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Park View Estates is an inviting senior community dedicated to offering continuing care for its residents. They offer assisted living and memory care services to seniors in the Orange County, California area. With its Assisted Living and Memory Care suites, the community sets the stage for resort-style living intertwined with exceptional personal care.
In its commitment to providing personalized and adaptable Care & Wellness programs, the team at Park View Estates endeavors to nurture independence within a private and secure setting, ensuring each resident receives the tailored care they require. Park View Estates’ mission revolves around fostering a warm, safe environment that instills a sense of independence, safety, and engagement in its residents. Assisted Living and Memory Care residents can select from an array of suite layouts, including studios, 1-bedroom, and 2-bedroom companions.
Higher than the California average: 72.8%Park View Estates Assisted Living & Memory Care is legally operated by Fountain Valley Opco Llc;sunshine Retirement Et Al, and administrated by Maria Arriaga.
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.
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.
Citations
| This Facility | CA Average | vs. CA Avg |
|---|---|---|---|
|
Total citations
Formal regulatory issues recorded by inspectors across all inspection types.
| 12 | 10 | This facility has 20% more total citations than a typical California assisted living residence (12 vs. CA avg 10).↑ 20% worse |
|
Serious citations (Type A)
Violations that pose an immediate risk to resident health or safety. Type A citations are the most serious and typically require prompt corrective action.
| 6 | 3 | This facility has 100% more serious citations (type a) than a typical California assisted living residence (6 vs. CA avg 3).↑ 100% worse |
|
Moderate citations (Type B)
Violations that do not pose an immediate risk but still represent a departure from required care or operational standards.
| 6 | 4 | This facility has 50% more moderate citations (type b) than a typical California assisted living residence (6 vs. CA avg 4).↑ 50% worse |
|
Citations per year
Average citations per year since 2021.
| 2.4 | 2 | This facility has 20% more citations per year than a typical California assisted living residence (2.4 vs. CA avg 2).↑ 20% worse |
|
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
| This Facility | CA Average | vs. CA Avg |
|---|---|---|---|
|
Total visits
Combined count of complaint visits, other regulatory visits, and official scheduled inspections.
| 52 | 16 | This facility has 225% more total visits than a typical California assisted living residence (52 vs. CA avg 16).↑ 225% worse |
|
Complaint visits
On-site visits triggered by formal complaints filed by residents, families, or staff.
| 31 | 13 | This facility has 138% more complaint visits than a typical California assisted living residence (31 vs. CA avg 13).↑ 138% worse |
|
Other visits
Regulatory visits that are neither routine inspections nor complaint investigations — administrative check-ins, follow-up reviews, licensing-related visits.
| 18 | 7 | This facility has 157% more other visits than a typical California assisted living residence (18 vs. CA avg 7).↑ 157% worse |
|
Official inspections
Routine, scheduled inspections conducted by state regulators to evaluate whether the facility meets federal and state standards.
| 3 | 4 | This facility has 25% fewer official inspections than a typical California assisted living residence (3 vs. CA avg 4).↓ 25% better |
|
Complaint investigations
On-site investigations triggered by complaints filed with California regulators.
| 20 | 10 | This facility has 100% more complaint investigations than a typical California assisted living residence (20 vs. CA avg 10).↑ 100% worse |
An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.
This facility’s inspection record is mixed, with several substantiated deficiencies mostly related to resident care, staff training, and safety issues like delayed call light responses and elevator maintenance. The most recent inspection on March 26, 2026, found no deficiencies, but prior visits cited one deficiency for delayed call responses posing immediate risk (May 20, 2025) and another for insufficient catheter care (May 13, 2025). Investigations into eviction complaints showed one substantiated violation for incomplete eviction notices (August 21, 2025), while many other allegations were unsubstantiated.
Read the full inspection reports for this facility, including detailed findings and corrective actions.
Show Inspection Reports
Housing Options: Studio / 1 Bed / 2 Bed
Building Type: Two-story
1.8 miles from city center
Estimated distance in miles from Fountain Valley's city center to Park View Estates Assisted Living & Memory Care's address, calculated via Google Maps.
— 5.85 miles to nearest hospital (Newport Family Medicine)
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Park View Estates Assisted Living & Memory Care is located in Fountain Valley, California.
Here are the financial assistance programs available to residents in California.
The information below is reported by the California Department of Social Services and Department of Public Health.
| Park View Estates Assisted Living & Memory Care |
MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.
AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence. | Fountain Valley | 170 | No | 56 | 3 | 31 | 6 | 5 | 90.6% | Fountain Valley Opco LLC;Sunshine Retirement Et Al | Studio / 1 Bed / 2 Bed |
| Clearwater at North Tustin |
MC Memory Care Secured, specialized care for people living with Alzheimer's or dementia. Staff trained in cognitive impairment, with higher staff-to-resident ratios and an environment designed to reduce confusion and wandering risk.
AL Assisted Living A licensed, long-term care setting for seniors or individuals with disabilities who need help with daily activities — like bathing, dressing, and medication management — but not 24-hour skilled nursing. Offers housing, meals, and around-the-clock support while aiming to maximize resident independence. | Santa Ana | 124 | Yes | 32 | 3 | 13 | 6 | 4 | 90.3% | Clearwater At North Tustin, LLC: Csl Berkshire Ope | Studio / 1 Bed / 2 Bed |
Park View Estates Assisted Living & Memory Care is in the Fountain Valley neighborhood of Fountain Valley.
The legal owner and operator of Park View Estates Assisted Living & Memory Care is Fountain Valley Opco Llc;Sunshine Retirement Et Al.
Park View Estates Assisted Living & Memory Care has a walk score of 56. Moderately walkable. Some errands can be accomplished on foot, with a mix of nearby amenities.
Park View Estates Assisted Living & Memory Care's occupancy is 91%.
Maria Arriaga is the administrator of Park View Estates Assisted Living & Memory Care.
Park View Estates Assisted Living & Memory Care has 170 beds.
Park View Estates Assisted Living & Memory Care has had 12 recently reported deficiencies.
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