Sponsored message
Audience-funded nonprofit news
radio tower icon laist logo
Next Up:
0:00
0:00
Subscribe
  • Listen Now Playing Listen

The Brief

The most important stories for you to know today
  • Some locations switching to paper cups
    Two plastic Starbucks cups with a light brown liquid inside them.
    Paper or plastic? Customers across the U.S. may have been surprised to receive their drinks in paper cups recently.

    Topline:

    The Seattle-based coffee company announced this week that about 580 of its stores had begun replacing its cold drinks cups — typically made out of polypropylene, a type of rigid plastic — with paper versions lined with a thin layer of bioplastic for liquid resistance.

    Which stores? A company spokesperson declined to provide a list of stores affected by the change, but said Starbucks wants to comply with the growing number of local ordinances restricting the distribution of single-use plastics.

    Why now: Some advocacy groups have suggested that the transition away from polypropylene plastic cups is connected to Starbucks’ own sustainability targets — specifically, a goal the company set last year to make all of its packaging reusable, recyclable, or compostable by 2030. Lisa Ramsden, a senior oceans campaigner for Greenpeace, said Starbucks may also be trying to get ahead of anti-plastic regulations in California, which are expected to ban certain types of plastic in the coming years.

    Other ways to avoid plastic: Along with the move toward compostable paper cups, Starbucks, which is navigating a flurry of changes as its new chief executive attempts to improve the company’s image and bottom line, says it is making ceramic mugs available for in-store dining and allowing more customers to order drinks in their own reusable cups.

    Read on ... for more about the changes happening at Starbucks and the broader picture for single-use plastic items.

    Starbucks customers across hundreds of locations in the United States started their weeks off with a surprise: Their beloved Frappuccinos and iced espresso drinks served in paper cups, not plastic.

    The Seattle-based coffee company announced this week that about 580 of its stores had begun replacing its cold drinks cups — typically made out of polypropylene, a type of rigid plastic — with paper versions lined with a thin layer of bioplastic for liquid resistance.

    This story was originally published by Grist. Sign up for Grist’s weekly newsletter here.

    Grist is a nonprofit, independent media organization dedicated to telling stories of climate solutions and a just future.

    A company spokesperson declined to provide a list of stores affected by the change, but said Starbucks wants to comply with the growing number of local ordinances restricting the distribution of single-use plastics. Some advocacy groups, however, have suggested that the transition away from polypropylene plastic cups is more connected to Starbucks’ own sustainability targets — specifically, a goal the company set last year to make all of its packaging reusable, recyclable or compostable by 2030.

    The company’s continued use of plastic seemed to hinge on the idea that the cups could technically fall under the recyclable category. Jan Dell, an independent chemical engineer and founder of the nonprofit the Last Beach Cleanup, says they’re not, and that Starbucks is now acknowledging it.

    “This is a clear admission that polypropylene cups are not recyclable” — or, at least, that they don’t get recycled in practice, Dell told Grist.

    Dell’s conclusion is based, in part, on an effort she spearheaded last year to see what happens to Starbucks’ plastic cups when deposited in the chain’s in-store recycling bins. She and a partner, Susan Keefe — now with the nonprofit Beyond Plastics — placed tracking devices in empty Starbucks cups across Southern California, dropped the cups off in the chain’s recycling bins, and followed their movements after they were picked up by waste trucks. In almost all cases, the trackers went to a landfill or an incinerator rather than a recycling center.

    Her investigation was repeated on a larger scale by CBS News, which tracked cups dropped into 57 Starbucks recycling bins across the country. Of the 36 trackers that produced reliable location information, 32 last pinged at locations that appeared to be landfills, incinerators or waste transfer stations. Just four pinged at locations that appeared to be material recovery facilities, the places where used plastics are sorted for recycling.

    A Starbucks sign on the side of a wall. In the foreground is a tree branch out of focus.
    A Starbucks spokesperson told Grist that the company’s polypropylene cups are “recyclable in many locations where there is local infrastructure.”
    (
    Klaudia Radecka
    /
    NurPhoto via Getty Images
    )

    A Starbucks spokesperson told Grist that the company’s polypropylene cups are “recyclable in many locations where there is local infrastructure.” But it is unclear where such infrastructure exists.

