Inspection Reports for Park View Place
1054 Park View Dr, Covina, CA 91724, CA, 91724
Back to Facility ProfileInspection Report Summary
Most inspections found no deficiencies, with routine annual inspections and complaint investigations consistently showing compliance with regulations. The most recent report from September 27, 2025, was a complaint investigation that found no deficiencies and unsubstantiated allegations regarding extra fees for walking a resident’s dog. Earlier complaint investigations also found no substantiated issues, including allegations of resident isolation, temperature concerns, and staff neglect. However, there were two substantiated deficiencies related to an expired administrator certificate in mid-2023 and a missed medication dose posing an immediate health risk in early 2025. The facility appears to have addressed the administrator certification issue, and recent reports show improvement with no new deficiencies noted.
Deficiencies (last 4 years)
Deficiencies (over 4 years)
0.8 deficiencies/year
Deficiencies are regulatory violations found during state inspections.
80% better than California average
California average: 4 deficiencies/yearDeficiencies per year
4
3
2
1
0
Census
Latest occupancy rate
72% occupied
Based on a September 2025 inspection.
This facility has shown a steady increase in demand based on occupancy rates.
Occupancy over time
Inspection Report
Complaint Investigation
Census: 102
Capacity: 142
Deficiencies: 0
Date: Sep 27, 2025
Visit Reason
The inspection was an unannounced complaint investigation visit triggered by a complaint received on 2025-07-11 regarding the licensee allegedly not abiding by the terms and conditions of a resident's admission agreement.
Complaint Details
The complaint alleged that the facility was charging a resident an extra fee to walk their dog despite the resident being able to walk the dog themselves. Interviews with four staff members and ten residents did not support the allegation. The administrator explained the fee was related to staff assistance to prevent the dog from roaming, but the resident never paid or was charged for this service. The allegation was unsubstantiated due to insufficient evidence.
Findings
The investigation found insufficient evidence to substantiate the allegation that the facility charged a resident an extra fee for walking their dog. Interviews with staff and residents did not corroborate the allegation, and the resident confirmed no charges were made or paid. The allegation was determined to be unsubstantiated.
Report Facts
Complaint Control Number: 28
Number of staff interviewed: 4
Number of residents interviewed: 10
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Alberto Lopez | Licensing Program Analyst | Conducted the complaint investigation visit and interviews |
| LeeAnn Hefner | Executive Director | Met with Licensing Program Analyst during investigation |
| Melodie Misaikone | Move-in Coordinator | Met with Licensing Program Analyst during investigation |
| Alicia Aragon | Health Service Director | Met with Licensing Program Analyst and received copy of report |
Inspection Report
Complaint Investigation
Census: 104
Capacity: 142
Deficiencies: 0
Date: Sep 11, 2025
Visit Reason
An unannounced complaint investigation visit was conducted following a complaint received on 2025-09-04 regarding allegations of staff isolating residents and inappropriate staff interaction with residents.
Complaint Details
The complaint involved allegations that staff isolated residents in their rooms due to malodors and made shaming remarks about residents' body odor during mealtime, forcing them to eat in their rooms. Interviews with six staff and ten residents did not corroborate these allegations. Staff acknowledged some residents have strong body odor but assist with hygiene and encourage showering. Residents are not left alone and are free to move about the facility. The findings concluded the allegations were unsubstantiated.
Findings
The investigation included interviews with staff and residents, review of records, and observation. Both allegations—staff isolating residents due to body odor and staff making shaming remarks forcing residents to eat in their rooms—were found unsubstantiated due to lack of preponderance of evidence.
Report Facts
Staff interviewed: 6
Residents interviewed: 10
Complaint received date: Sep 4, 2025
Employees mentioned
| Name | Title | Context |
|---|---|---|
| LeeAnn Hefner | Administrator / Executive Director | Met with during investigation and named in report |
| Sanjay Vaid | Licensing Program Analyst | Conducted the complaint investigation visit |
| Fernando Fierros | Licensing Program Manager | Named as Licensing Program Manager on report |
Inspection Report
Annual Inspection
Census: 107
Capacity: 142
Deficiencies: 0
Date: Aug 19, 2025
Visit Reason
The inspection was a required unannounced annual inspection conducted to evaluate compliance with licensing requirements for the facility.
Findings
The facility was found to be in compliance with all applicable regulations, including infection control, physical plant safety, staffing, personnel training, resident records, food service, and disaster preparedness. No deficiencies were observed during the visit.
