View Estates provide?
Park View Estates is licensed by the state of California for assisted living in Fountain Valley, California. Its licensed capacity is 170 residents.
Does Lilisity rate Park View Estates?
No. We publish state licensing details for Park View Estates 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 Park View Estates cost?
Assisted Living in Orange County typically starts at $4,000 to $5,950 a month. Based on 32 communities that publish prices. These are area figures, not this community's price. Park View Estates does not publish its prices.
How do I contact Park View Estates?
Visit Park View Estates at 11360 Warner Ave., Fountain Valley, CA 92708.
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