24608 Pennsylvania Avenue
Lomita, CA 90717
5 beds • Est. 2023 (2 years) • Get directions
0 state citations and 0 verified complaints since 2023 across 6 inspections. The facility opened in late 2023 after a pre-licensing visit found the facility clean, sanitary, and properly staffed, with capacity set at 5 residents after a bedroom space review reduced it from the initially requested 6. 1 complaint was filed alleging the facility operated beyond its licensed capacity; the investigator reviewed the resident roster, interviewed residents, and found no evidence to support the allegation. Annual inspections in December 2024 and December 2025 found the facility clean and sanitary, with all required postings, compliant staff and client records, and no physical plant deficiencies. The facility has operated at low census since opening, with 2 to 3 residents in care at the time of each recorded visit.
Pepper Tree Assisted Living III is a 5-bed board-and-care home in Lomita, with a sister facility (Coral Tree Care Home) also in Lomita. The facility stands out for its transparent, practical approach — their website includes unusually honest advice about the transition process, including telling families not to sell the house for the first two months.
Services include 24/7 awake night staff, home-cooked meals, medication management, and in-home salon services.
Excellent safety record
The FYI Safety Score™ is 9.9 out of 10 (Excellent), based on state inspection data. Zero citations and zero substantiated complaints across 6 inspection visits — a strong record for a facility with 2 years of operation.
Refreshingly honest and practical communication
Their website gives families real advice: 'Don't sell the house. Give us 2 months. During the first 2 weeks, call often but limit visits.' This kind of transparency about the transition process signals experience and genuine care for family dynamics.
24/7 awake night staff
Explicitly states attentive 24/7 night staff — not sleeping on-site, but actively on duty. For families worried about overnight care quality, this is an important distinction to verify during your visit.
Strong family reviews cite specific experiences
Detailed reviews from families describe multi-year stays, caregivers cooking meals for visitors, and staff supporting family members emotionally — not just the residents. When reviews get this specific, they're credible.
Only 5 beds means limited availability
With just 5 residents, openings are rare. They mention a waitlist with a refundable deposit option. If you're interested, don't wait — put down a deposit to hold your place while exploring other options.
Month-to-month but plan for commitment
While billing is month-to-month with no long-term contract, the facility's own advice suggests planning for at least a 2-month adjustment period. The transition to assisted living takes time, and switching homes frequently is hard on residents.
Est. starting from $4,300/mo
Pricing is estimated, please contact the facility to confirm.
Pricing is estimated, please contact the facility to confirm.
24608 Pennsylvania Avenue, Lomita, CA 90717
Get directionsLicense data from the California Department of Social Services, Community Care Licensing Division. View full state record
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