Report Facts
Residents' bedrooms checked: 10
Staff files reviewed: 5
Resident files reviewed: 10
Medication reviews: 10
Food supply days - perishables: 2
Food supply days - non-perishables: 7
Bedridden residents allowed: 8
Hospice approval: 12
Current bedridden resident in hospice: 1
Employees mentioned
| Name | Title | Context |
|---|---|---|
| LeeAnn Hefner | Administrator | Named as facility administrator and recipient of the inspection report |
| Sanjay Vaid | Licensing Program Analyst | Conducted the annual inspection |
| Fernando Fierros | Supervisor | Supervisor overseeing the licensing evaluation |
Inspection Report
Complaint Investigation
Census: 99
Capacity: 142
Deficiencies: 0
Date: Jul 8, 2025
Visit Reason
The inspection was an unannounced complaint investigation visit triggered by an allegation that staff were not keeping resident rooms at a comfortable temperature.
Complaint Details
The complaint alleged that staff were not maintaining comfortable temperatures in resident rooms. The allegation was unsubstantiated after staff and resident interviews, review of HVAC repair records, temperature measurements, and medical record review.
Findings
The investigation found that although the facility experienced air conditioning issues affecting some rooms, staff provided portable fans and A/C units to residents. Temperature measurements in residents' rooms were within regulatory limits, and residents reported comfort with the temperature. The allegation was unsubstantiated due to lack of preponderance of evidence.
Report Facts
Affected rooms: 13
Affected rooms: 2
Staff interviewed: 5
Residents interviewed: 9
Temperature range: 78
Temperature range: 85
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Leeann Hefner | Executive Director | Met with Licensing Program Analyst during complaint investigation and named in report |
| Sanjay Vaid | Licensing Program Analyst | Conducted the complaint investigation visit |
| Fernando Fierros | Licensing Program Manager | Named in report as Licensing Program Manager |
Inspection Report
Complaint Investigation
Census: 94
Capacity: 142
Deficiencies: 0
Date: Apr 26, 2025
Visit Reason
An unannounced complaint investigation visit was conducted on 04/26/2025 following a complaint received on 02/06/2025 regarding allegations of staff neglect and failure to meet resident needs at Park View Place.
Complaint Details
The complaint involved multiple allegations including resident fracture due to staff neglect, failure to prevent physical altercation between residents, unmet incontinence needs, and failure to provide clean linen. All allegations were investigated through interviews, record reviews, and facility tour, and were found to be unsubstantiated.
Findings
The investigation found no preponderance of evidence to substantiate the allegations including resident fracture due to staff neglect, failure to prevent physical altercation, unmet incontinence needs, and failure to provide clean linen. All allegations were determined to be unsubstantiated and no violations were cited.
Report Facts
Facility capacity: 142
Census: 94
Staff interviews: 5
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Kimberly Ramirez | Licensing Program Analyst | Conducted the complaint investigation visit and interviews |
| Tony Vasallo | Licensing Program Manager | Named as Licensing Program Manager on the report |
| Alicia Aragon | Health and Wellness Director | Met with the Licensing Program Analyst during the investigation |
| Leeann Hefner | Administrator | Facility Administrator named in the report |
Inspection Report
Complaint Investigation
Census: 84
Capacity: 142
Deficiencies: 1
Date: Feb 13, 2025
Visit Reason
The inspection was an unannounced complaint investigation visit triggered by allegations received on 2024-10-28 regarding staff not dispensing residents' medication as prescribed and other care-related concerns.
Complaint Details
The complaint investigation was substantiated for the allegation that staff did not dispense residents’ medication as prescribed, specifically that R1 went two days without receiving Depakote medication. Other allegations including inadequate supervision resulting in falls, unexplained injury, lack of assistance with eating, failure to communicate with authorized representatives, and failure to provide records timely were unsubstantiated.
Findings
The investigation substantiated that staff failed to dispense resident R1's Depakote medication on 9/1/24 and 9/2/24, posing an immediate health and safety risk. Other allegations related to supervision, neglect, assistance with eating, communication, and record provision were unsubstantiated due to insufficient evidence.
Deficiencies (1)
R1 was not assisted with their Depakote medication between 9/1-9/2/24 which poses an immediate health and safety risk to residents in care.
Report Facts
Capacity: 142
Census: 84
Deficiencies cited: 1
Plan of Correction Due Date: 2025
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Jose Villalobos | Licensing Program Analyst | Conducted the complaint investigation visit and authored the report |
| Leann Hefner | Administrator | Facility administrator involved in the investigation and notified during the visit |
| Melodie Misaikone | Staff member met with during the investigation |
Inspection Report
Complaint Investigation
Census: 84
Capacity: 142
Deficiencies: 0
Date: Oct 29, 2024
Visit Reason
The inspection was an unannounced Case Management - Incident visit conducted in response to an incident report dated 10/05/2024 involving alleged rough care by staff member S4 towards resident #1 (R1).