    Last year, CBS News reported that Starbucks was only able to list one facility that turns polypropylene plastic cups into new products, KW Plastics in Alabama. A 2022 Greenpeace report found that this facility has the capacity to recycle only about 1% of the United States’ total polypropylene waste, and may not accept polypropylene waste from states outside the Southeast due to transportation costs. Another limiting factor is the high rate of contamination with other types of plastic, or liquids and food residue. Polypropylene bales from California, for example, have an average contamination rate of 31% — far higher than the 2% contamination rate KW Plastics says it accepts.

    KW Plastics did not respond to Grist’s request for comment. (An industry group told Grist there are several more polypropylene recycling facilities in the U.S., but a Grist review of the list it sent found inconsistencies: One facility said it doesn’t accept bales of polypropylene, for instance, and another appeared to not yet be operating.)

    Considering all of the 160,000 tons of plastic cups and plates produced in the U.S. in 2018 — the last year for which federal data is available — about 81% was landfilled, and 19% was burned. That leaves roughly 0% for recycling: a “negligible” amount, as the Environmental Protection Agency puts it.

    Dell said the high-profile investigations “embarrassed” Starbucks and may have contributed to its move away from polypropylene cups. The company knows its customers “want to feel good about their cold drink or their hot drink cups,” she said. “Consumers do not want to feel guilty.”

    Lisa Ramsden, a senior oceans campaigner for Greenpeace, said Starbucks may also be trying to get ahead of anti-plastic regulations in California, which are expected to ban certain types of plastic in the coming years. Already, the state requires the substantiation of recyclability labels like the ubiquitous “chasing arrows” symbol, imprinted on Starbucks’ polypropylene cups and advertised on its in-store recycling bins. Companies that want to label their products as recyclable in the Golden State have to maintain written records explaining why they believe the recycling claim is true, and showing that those products are widely collected and turned into new products within California.

    A Starbucks spokesperson said the company’s polypropylene cups are compliant with applicable consumer protection laws and declined to provide additional evidence that the cups are recycled. They said that recycling is “complex and challenging,” and that the company’s goal “is always to reduce the amount of plastic in our waste stream.”

    Along with the move toward compostable paper cups, Starbucks, which is navigating a flurry of changes as its new chief executive attempts to improve the company’s image and bottom line, says it is making ceramic mugs available for in-store dining and allowing more customers to order drinks in their own reusable cups. As for Starbucks’ plastic cups, it’s unclear whether and when they will be phased out from the more than 16,000 locations in the U.S. that are still offering them. Last April, the company said it had redesigned its single-use plastic cups to use up to 20% less plastic — a move that would allegedly “keep more than 13.5 million pounds of plastic from landfills each year.”

    According to Dell, Starbucks’ move away from plastic cups is a “crack in the wall” of the campaign to promote polypropylene recycling — particularly from the Recycling Partnership, an industry-backed nonprofit that in 2020 launched an initiative called the Polypropylene Recycling Coalition to “ensure the long-term viability of polypropylene plastic.” As of December, the Recycling Partnership said it had distributed $22 million in grants to recycling facilities to improve the collection and sorting of polypropylene. The organization’s chief policy officer, Kate Davenport, told Grist this money has helped bump up the recycling rate for polypropylene packaging. She said polypropylene recycling has “needed a lot of investment,” although her organization also sees a need to reduce plastic production overall.

    Starbucks is a founding partner of one of the Polypropylene Recycling Coalition’s steering committee members, the NextGen Consortium, and has donated millions of dollars to this organization to “explore the circularity” of polypropylene, among other objectives. The Starbucks spokesperson said the company would continue to fund these and similar efforts.

    Starbucks declined to say whether it would eliminate additional forms of single-use plastic, like snack boxes and prepackaged beverages, or comment on whether the company would expand compostable cups nationwide.

    Environmental advocates say Starbucks should eliminate nonrecyclable single-use plastic across the country, although Dell acknowledged that doing so could take some time due to supply chain delays and the vast number of stores — Starbucks is the second-largest restaurant chain in the world, after all. She called on the company to be more transparent about its plans, and to change in-store recycling bin labels to make it clear that only cans or plastic bottles — which are recycled at much higher rates than polypropylene cups — are accepted.

