Valley Vista Senior Living

Overview of Valley Vista Senior Living

Valley Vista Senior Living is an assisted living and memory care community in Los Angeles, CA, that offers assistance with daily living activities and specialized care for those with Alzheimer’s and dementia. The community also features a dedicated memory care floor in a warm and home-like environment, ensuring older adults live a worry-free retirement. Restaurant-style dining, wellness programs, and household services are also provided to improve residents’ quality of life. Through personalized care plans, the community strives to meet residents’ unique needs and preferences.

Live music, games, and various entertainment options help residents enhance their memory and stay active. A game lounge, a salon, a coffee and snack bar, and an outdoor patio are among the many amenities provided, so residents can freely interact with their surroundings and rest. Residents also have convenient access to their medical needs and leisure, with the Valley Medical Center, restaurants, shops, and public transportation nearby. This assisted living and memory care community has excellent services and thoughtfully curated amenities, making it one of the best options for senior living in California.

Facility Direct Line (818) 850-6530

164-bed community

A large-scale community that may provide a wide range of amenities, services, and structured programs.

6 years in operation

An established community with some operational experience and growing routines.

Walk Score: 84 / 100

Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.

About this community

Occupancy

Occupancy rate

63%

Lower than the California average: 72.8%

Occupied beds

104 / 164

Average occupied beds in California homes 87 beds

Facility TypeResidential Care Elderly

StatusLicensed

IssuanceApril 9, 2020

CountyLos Angeles

Valley Vista Senior Living is legally operated by 7040 Van Nuys Partnership Llc:dbc Vv Opco Bsd Llc, and administered by Maya Mnoyan.

Since 2021 · 5 years of data 6 citations 26 total visits 11 complaint visits 5 official inspections 9 complaint investigations

Inspection Score

1 point above the California average for assisted living residences (81/100)

Inspection Scorecard This scorecard compares key inspection, citation, and complaint metrics at this facility against the California state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Since 2021 vs. California state average

Overall vs. CA average

Latest Inspection May 7, 2026

Citations Citations are formal regulatory issues recorded during state inspections.	This Facility	CA Average	vs. CA Avg
Total citations Formal regulatory issues recorded by inspectors across all inspection types.	6	10	This facility has 40% fewer total citations than a typical California assisted living residence (6 vs. CA avg 10).↓ 40% better
Serious citations (Type A) Citations that pose an immediate risk to resident health or safety. Type A citations are the most serious and typically require prompt corrective action.	2	3	This facility has 33% fewer serious citations (type a) than a typical California assisted living residence (2 vs. CA avg 3).↓ 33% better Rank #600 / 1164 Serious citations (Type A) — State benchmarked This home is ranked 600th out of 1164 homes in California. Shows this facility's # of serious citations compared to the California average among 1164 comparable communities in the ranking pool. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.
Moderate citations (Type B) Citations that do not pose an immediate risk but still represent a departure from required care or operational standards.	4	4	This facility has moderate citations (type b) in line with the California average (4 vs. CA avg 4).— At avg
Citations per year Average citations per year since 2021.	1.2	2	This facility has 40% fewer citations per year than a typical California assisted living residence (1.2 vs. CA avg 2).↓ 40% better
Citations per inspection Average citations per inspection.	0.2	3.3	This facility has 94% fewer citations per inspection than a typical California assisted living residence (0.2 vs. CA avg 3.3).↓ 94% better

Inspections & Visits State inspections evaluate whether the facility meets health and safety standards.	This Facility	CA Average	vs. CA Avg
Total visits Combined count of complaint visits, other regulatory visits, and official scheduled inspections.	26	16	This facility has 63% more total visits than a typical California assisted living residence (26 vs. CA avg 16).↑ 63% worse
Complaint visits On-site visits triggered by formal complaints filed by residents, families, or staff.	11	13	This facility has 15% fewer complaint visits than a typical California assisted living residence (11 vs. CA avg 13).↓ 15% better Rank #889 / 1397 Complaint visits — State benchmarked This home is ranked 889th out of 1397 homes in California. Shows this facility's # of complaint visits compared to the California average among 1397 comparable communities in the ranking pool. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.
Other visits Regulatory visits that are neither routine inspections nor complaint investigations — administrative check-ins, follow-up reviews, licensing-related visits.	10	7	This facility has 43% more other visits than a typical California assisted living residence (10 vs. CA avg 7).↑ 43% worse
Official inspections Routine, scheduled inspections conducted by state regulators to evaluate whether the facility meets federal and state standards.	5	4	This facility has 25% more official inspections than a typical California assisted living residence (5 vs. CA avg 4).↑ 25% worse
Complaint investigations On-site investigations triggered by complaints filed with California regulators.	9	10	This facility has 10% fewer complaint investigations than a typical California assisted living residence (9 vs. CA avg 10).↓ 10% better

