Brandon Manor
Assisted Living · Laguna Niguel, CA
ALM Inspection Grade D Info ALM's inspection grade is 64 / 100, a D — 19 points below the California average for state-licensed facilities (83/100) · A proprietary Assisted Living Magazine grade.A 0–100 score of a facility's regulatory inspection record, shown as a letter and compared with other facilities of the same kind in the same state. It is not a government rating.

Brandon Manor

Assisted Living · Laguna Niguel, CA
ALM Inspection Grade D Info ALM's inspection grade is 64 / 100, a D — 19 points below the California average for state-licensed facilities (83/100) · A proprietary Assisted Living Magazine grade.A 0–100 score of a facility's regulatory inspection record, shown as a letter and compared with other facilities of the same kind in the same state. It is not a government rating.

Overview of Brandon Manor

Brandon Manor is an assisted living home in Laguna Niguel, CA, where residents can receive help with daily tasks such as dressing, bathing, and medication while keeping their own apartment. With five beds, the home offers a small community where staff and residents can get to know each other, making it a possible fit for someone who prefers a smaller setting.

Mary Yepes and her grandson Edward Spencer own and operate Brandon Manor. Together, they bring more than 45 years of combined caregiving experience to their work at the home.

By The Numbers

Community insights.

Bed count Info A smaller, more intimate setting that may offer a quieter environment and closer staff-resident interactions. 5 Rank #1999 / 2023Bed count — State benchmarked This assisted living community is ranked 1999th out of 2,023 assisted living communities we track in California for bed count. Shows this facility's certified or reported bed count compared to other California facilities. Larger communities may offer more amenities, programs, and on-site services for residents and families. Communities with the same value for a metric share the same rank. Rankings compare like with like: every assisted living community we track in California that reports data for that category. Assisted living communities without available data are excluded, so the pool size varies from metric to metric.

Smaller home · May offer a more intimate, personalized care environment.

Years of operating Info A longer operating history, which may indicate experience navigating regulations and delivering ongoing care. This is the number of years in operation under current management. Rank #332 / 1980Years in operation — State benchmarked This assisted living community is ranked 332nd out of 1,980 assisted living communities we track in California for years in operation. Shows how long this facility has been in operation compared to other California facilities. Longer operating histories may benefit residents, families, and staff. Communities with the same value for a metric share the same rank. Rankings compare like with like: every assisted living community we track in California that reports data for that category. Assisted living communities without available data are excluded, so the pool size varies from metric to metric.
22 years
Occupancy rate Info Occupancy lower than 85% suggests more openings may be available. Rank #1500 / 1829Occupancy rate — State benchmarked This assisted living community is ranked 1500th out of 1,829 assisted living communities we track in California for occupancy. Shows this facility's occupancy rate versus the California average, with its Statewide rank out of 1829. Higher occupancy signals strong local demand and financial stability. Communities with the same value for a metric share the same rank. Rankings compare like with like: every assisted living community we track in California that reports data for that category. Assisted living communities without available data are excluded, so the pool size varies from metric to metric.
60% This home usually has availability

Based on 3 residents and 5 beds. Source: state licensing agency resident count

Lower than the California average: 76.5%

About This Community

License Details

Facility TypeResidential Care Elderly
IssuanceMarch 30, 2004
CountyOrange

Certifications & Programs

certified caregiverA specialty credential or certification held by the community or its staff, indicating training or standards beyond basic state licensure.

Ownership & Operating Entity

Brandon Manor is legally operated by Brandon Manor, Inc.

Staffing & Medical

1 service
Medication ManagementSupport with organizing, administering, and monitoring medicines can help prevent missed or incorrect doses.

Additional Services

2 services
Daily Living Assistance
Home-Cooked Meals and Snacks

Contact Brandon Manor

Inspection History

In California, the Department of Social Services (for assisted living facilities) and the Department of Public Health (for nursing homes) conduct inspections to ensure resident safety and regulatory compliance.

ALM Inspection Grade

64 / 100 Based on state-published inspection data
How it compares

19 points below the California average for state-licensed facilities (83/100)

Category breakdown

Serious citations Concern

2 serious citations in 6 inspections

Moderate citations Concern

0.67 moderate citations per inspection (4 in 6 inspections) · 4× more than the typical state-licensed CA facility (median: 0.15)

Complaint visits Typical

20 complaint visits per 100 resident beds (1 across 5 beds) · 3× more than the typical state-licensed CA facility (median: 8)

Inspection grade: 64 out of 100, letter grade D.

Inspection Scorecard Info 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.

Overall vs. CA average 1 Worse Metrics worse than California average:
• Citations per inspection (67% above)
1 At Avg Metrics at California average:
• Moderate citations (Type B) (at CA avg)
2 Better Metrics better than California average:
• Total citations (33% below)
• Serious citations (Type A) (33% below)

Citations Info Citations are formal regulatory issues recorded during state inspections.