Complaint Details
The complaint involved an agency caregiver reporting that staff S4 was rough with resident #1, did not use the Hoyer Lift, grabbed the resident by the neck, and failed to provide proper pericare. The facility investigated, suspended S4 on 10/04/2024, reported the incident to licensing, ombudsman, responsible party, and police on 10/05/2024. Staff interviews confirmed it was a single incident with no injury. Police case number 24-22261.
Findings
The investigation found that the alleged staff member S4 was suspended immediately and later voluntarily terminated. No injury or physical abuse to the resident was observed, and no deficiencies were cited during the visit. The facility conducted staff training on proper care procedures following the incident.
Report Facts
Police case number: 2422261
Employees mentioned
| Name | Title | Context |
|---|---|---|
| LeeAnn Hefner | Administrator | Administrator who assisted with the visit and hosted a meeting on proper care procedures after the incident |
Inspection Report
Annual Inspection
Census: 62
Capacity: 142
Deficiencies: 0
Date: Jul 30, 2024
Visit Reason
An unannounced annual inspection visit was conducted to evaluate the facility's compliance with licensing requirements and regulations.
Findings
The inspection found the facility to be in full compliance with no deficiencies observed. The physical plant, safety systems, food supply, and resident care areas were all satisfactory and met regulatory standards.
Report Facts
Residents approved for hospice waiver: 12
Non-ambulatory residents approved: 142
Residents bedridden approved: 8
Hot water temperature range: 114.2
Hot water temperature range: 115.1
Facility capacity: 142
Current census: 62
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Lee Ann Hefner | Administrator | Met with Licensing Program Analyst during inspection |
| Bonnie Tao | Licensing Evaluator | Conducted the inspection |
| Fernando Fierros | Supervisor | Supervisor overseeing the inspection |
Inspection Report
Complaint Investigation
Census: 64
Capacity: 142
Deficiencies: 0
Date: Jul 9, 2024
Visit Reason
The visit was an unannounced complaint investigation conducted in response to an allegation of illegal eviction received on 2024-07-01.
Complaint Details
The complaint alleged illegal eviction of Resident #1. The allegation was unsubstantiated due to lack of preponderance of evidence supporting the claim.
Findings
The investigation found insufficient evidence to substantiate the allegation of illegal eviction. Interviews and document reviews indicated no eviction letter was issued, and the resident was temporarily hospitalized with plans to return, but the family moved belongings without informing staff.
Report Facts
Facility capacity: 142
Census: 64
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Cynthia D Chan | Licensing Program Analyst | Conducted the complaint investigation |
| Lee Ann Hefner | Executive Director | Interviewed during investigation and named in findings |
| Tony Vasallo | Licensing Program Manager | Named in report as Licensing Program Manager |
Inspection Report
Annual Inspection
Census: 51
Capacity: 142
Deficiencies: 0
Date: Aug 28, 2023
Visit Reason
An unannounced annual inspection visit was conducted to evaluate compliance with licensing regulations and facility standards.
Findings
The inspection included staff and resident interviews, facility tour, review of food supply, medications, and records. No deficiencies were observed during the visit, and all safety systems and facility conditions were found to be in compliance with regulations.
Report Facts
Approved hospice waiver: 12
Bedridden residents allowed: 8
Hot water temperature range: 115.9
Hot water temperature range: 116.4
Facility temperature: 73
Last fire drill date: Jul 6, 2023
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Bonnie Tao | Licensing Program Analyst | Conducted the inspection visit |
| Fernando Fierros | Supervisor | Supervisor overseeing the inspection |
Inspection Report
Complaint Investigation
Census: 51
Capacity: 142
Deficiencies: 1
Date: Aug 28, 2023
Visit Reason
The inspection was an unannounced complaint investigation triggered by an allegation that the administrator was not fulfilling administrative duties and qualifications.
Complaint Details
The complaint alleged that the administrator was not fulfilling administrative duties and qualifications, including insufficient hours at the facility, lack of required staff training, and an expired administrator certificate. The finding was substantiated.
Findings
The investigation found that while residents, visitors, and staff denied the allegation that the administrator did not present enough hours or provide required training, the administrator's certificate was expired as of 06/08/2023. The facility did not have a qualified and currently certified administrator at the time of the visit.
Deficiencies (1)
All facilities shall have a qualified and currently certified administrator. Administrator certificate was expired on 6/8/23 and did not have a current certificate.
