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Department of
SOCIAL SERVICES

Community Care Licensing


COMPLAINT INVESTIGATION REPORT

Facility Number: 198320184
Report Date: 04/30/2025
Date Signed: 04/30/2025 11:19:57 AM

Substantiated


STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
EL SEGUNDO ASC, 400 CONTINENTAL BLVD, STE 340
EL SEGUNDO, CA 90245
This is an official report of an unannounced visit/investigation of a complaint received in our office on
04/22/2025 and conducted by Evaluator Alfonso Iniguez
PUBLIC
COMPLAINT CONTROL NUMBER: 11-AS-20250422101507
FACILITY NAME:AVENIR MEMORY CARE WESTSIDEFACILITY NUMBER:
198320184
ADMINISTRATOR:JODI KANOWITZFACILITY TYPE:
740
ADDRESS:7501 OSAGE AVETELEPHONE:
(424) 282-0040
CITY:LOS ANGELESSTATE: CAZIP CODE:
90045
CAPACITY:88CENSUS: 54DATE:
04/30/2025
UNANNOUNCEDTIME BEGAN:
09:45 AM
MET WITH:Terri Weitzman/Interim Executive DirectorTIME COMPLETED:
11:20 AM
ALLEGATION(S):
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Licensee did not provide the required notice of foreclosure
INVESTIGATION FINDINGS:
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On 4/30/2025 at approximately 10:00 AM, LPA Alfonso Iniguez conducted an unannounced complaint visit. LPA Iniguez met with Terri Weitzman / Interim Executive Director. LPA Iniguez explained the purpose of this visit.


Investigation Consisted of: LPA conducted the following interviews: Administrator Interview(A#1). LPA obtained and reviewed the following documents: Resident Roster, Personnel Roster, Department’s Case Management-Other visit dated: 3/28/25, and a copy of Notice of Unified Trustee’s Sale dated:2/4/25.


Evaluation Report continues LIC 9099-C
Substantiated
Estimated Days of Completion:
SUPERVISORS NAME: Eva M Alvarez
LICENSING EVALUATOR NAME: Alfonso Iniguez
LICENSING EVALUATOR SIGNATURE:

DATE: 04/30/2025
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/30/2025
This report must be available at Child Care and Group Home facilities for public review for 3 years.
LIC9099 (FAS) - (06/04)
Page: 1 of 4
Control Number 11-AS-20250422101507
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
EL SEGUNDO ASC, 400 CONTINENTAL BLVD, STE 340
EL SEGUNDO, CA 90245
FACILITY NAME: AVENIR MEMORY CARE WESTSIDE
FACILITY NUMBER: 198320184
VISIT DATE: 04/30/2025
NARRATIVE
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Investigation Revealed the Following:

Allegation: Licensee did not provide the required notice of foreclosure.

The details of the complaint alleged that licensee did not provide residents, and their representatives notice of facility foreclosure.



On April 30, 2025, at approximately 11:00 AM, during records review, LPA Iniguez observed the Notice of Unified Trustee’s Sale letter dated 2/4/25. The letter states that “the property is in default under a deed of trust dated: 1/3/20 and security agreement dated: 1/3/20. Unless you take action to protect your property, it may be sold at a public sale”. In addition, the letter states that “the property heretofore described is being sold “as is”. The street address and the other common designation, if any, of the real property described above is purported to be: 7501 Osage Avenue, Los Angeles, CA 90045”, LPA Iniguez confirm the address stated on the letter is the same address as the facility. Moreover, in the letter it is stated that “beneficiary hereby elects to conduct a unified foreclosure sale pursuant to the provisions of California Commercial Code section 9604, et seq.,and to include in the non judicial foreclosure of the real property interest described in the Security Agreement dated 1/3/20”.

On April 30, 2025, at approximately 10:30 AM, during an interview with the Interim Executive Director (A#1), she stated that the facility did not inform residents or their representatives about the property's default notice.

Evaluation Report continues LIC 9099-C

SUPERVISORS NAME: Eva M Alvarez
LICENSING EVALUATOR NAME: Alfonso Iniguez
LICENSING EVALUATOR SIGNATURE:

DATE: 04/30/2025
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/30/2025
LIC9099 (FAS) - (06/04)
Page: 2 of 4
Control Number 11-AS-20250422101507
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
EL SEGUNDO ASC, 400 CONTINENTAL BLVD, STE 340
EL SEGUNDO, CA 90245

FACILITY NAME: AVENIR MEMORY CARE WESTSIDE
FACILITY NUMBER: 198320184
DEFICIENCY INFORMATION FOR THIS PAGE:
VISIT DATE: 04/30/2025
Deficiency Type
POC Due Date /
Section Number
DEFICIENCIES
PLAN OF CORRECTIONS(POCs)
Type B
05/19/2025
Section Cited
CCR
87211(d)(1)
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87211 Reporting Requirements
(d) The licensee shall notify the Department, the State Long-Term Care Ombudsman, all residents, and, if applicable, their representatives, in writing within two business days of any of the following specified events, or knowledge thereof:
(1) A notice of default, notice of trustee’s sale, or any other indication of foreclosure is issued on the property.
This requirement was not met as evidence by:
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Licensee will adhere to Title 22 Regulations at all times. A plan of correction will be submitted to LPA Iniguez before the POC due date via email.
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Based on a review of records and an interview, the licensee failed to inform residents and their representatives in writing within two business days of the default notice against the property posted at the facility.This poses a potential health and safety risk to all residents in care.

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Failure to correct the cited deficiency(ies), on or before the Plan of Correction (POC) due date, may result in a civil penalty assessment.
SUPERVISORS NAME: Eva M Alvarez
LICENSING EVALUATOR NAME: Alfonso Iniguez
LICENSING EVALUATOR SIGNATURE:

DATE: 04/30/2025
I acknowledge receipt of this form and understand my appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/30/2025
LIC9099 (FAS) - (06/04)
Page: 3 of 4
Control Number 11-AS-20250422101507
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

COMPLAINT INVESTIGATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
EL SEGUNDO ASC, 400 CONTINENTAL BLVD, STE 340
EL SEGUNDO, CA 90245
FACILITY NAME: AVENIR MEMORY CARE WESTSIDE
FACILITY NUMBER: 198320184
VISIT DATE: 04/30/2025
NARRATIVE
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During this investigation, LPA found sufficient evidence to support the above-mentioned allegation.

Based on the evidence gathered, interviews conducted, and records reviewed, the preponderance of evidence standard has been met; therefore, the above-mentioned allegation is found to be SUBSTANTIATED.

California Code of Regulations (Title 22, Division 6, Chapter 8), the above-mentioned deficiency was observed, and citation issued (ref. LIC 9099D). Civil Penalty Assessed during this visit.

An exit interview was conducted, and a copy of the Complaint Report was given to Terri Weitzman/Interim Executive Director.

SUPERVISORS NAME: Eva M Alvarez
LICENSING EVALUATOR NAME: Alfonso Iniguez
LICENSING EVALUATOR SIGNATURE:

DATE: 04/30/2025
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 04/30/2025
LIC9099 (FAS) - (06/04)
Page: 4 of 4