Los Angeles CA Rent Control Apts – Apartments Rentals – Pros & Cons

 

Update March 19 2016

Hi Point Apts is Unsanitary, Substandard, and Unsafe

LA county Public Health Feb 10 2016 have said they have no authority over the wiring in the 1522 Hi Point St 90035 building.

Health and Safety code 17920.3 sections(a)(13) and (d) and (i) give the city and county employees jurisdiction, but as of March 16 talk with city code enforcement, and after over two years of defective security system intercom wiring, government employees maintain they have no jurisdiction under H & S code 17920.3. City employee Richard Brinson, Le Taun J. Cotton, Veronica Bauchman, David Burkhead, Richard Jackson, and Udo O. Nwachuku all claim the city and county employees have no jurisdiction to enforce defective and improperly maintained wiring.

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Since there is general dilapidation abandoned vehicle and improper maintenance of the wiring and construction materials, the Health and Safety code 17920.3 declares the building to be “unsanitary” and “substandard” and “unsafe”. Tenant security is at risk.

For more information click this link:

LA Housing Rent Commission Racism

What are the advantages and disadvantages to renting rent controlled apartments?

Pros: lower rents, predictable rent increases, limited reasons for eviction.

I am always surprised at the number of people who move into apartments when their income barely will pay the rent and they pay no attention to the laws effecting rent increases. When applying at a rent control building, the owner is required to post a notice that the building is subject to rent control.* Or you can verify it with the city. The city of Los Angeles, for example has pages and pages on their website explaining rent control under Los Angeles Municipal Code [“LAMC”]. These regulations are in addition to any laws passed by the State of California that regulate tenant rights. So say you know the building was built before 1978 and it is under rent control and it is a decent apartment, and not too far from your job, and the rent is $1000 for a one bedroom with all utilities paid and includes stove and refrigerator and a parking stall. Sixteen  months pass and all is cool, but then a new owner purchases the building. That is when all hell can break loose. Having lived in rent controlled and non-rent controlled, I find that when a new owner appears that seems to be when all the trouble starts because they will want to raise the rent and evict lowering paying tenants.  Harassment will be the owner’s favorite tactic.

“Would you rather your rent increase 3% over 12 months or have it increase 10% every three months?”

But back to rent controlled: the $1000 apartment you pay for a medium sized 550 square feet may go for $1700 in a newer non-rent controlled building. Under rent control the rent can generally only be raised once every twelve months in Los Angeles 3% and is not cumulative [some landlords tend to abuse this]; but under non rent controlled the rent can be raised repeatedly say $100 or more every other month and is there is no law against that. So if you are in a rent controlled building and being treated decent by the owner, you are probably getting a good deal. Would you rather your rent increase 3% over 12 months or have it increase 10% every three months?

“…you may face an increased level of government discrimination, corruption, and unresponsiveness”

Tenants are covered by the state laws on tenant landlord. That is one layer of protection. As with any law, if you cannot get local or state authorities to enforce the law, then you may have to seek attorney assistance or resort to do-it-yourself tactics. Those who live in rent controlled buildings can benefit from an increased layer of protection from rent control laws, but if you have a complaint that the government agency won’t enforce, you may face an increased level of government discrimination, corruption, and unresponsiveness. There are numerous links in this site that will show examples of lack of enforcement by rent control and housing agencies, to the detriment of the tenant. I know one example where the property owner reduced housing services but refused to give rent reductions required under Los Angeles rent stabilization ordinance; one such illegal rent increase amounted to $3.61 per month; may not sound like a lot but stretch that out over three years is $129.00 and multiply that by 100 tenants = $12,900. So you can see the incentive here why the city government and property owner may violate the rent control laws and participate in unlawful unjust enrichment. Complaining and enforcing your rights under law may not come without some costs. Most tenants of course don’t complain and that is what property owners depend on.

Cons: rent control regulations may not be enforced, bully tactics of landlords, only applies to buildings built 1978 and before [Los Angeles]

Having worked for government a number of years, and had experiences with government agencies, I find these agencies tend to mislead whether they will enforce your tenant rights. You may face lying and cheating and stealing from government officials if you try to assert your rights under rent control. If you are standing in the way of a owner who has managed his finances poorly but cannot raise your rent by $500 because you are under rent control, he will gladly resort to bully tactics to get you to move “voluntarily”. So in a rent control building, at least on paper you as a tenant have another layer of laws to protect you, but you will may face increased violation of quiet enjoyment by the owner who wants to raise your rent or who wants you out.