This FacilityCA Averagevs. CA Avg
Total citations Info Formal regulatory issues recorded by inspectors across all inspection types. 69.0 This facility has 33% fewer total citations than a typical California assisted living residence (6 vs. CA avg 9).↓ 33% better
Serious citations (Type A) Info Citations that pose an immediate risk to resident health or safety. Type A citations are the most serious and typically require prompt corrective action. 23.0 This facility has 33% fewer serious citations (type a) than a typical California assisted living residence (2 vs. CA avg 3).↓ 33% better Rank #1125 / 2011 Serious citations (Type A) — State benchmarked This assisted living community is ranked 1125th out of 2,011 assisted living communities we track in California for # of serious citations. Shows this facility's # of serious citations compared to the California average among the 2011 assisted living communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings compare like with like: every assisted living community we track in California that reports data for that category. Assisted living communities without available data are excluded, so the pool size varies from metric to metric.
Moderate citations (Type B) Info Citations that do not pose an immediate risk but still represent a departure from required care or operational standards. 44.0 This facility has moderate citations (type b) in line with the California average (4 vs. CA avg 4).— At avg
Citations per inspection Info Average citations per inspection. 1.00.6 This facility has 67% more citations per inspection than a typical California assisted living residence (1 vs. CA avg 0.6).↑ 67% worse

Inspections & Visits Info State inspections evaluate whether the facility meets health and safety standards.

This FacilityCA Averagevs. CA Avg
Total inspections Info Combined count of official scheduled inspections, complaint visits and other regulatory visits. California counts each evaluation report, so one trip can count twice when it serves two purposes. 619.0 This facility has had 68% fewer total inspections than the California average (6 vs. CA avg 19). More inspections can mean more regulatory scrutiny rather than worse care.↓ 68% fewer
Complaint visits Info On-site visits triggered by formal complaints filed by residents, families, or staff. 16.0 This facility has had 83% fewer complaint visits than the California average (1 vs. CA avg 6). More inspections can mean more regulatory scrutiny rather than worse care.↓ 83% fewer Rank #536 / 1965 Complaint visits — State benchmarked This assisted living community is ranked 536th out of 1,965 assisted living communities we track in California for # of complaint visits. A complaint visit is an unannounced on-site visit by California's Community Care Licensing Division to investigate a complaint about the community, filed by a resident, a family member, staff or anyone else. A visit means a complaint was looked into, not that it was proven: the state may find it substantiated, inconclusive or unfounded. Fewer visits is better. Shows this facility's # of complaint visits compared to the California average among the 1965 assisted living communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings compare like with like: every assisted living community we track in California that reports data for that category. Assisted living communities without available data are excluded, so the pool size varies from metric to metric.
Other visits Info Regulatory visits that are neither routine inspections nor complaint investigations — administrative check-ins, follow-up reviews, licensing-related visits. 14.0 This facility has had 75% fewer other visits than the California average (1 vs. CA avg 4). More inspections can mean more regulatory scrutiny rather than worse care.↓ 75% fewer
Official inspections Info Routine, scheduled inspections conducted by state regulators to evaluate whether the facility meets federal and state standards. 44.0 This facility has official inspections in line with the California average (4 vs. CA avg 4).— At avg
Complaint investigations Info On-site investigations triggered by complaints filed with California regulators. 18.0 This facility has had 88% fewer complaint investigations than the California average (1 vs. CA avg 8). More inspections can mean more regulatory scrutiny rather than worse care.↓ 88% fewer

Places of interest near Brandon Manor

Address 2.4 miles from city center Info Estimated distance in miles from Laguna Niguel's city center to Brandon Manor's address, calculated via Google Maps.

Calculate Travel Distance to Brandon Manor

Add your location

Address

Compare Assisted Living around Laguna Niguel

Info below is compiled from the CA Dept. of Social Services (CDSS), senior community websites & trusted data sources such as Walk Score & BBB.

Communities are listed from highest-ranked to lowest-ranked based on our methodology.