    Ramsden said that, while compostable cups are a “step in the right direction,” Starbucks should place its focus on reusable containers whenever possible. “We need to move away from the single-use mindset, whether it’s plastic or aluminum or bioplastic containers, and move toward systems of refill and reuse.”

  • Chat with us in your community
    People wearing LAist t-shirts and other items engage with a group of people right outside a burger restaurant. They sit and stand around a table with a black tablecloth that reads “LAist. 89.3 FM. LAist.com.”
    LAist’s community engagement team spoke with Altadena residents at Fair Oaks Burger on Jan. 17, 2026.

    Topline:

    LAist is popping up in neighborhoods across SoCal to meet community members in person. We’re listening to your stories and insights and bringing them back to our newsroom help improve and shape our news coverage.

    What this looks like: We may show up at a coffee shop, burger spot, flea market, local library or anywhere else people create community. We’re planning to be in Santa Ana and Inglewood over the next few months (if you have a spot in mind in either city or another neighborhood near you, let us know).

    Where we’ve been: In late 2025 and early 2026, we set up a table at Altadena’s Fair Oaks Burger and offered participants fries, coffee, or swag to thank them for speaking with us. We spoke with dozens of residents about their experiences with fire recovery and rebuilding, connected people with reporters and shared everything we heard with our news team.

    Read on... for how to connect with the team about hosting an LAist Listens event.

    Talk with us, color with us, or spin our wheel!

    Share what’s important to you — we’ll spot your coffee!

    These are some examples of what you might hear at an LAist Listens tabling event, where we talk with community members in person about what is top of mind in their community.

    LAist is popping up in neighborhoods across SoCal to meet community members in person. We’re listening to your stories and insights and bringing them back to our newsroom to help improve and shape our news coverage. We may show up at a coffee shop, burger spot, flea market, or wherever people create community.

    Why are we doing this? Connecting with communities is part of our mission. We always want to be sure our coverage reflects our communities’ perspectives, priorities and lived experiences. It makes our work better and more useful to you.

    How it works

    In December and January we went to Altadena several times to check in with residents on the recovery process after the Eaton Fire. We had long conversations with dozens of residents, shared resources like our guide to SoCal Edison’s payout plan, and made connections to bring more community-centered stories to our newsroom. One of those conversations shaped our coverage around the one-year anniversary of the fires.

    We set up a table at Altadena’s Fair Oaks Burger and offered participants fries, coffee, or swag to thank them for speaking with us.

    Where to find LAist next

    We’re planning our next stops in Santa Ana and Inglewood, and we’re open to other cities or neighborhoods in the future. If you’re a local business or organization who is interested in having us meet and listen to your community, please send an email with your request to engagement@laist.com.

    You can find upcoming dates of where we’ll be next and learn more about the community engagement team’s work at LAist.com/community.

  • Sponsored message
  • A guide for students, educators and families
    A teenage girl, surrounded by other teenagers, holds up a sign that says "We are skipping our lessons to teach u one."
    Thousands of students from schools across Los Angeles walked out Feb. 4 in peaceful protest of the Trump administration’s immigration policies.

    Topline:

    Broadly speaking, California law requires minors to attend school, but it also protects students’ rights to speak out.

    The backstory: Thousands of Southern California students have walked out of school to protest the Trump administration’s crackdown on immigrants since January after the killings of Renee Good and Alex Pretti by federal agents in Minneapolis. Some students have told LAist their teachers and principals supported their participation, for example, by allowing them to make protest signs in class. Others said their administrators shared confusing messages about potential discipline for leaving campus.

    Best practices: LAist cannot offer legal counsel but created this guide based on an interview with the ACLU of Southern California and a webinar by legal aid nonprofit Community Lawyers Inc.

    • Have a clear civic and political purpose. 
    • Walk out peacefully, i.e. do not create an additional disruption for remaining students, vandalize school property or physically harm others.  
    • Document your walkout’s purpose in writing. But be cautious about recording video of participants who may not want to be identified. 
    • Ask your principal for school and district policies related to student walkouts and free speech and compare them to district policy and state laws. 

    Go deeper to learn about how students can get an excused absence for civic and political events.