Inspection Reports Summary An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.

The most recent inspection on March 9, 2026, cited one deficiency for three staff lacking criminal record clearance and assessed immediate civil penalties totaling $1,500.
A December 9, 2024 complaint investigation substantiated insufficient staffing causing resident call delays up to 47 minutes, citing a deficiency for inadequate caregiver numbers on the Assisted Living side.
Multiple substantiated complaints in mid-2025 found the facility failed to provide a resident with a bed, dresser, and ongoing hygiene products, while other allegations like theft and supervision lapses were unsubstantiated.

Show Inspection Reports

What does this home offer?

Room Sizes: 350 / 580 sq. ft

Housing Options: Studio / Suite / 1 Bed / 2 Bed

Building Type: Mid-rise

Transportation Services

Fitness and Recreation

Living Spaces & Floor Plans for Valley Vista Senior Living

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The information below is reported by the California Department of Social Services and Department of Public Health.


CityView	AL NH IL MC	Los Angeles (Fairfax)	166 Facility 166 CA AVG 103 Rank #270 / 1657	No	95 Facility 95 CA AVG 57 Rank #66 / 2092	74 Facility 74 CA AVG 81 Rank #998 / 1401	4	28 Facility 28 CA AVG 13 Rank #1242 / 1397	2 Facility 2 CA AVG 3 Rank #600 / 1164	6 Facility 6 CA AVG 13 Rank #886 / 1487	72.3% Facility 72.3% CA AVG 74.8% Rank #789 / 1368	City View La, LLC	Studio / 1 Bed
Valley Vista Senior Living	AL MC	Los Angeles (Van Nuys)	164 Facility 164 CA AVG 103 Rank #279 / 1657	No	84 Facility 84 CA AVG 57 Rank #320 / 2092	82 Facility 82 CA AVG 81 Rank #793 / 1401	5	11 Facility 11 CA AVG 13 Rank #889 / 1397	2 Facility 2 CA AVG 3 Rank #600 / 1164	6 Facility 6 CA AVG 13 Rank #886 / 1487	63.4% Facility 63.4% CA AVG 74.8% Rank #1039 / 1368	7040 Van Nuys Partnership LLC:dbc Vv Opco Bsd LLC	Studio / Suite / 1 Bed / 2 Bed
Garden of Palms	AL MC	Los Angeles (Central La)	130 Facility 130 CA AVG 103 Rank #486 / 1657	Yes	97 Facility 97 CA AVG 57 Rank #29 / 2092	72 Facility 72 CA AVG 81 Rank #1051 / 1401	2	53 Facility 53 CA AVG 13 Rank #1360 / 1397	2 Facility 2 CA AVG 3 Rank #600 / 1164	2 Facility 2 CA AVG 13 Rank #1300 / 1487	88.5% Facility 88.5% CA AVG 74.8% Rank #315 / 1368	Fairfax Gardens Operations, LLC	Studio / 1 Bed
Hollywood Hills Senior Living	AL IL MC RC	Los Angeles (Central La)	120 Facility 120 CA AVG 103 Rank #561 / 1657	No	88 Facility 88 CA AVG 57 Rank #218 / 2092	59 Facility 59 CA AVG 81 Rank #1301 / 1401	4	50 Facility 50 CA AVG 13 Rank #1356 / 1397	7 Facility 7 CA AVG 3 Rank #988 / 1164	6 Facility 6 CA AVG 13 Rank #886 / 1487	55.8% Facility 55.8% CA AVG 74.8% Rank #1164 / 1368	Pacifica Hollywood LLC And Hollywood Mgr LLC	Studio / 1 Bed / 2 Bed
Atria Encino Terrace	AL IL MC	Encino	85 Facility 85 CA AVG 103 Rank #884 / 1657	Yes	81 Facility 81 CA AVG 57 Rank #384 / 2092	81 Facility 81 CA AVG 81 Rank #825 / 1401	5	21 Facility 21 CA AVG 13 Rank #1147 / 1397	0 Facility 0 CA AVG 3 Rank #1 / 1164	7 Facility 7 CA AVG 13 Rank #805 / 1487	70.6% Facility 70.6% CA AVG 74.8% Rank #833 / 1368	Aslo Gp, Encino Hills Opco. LP And Encino Terrace, LLC	Studio / 1 Bed