Care Types in This Table AL (Assisted Living): Housing with help for daily activities like bathing, dressing, and medication, without 24-hour skilled nursing. MC (Memory Care): Secured, specialized care for people living with Alzheimer's or dementia. RC (Respite Care): Short-term temporary care that gives family caregivers a break. RESC (Residential Care): Personal care and daily-living support in a smaller, more intimate residential setting. CH (Care Homes): Small licensed residential settings with personal care and supervision in a home-like environment. HOS (Hospice Care): Comfort-focused care for those with a terminal illness, prioritizing quality of life over treatment.
City and state of the facility. Used for mapping and state-average comparisons.
Licensed bed capacity (maximum allowed). Not the same as how many beds are currently filled.
A 0–100 score of a facility's regulatory inspection record, shown as a letter and compared with other facilities of the same kind in the same state. This is a proprietary Assisted Living Magazine grade. It is not a government rating. A dash means we have no inspection data for that facility.
Indicates whether residents are allowed to have pets in the facility.
Third-party neighborhood walkability score (0–100). Convenience/context metric, not a healthcare quality measure.
Count of regulatory inspections in the reporting window. Higher volume can reflect more oversight visits, complaint-driven surveys, or routine licensure cycles.
A complaint visit is an unannounced on-site visit by California's Community Care Licensing Division to investigate a complaint about the community, filed by a resident, a family member, staff or anyone else. A visit means a complaint was looked into, not that it was proven: the state may find it substantiated, inconclusive or unfounded. Fewer visits is better.
Count of California state "Type A" citations — the state's most serious citation category (immediate or serious harm to residents), from California state inspection data.
Number of years the company has been in operation.
Reported or derived occupancy for the facility—typically how fully licensed capacity is utilized. Compare across peers in the same market.
Name of the licensed owner, operator, or managing entity as filed with the state. Useful for grouping facilities under the same organization.
Housing or bed configuration options (e.g. studio, shared), often from facility-reported amenities and licensing details.
Crestavilla
AL
MC
Laguna Niguel
250
Facility 250
CA AVG 74
Rank #79 / 2,023
B+Yes
70
Facility 70
CA AVG 56
Rank #485 / 1,409
15
7
Facility 7
CA AVG 6
Rank #1,278 / 1,965
1
Facility 1
CA AVG 3
Rank #795 / 2,011
3
Facility 3
CA AVG 11
Rank #1,513 / 1,980
74.0%
Facility 74.0%
CA AVG 76.5%
Rank #1,054 / 1,829
Crestavilla Trs, LLC: Ksl Crestavilla Manager , LLC-
Epic Assistance Care Home II
AL
CH
Laguna Niguel
6
Facility 6
CA AVG 74
Rank #1,133 / 2,023
B+No
38
Facility 38
CA AVG 56
Rank #1,036 / 1,409
5
1
Facility 1
CA AVG 6
Rank #536 / 1,965
0
Facility 0
CA AVG 3
Rank #1 / 2,011
3
Facility 3
CA AVG 11
Rank #1,513 / 1,980
100.0%
Facility 100.0%
CA AVG 76.5%
Rank #1 / 1,829
Epic Assistance Care Home IncPrivate Rooms
Del’s Haven I
AL
HOS
MC
RESC
RC
Laguna Niguel
6
Facility 6
CA AVG 74
Rank #1,133 / 2,023
BNo
71
Facility 71
CA AVG 56
Rank #461 / 1,409
6
2
Facility 2
CA AVG 6
Rank #745 / 1,965
0
Facility 0
CA AVG 3
Rank #1 / 2,011
6
Facility 6
CA AVG 11
Rank #1,090 / 1,980
66.7%
Facility 66.7%
CA AVG 76.5%
Rank #1,224 / 1,829
Del's Haven LLCPrivate / Semi-Private Rooms
Del’s Haven IV
AL
HOS
MC
RESC
RC
Laguna Niguel
6
Facility 6
CA AVG 74
Rank #1,133 / 2,023
A+No
70
Facility 70
CA AVG 56
Rank #485 / 1,409
5-
0
Facility 0
CA AVG 3
Rank #1 / 2,011
3
Facility 3
CA AVG 11
Rank #1,513 / 1,980
83.3%
Facility 83.3%
CA AVG 76.5%
Rank #583 / 1,829
Del's Haven IV IncPrivate / Semi-Private Rooms
Brandon Manor
AL
Laguna Niguel
5
Facility 5
CA AVG 74
Rank #1,999 / 2,023
DNo-6
1
Facility 1
CA AVG 6
Rank #536 / 1,965
2
Facility 2
CA AVG 3
Rank #1,125 / 2,011
22
Facility 22
CA AVG 11
Rank #332 / 1,980
60.0%
Facility 60.0%
CA AVG 76.5%
Rank #1,500 / 1,829
Brandon Manor, Inc-

Rank badges are statewide and care-type specific: each assisted living community is ranked against every other CA assisted living community we track that reports that metric, not just the 5 on this page. See how we rank facilities

Financial Assistance for
Assisted Living in California

Brandon Manor is located in Laguna Niguel, California.
Here are the financial assistance programs available to residents in California.

Get Financial aid guidance

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).
CA

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
CA

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
CA

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.
CA

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
CA

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.
CA

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)

Frequently Asked Questions about Brandon Manor

What is the occupancy rate at Brandon Manor?

Brandon Manor's occupancy is 60%.

How long has Brandon Manor been in business?

Brandon Manor has been operating for approximately 22 years, based on available licensing and registration records.

Are pets allowed at Brandon Manor?

No, Brandon Manor has a no-pet policy.

How many beds does Brandon Manor have?

Brandon Manor has 5 beds.

Has Brandon Manor had any citations?

Brandon Manor has had 6 reported citations according to records from California Department of Social Services (CDSS).

Are there photos of Brandon Manor?

Yes — there are 14 photos of Brandon Manor in the photo gallery on this page.

What levels of care does Brandon Manor provide?

Brandon Manor offers Assisted Living.

Guides for Better Senior Living

Care Cost Calculator: See Prices in Your Area

Assisted Living Explorer

Don’t Wait Too Long: 7 Red Flag Signs Your Parent Needs Assisted Living Now

The True Cost of Assisted Living in 2025 – And How Families Are Paying For It

Understanding Senior Living Costs: Pricing Models, Discounts & Financial Assistance