    Thousands of Southern California students have walked out of school to protest the Trump administration’s crackdown on immigrants since January after the killings of Renee Good and Alex Pretti by federal agents in Minneapolis.

    Some students have told LAist their teachers and principals supported their participation in the walkouts, for example, by allowing them to make protest signs in class. Others said their administrators shared confusing messages about potential discipline for leaving campus.

    Broadly speaking, California law requires minors to attend school, but it also protects students’ rights to speak out.

     ”The fact that some students may have a controversial point of view that might make others upset, that's not a basis to restrict the speech under the education code,” said Peter Eliasberg, chief council with ACLU of Southern California.

    LAist cannot offer legal counsel but created this guide to help students, families and educators better understand these rights. It’s based on:

    • Information from Eliasberg and the ACLU of Southern California. 
    • A February webinar hosted by Compton nonprofit Community Lawyers Inc., with the Law Offices of Hirji, Chau and Rodriguez. 

    Tl;dr of best practices for students at protests

    When preparing to walk out, you might consider the following:

    • Have a clear civic and political purpose. 
    • Walk out peacefully. Do not create additional disruptions for other students, vandalize school property or physically harm others.  
    • Document the purpose of the walkout in writing but be cautious about recording video of participants who may not want to be identified. 
    • Ask your principal for school and district policies related to student walkouts and free speech and compare them to district policy and state laws. 
    • Request an excused absence for civic and political event (more on how to do this below).  

    An overview of the (many) rules

    The rules at your school are likely shaped by a larger organization, such as a school district or a charter network. Beyond that is California’s education code, a part of state law that is dedicated to schools.

    Apart from that, you have federal policy, like the U.S. Constitution, which guarantees the First Amendment right to freedom of speech.

    Ideally, all of these sets of rules should agree with one another, but that’s not always the case, said Rosa Hirji, an educational, civil and disability rights attorney. Hirji said the information shared by school administrators also may not align with the policy of their school, district or California’s education law.

    “You need to do your research and identify all of those things that you can do to protect yourself after the fact,” Hirji said. “Make sure that you disseminate that information amongst your peers and friends.”

    California’s education code states students have the right to exercise freedom of speech and press, including by:

    • Distributing printed materials
    • Wearing buttons, badges or other symbols
    • Expressing themselves in school publications

    Hirji said schools cannot legally prevent students from expressing themselves, but they can make rules for when, how and where that free expression can occur. For example, a school may designate time at lunch for students to march and hold up signs with political messages.

    But there are no protections for speech that incites students to create a “clear and present danger” of:

    • Committing unlawful acts on campus
    • Violating lawful school regulations 
    • Disrupting the operation of the school

    Does calling for a walkout constitute inciting students to break rules? Not necessarily, Hirji said.

    “ The question is — is that advocacy or calling for the walkout so inflammatory that it provokes some kind of disturbance in the school environment?” Hirji said. What qualifies as a “disturbance” is must be defined in policy and is not simply the opinion of the administrator, she added.

    Speech that is obscene, libelous or slanderous is not protected.

    How can I get an excused absence for walking out?

    There are limited circumstances when schools will grant a student an excused absence to participate in a walkout, even when parents are supportive of the action.

    California allows middle and high school students one excused absence per school year for a civic or political event. Students must notify the school in advance of the absence. School administrators may grant more than one excused absence related to protests, but they are not required to do so.

    Community Lawyers Inc. created a template for this notice that students can print and fill out.

    Can I get suspended or expelled for walking out?

    Students can't be suspended or expelled solely for walking out, but students can be marked tardy, truant or absent. Multiple incidents may lead to more severe discipline.

    Let’s define these terms:

    • Tardy means a student has arrived late to class. 
    • Absent means a student is not present in class. 
    • Truant means a student has missed more than 30 minutes of instruction without an excuse three or more times during the school year. 

    Eliasberg said that missing class to attend a protest can’t be punished differently than any other kind of absence.

    “The government can't say, 'Well, we think it's worse for you to go out and protest than it is for you to skip class,'” he said.

    Truancy, tardiness or absence from school is not a basis for school suspension under California’s education code.