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Multipurpose Senior Services Program

MSSP (Medi-Cal Waiver)

Age 65+

General California resident, Medi-Cal eligible, nursing home risk.

Income Limits (2025) ~$2,829/month 300% FBR, individual

Asset Limits $2,000 (individual), $3,000 (couple).

County-managed; waitlists possible.

Benefits

In-home support (4-6 hours/day) Respite care (14 days/year) Meals (~$6/meal) Transportation (8 trips/month) Care management

In-Home Supportive Services (IHSS)

California IHSS

Age 65+

General California resident, Medicaid-eligible or low-income.

Income Limits ~$1,732/month individual, Medi-Cal threshold

Asset Limits $2,000 individual

Can hire family as caregivers.

Benefits

Personal care (up to 283 hours/month) Homemaker services Respite (varies)

Multipurpose Senior Services Program (MSSP)

CA MSSP

Age 65+

General California resident, Medi-Cal-eligible, nursing home-eligible but community-capable.

Income Limits ~$2,829/month 300% FBR, individual

Asset Limits $2,000 individual

Available in 38 counties; waitlists common.

Benefits

Case management Respite care (up to 10 days/year) Minor home mods (avg. $500) Adult day care (~$50/day)

Property Tax Postponement Program (PTP)

CA PTP

Age 62+

General California resident, own and live in home, 40% equity.

Income Limits (2025) ~$51,500/year household, adjusted annually

Asset Limits Equity-based; no strict asset cap.

Deferred taxes accrue interest (5% as of 2024); repaid upon sale/death.

Benefits

Property tax deferral (avg. $1,000-$3,000/year, varies by county)

Assisted Living Waiver (ALW)

CA ALW

Age 65+ or disabled

General California resident, Medi-Cal-eligible, nursing home-eligible.

Income Limits ~$2,829/month 300% FBR, individual

Asset Limits $2,000 individual

Available in 15 counties (e.g., LA, Sacramento); waitlists common.

Benefits

Personal care in ALFs (5-7 hours/day) Medication management Social services

California CARES Program

CA CARES

Age —

General Caregivers of California residents 60+ needing help with 3+ daily activities; no caregiver age limit.

Income Limits No strict limit; cost-sharing above ~$2,500/month threshold.

Asset Limits Not applicable; need-based.

High demand in urban areas; complements IHSS respite.

Benefits

Respite care (up to 10 days/year) Counseling (4-6 sessions/year) Training (2-3 workshops/year) Supplies (~$200/year)

What neighborhood is Valley Vista Senior Living in?

Valley Vista Senior Living is in the Van Nuys neighborhood of Los Angeles.

Who is the owner of Valley Vista Senior Living?

Valley Vista Senior Living is legally operated by 7040 Van Nuys Partnership Llc:dbc Vv Opco Bsd Llc, and administered by Maya Mnoyan.

Is Valley Vista Senior Living in a walkable area?

Valley Vista Senior Living has a walk score of 84. Very walkable. Most errands can be accomplished on foot, and many essentials are within a short walk.

What is the occupancy rate at Valley Vista Senior Living?

Valley Vista Senior Living's occupancy is 63%.

Who is the administrator of Valley Vista Senior Living?

Maya Mnoyan is the administrator of Valley Vista Senior Living.

How many beds does Valley Vista Senior Living have?

Valley Vista Senior Living has 164 beds.

Has Valley Vista Senior Living had any recent citations?

Valley Vista Senior Living has had 14 recently reported citations.

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