Report Facts
Capacity: 142
Census: 51
Deficiencies cited: 1
Plan of Correction Due Date: Sep 7, 2023
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Patricia Gustin | Administrator | Named in deficiency for expired administrator certificate and administrative duties |
| Karen Turnour | Business Office Director | Interviewed during investigation and exit interview |
| Sahar Mosalla | Interim Certified Administrator | Interim administrator with current certificate during investigation |
| Bonnie Tao | Licensing Program Analyst | Conducted complaint investigation |
| Fernando Fierros | Licensing Program Manager | Oversaw complaint investigation |
Inspection Report
Complaint Investigation
Census: 48
Capacity: 142
Deficiencies: 1
Date: Jul 18, 2023
Visit Reason
The inspection was an unannounced complaint investigation triggered by an allegation that the administrator was not fulfilling administrative duties and qualifications, including not presenting enough hours to operate the facility, not providing required staff training, and having an expired administrator certificate.
Complaint Details
The complaint alleged the administrator was not fulfilling administrative duties and qualifications, including insufficient hours at the facility, lack of required staff training, and an expired administrator certificate. The complaint was substantiated based on evidence that the administrator certificate was expired and not current.
Findings
The investigation found that the administrator was present at least 40 hours per week and staff training was current, but the administrator's certificate was expired as of 06/08/2023 and not currently valid. The certificate renewal was in process with expected completion by the end of August 2023. Therefore, the facility did not have a qualified and currently certified administrator, substantiating the complaint.
Deficiencies (1)
Administrator certificate was expired on 6/8/23 and did not have a current certificate.
Report Facts
Capacity: 142
Census: 48
Administrator hours: 40
Certificate expiration date: Jun 8, 2023
Plan of Correction due date: Aug 28, 2023
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Patricia Gustin | Administrator | Named in complaint allegation and investigation findings regarding administrative duties and certification |
| Bonnie Tao | Licensing Program Analyst | Conducted the complaint investigation |
| Fernando Fierros | Licensing Program Manager | Oversaw the complaint investigation report |
Inspection Report
Complaint Investigation
Census: 42
Capacity: 142
Deficiencies: 0
Date: Jan 20, 2023
Visit Reason
The visit was an unannounced complaint investigation regarding the allegation that resident care needs were not being met due to lack of staff.
Complaint Details
The complaint alleged that resident care needs were not being met due to lack of staff. The investigation found no preponderance of evidence to prove the alleged violation occurred, and the allegation was unsubstantiated.
Findings
The investigation included interviews with staff and residents, review of resident records, and a facility tour. All residents and staff interviewed denied the allegation, and observations confirmed adequate staffing levels. The allegation was found to be unsubstantiated with no deficiencies cited.
Report Facts
Residents interviewed: 5
Staff interviewed: 4
Caregivers per unit per shift: 3
Dietary staff observed: 2
Med tech observed: 1
Caregivers at memory care unit observed: 3
Caregivers at assisted living unit observed: 1
Activities coordinator observed: 1
Receptionist observed: 1
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Patricia Gustin | Administrator | Met with Licensing Program Analyst during investigation and denied the allegation |
| Bonnie Tao | Licensing Program Analyst | Conducted the complaint investigation |
| Fernando Fierros | Licensing Program Manager | Named as Licensing Program Manager on the report |
Inspection Report
Original Licensing
Capacity: 142
Deficiencies: 0
Date: Aug 2, 2022
Visit Reason
The inspection was an announced pre-licensing visit conducted to evaluate the facility for initial licensing approval.
Findings
The physical plant was inspected including resident rooms, common areas, and safety systems. The facility met requirements for resident accommodations, safety equipment, food storage, and emergency systems. No deficiencies were noted in the report.
Report Facts
Licensed capacity: 142
Non-ambulatory resident capacity: 132
Bedridden resident capacity: 8
Hospice approval capacity: 12
Inspection visit start time: 1020
Inspection visit end time: 1420
Fire system inspection date: Jun 28, 2022
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Patricia Gustin | Administrator | Facility administrator present during inspection |
| Michael Fountain | Regional Director of Operations | Met with Licensing Program Analysts during inspection |
| Valeria Maldonado | Licensing Program Analyst | Conducted the inspection and physical plant evaluation |
| Jose Villalobos | Licensing Program Analyst | Conducted the inspection and physical plant evaluation |
| Fernando Fierros | Supervisor | Supervisor overseeing the licensing evaluation |
Inspection Report
Original Licensing
Capacity: 142
Deficiencies: 0
Date: Jul 11, 2022
Visit Reason
The visit was conducted as a Component II evaluation by the Community Care Licensing analyst via telephone to verify the applicant and administrator's understanding of licensing requirements and facility operation for original licensing.
Findings
The applicant and administrator successfully completed the Component II evaluation, confirming understanding of Title 22 regulations, facility operation, staff qualifications, program policies, and other licensing requirements. No clients were in care at the time of the evaluation.
Report Facts
Capacity: 142
Census: 0
Employees mentioned
| Name | Title | Context |
|---|---|---|
| Sue McPherson | Applicant's Representative | Participant in Component II evaluation |
| Patricia Gustin | Administrator | Participant in Component II evaluation |
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