Evictions

Under Los Angeles rent control for example, there are only 12 reasons why a tenant can be evicted including failure to pay rent. In order to evict from rent control building, the owner must state one of those twelve reasons and report this to city rent control. What about in a non-rent controlled building? In that case, state law applies in California. Even if your rent is current, an owner only has to give you 60 days notice and you have to move. Study the laws for your particular city.

Bottom line: rent controlled apartments built before 1978 will cost you less than a market rate apartment and may  be bigger in square feet [Los Angeles]; rent increases will be predictable. Everything will probably go smoothly unless you try to assert your rights under rent control regulations.

*Cities with rent control are

California Tenants, A Guide to Residential Tenants' and Landlords' Rights and Responsibilities

Berkeley
Beverly Hills
Campbell
East Palo Alto
Fremont
Hayward
Los Angeles
Los Gatos
Oakland
Palm Springs
San Francisco
San Jose
Santa Monica
Thousand Oaks
West Hollywood

California DCA Publication Landlord Tenant

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Related Links

LA Housing Rent Commission Racism

http://articles.latimes.com/2007/jan/28/realestate/re-letters28

http://www.ehow.com/about_5349087_pros-cons-rent-control.html

http://homeguides.sfgate.com/advantages-disadvantages-rent-control-8406.html

http://people.opposingviews.com/pros-cons-rent-control-8385.html

Consumer Affairs State Laws Affecting Tenants

Google “Racism at Hi Point Apts 90035”

Click for Youtube Video on Hi Point Apts

[Notice: the opinions expressed in this site are those of the authors and should not be construed as representing the opinions or policy of any official or agency of the state of California. While this website is designed to provide accurate and current information about the law, readers should consult an attorney or other expert for advice in particular cases, and should also read the relevant statutes and court decisions when relying on cited material.]

1522 Hi Point Street Los Angeles, CA   90035- Hot Pads

1522 Hi Point Street Los Angeles, CA   90035- Trulia

1522 Hi Point Street Los Angeles, CA   90035- Zillow

1522 Hi Point Street Los Angeles, CA   90035- Zumper

1522 Hi Point Street Los Angeles, CA   90035- Redfin

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Updated September 19 2016

Los Angeles, California officials say Black tenant perceived as “Nigger” not entitled to full and equal housing privileges. Select tenants are named. United States Central District Court case CV16-03236 JLS. 

Attorneys for the defendants are ATTORNEY FOR COUNTY OF LOS ANGELES, AND ALAN CHEN Renee E Jensen     lduarte@fwhb.com, rjensen@fwhb.com; ATTORNEY FOR WILLIAMS REAL ESTATE ADVISORS, Inc. Thomas L Watters     twatters@hartwattersandcarter.com;  ATTORNEY FOR STATE OF CALIFORNIA Martin Ageson     martin.ageson@doj.ca.gov, marsha.petty@doj.ca.gov; ATTORNEY FOR CITY OF LOS ANGELES, CHARLES GARCIA, BARBARA BRASCIA, RICHARD BRINSON, ARMIDA-OLGUIN FLORES Robert P Moore     robert.p.moore@lacity.org, julie.martinez@lacity.org; ATTORNEY FOR HI POINT APTS, LLC, WALTER BARRATT, CLIFF RENFREW Jared A Barry     jared@barrylawgroup.com   [UPDATED SEPT. 19, 2016]

Filed May 11, 2016. Johnson v. City of Los Angeles, et al. For more information on the lawsuit,  click link below:

Lawsuit Against Hi Point Apts, LLC et al.

Racism Hi Point Apts

“When a tenant makes a complaint that there has been a reduction in housing services in violation of housing codes related to habitability of a dwelling under California Health & Safety Code 17920.3 or 17920.10, the Los Angeles Housing + Community Investments Department will determine a corresponding reduction in rent under the Rent Escrow Account Program regulations (RAC Regulations 1200.00 et . seq).” City Los Angeles LAMC claimed by Mayor Eric Garcetti and Director Rushmore Cervantes.