    “So if a school district wants to engage in a disciplinary action against a student that walks out, they need to find another reason, another behavior that has occurred,” Hirji said.

    For example:

    • Causing, attempting or threatening physical injury or violence 
    • Possessing weapons or drugs
    • Stealing or damaging school property 
    • Bullying, intimidating or sexual harassment 

    California passed a law in 2023 that prohibits schools from suspending middle and high school students for “willful defiance,” which includes disrupting school activities or defying school personnel.

    But there can be consequences for walking out

    Once a student is considered truant, the school district is required to notify the student’s family, provide information about alternative educational programs, available mental health support and the right to meet with school staff to discuss the student's absences from school.

    The penalties for truancy can escalate the more often a student is absent and may include:

    • Attending makeup classes
    • Referral to an attendance review board, a group of people whose goal it is to help get students back in school 
    • Community service 

    More student free speech rights resources

    What should I do if I get in trouble for walking out?

    Before a student can be suspended, they must be informed of the reason for the suspension and whether other means of correction were attempted, Hirji said. Examples of those other forms of correction include additional school, community service or communicating with a parent.

     ”School is not supposed to suspend you on your first offense,” Hirji said.

    Hirji said the school should provide evidence of the offense allegedly committed and allow students to provide their version of events. This is due process.

    Students may be able to appeal a suspension, which means asking the school to reconsider the punishment.

    Where can I find my school district or charter network’s policy?

    Here are examples of documents a school or district may have related to students' free speech and protest rights.

    School board policies and administrative regulations

    • What they are: rules approved by a school district’s elected board
    • Where to find them: your local school board’s website

    School safety plan

    However, schools and districts may have outdated policies that do not comply with existing law.

    Hirji suggests comparing what a teacher, principal or other administrator says with the school, district and state’s rules.

    Can the police get involved? 

    In mid-February, the Los Angeles Police Department warned that protesting students may face legal consequences for violating a city law that bars minors from public places during school hours.

    The city of L.A.’s daytime curfew law states it is unlawful for minors under 18 to be in public places when they would normally attend school. There are several exceptions, including for emergencies and minors accompanied by a parent or guardian.

    At one point, LAPD was issuing thousands of tickets a year during curfew sweeps, but the agency agreed in 2011 to ease enforcement after pushback from civil rights attorneys, parents and community activists.

    Hirji said students who have excused absences for civil and political reasons should not be subject to the daytime curfew law and suggests protesting students carry proof of their excused absence with them — for example, a copy of the letter or email provided to the school to excuse the absence.

  • Discount store becomes home for all kinds of art
    The aisle of a store covered in many kinds of visual art.
    This repurposed space may be familiar to many bargain-hunting shoppers.

    Topline:

    The 99 Cents Only chain may be gone, but a new art exhibit at its former store on Wilshire and Fairfax is keeping its legacy alive in the most eccentric way possible.

    What you can see: From shopping carts suspended upside down to video art stuffed on the shelves to paintings and graffiti in every nook and cranny, the curators behind 99CENT have filled the space with artwork and L.A. artifacts for a free exhibition.

    About the exhibition: A representative for the gallery The Hole, which curated this exhibit, said the works in the store pull from its “West Coast network of artists and outsiders.” That ethos is on full display, as many of the works veer toward the countercultural and psychedelic.

    How to visit: “99CENT” is at the former 99 Cents Only store at 6121 Wilshire Blvd. The exhibition is free and open to the public from 11 a.m. to 6 p.m. until Sunday.

    Keep reading … to get a preview of the art.

    The 99 Cents Only chain may be gone, but a new art exhibit at its former store at the intersection of Wilshire Boulevard and Fairfax Avenue is keeping its legacy alive in the most eccentric way possible.

    From shopping carts suspended upside down to video art at the checkout counters to paintings and graffiti in every nook and cranny, this is not the same 99 Cents Only store where you used to buy your cleaning supplies.

    The curators behind 99CENT, which is on display through the end of this weekend, have filled the space with artwork and L.A. artifacts for a free exhibition. So I had to check it out:

    What you can see

    As soon as you walk in, you’re treated to a complete reimagining of the 99 Cents Only store. This former site of the modern big-box discount chain has been infused with a healthy dose of the West Coast art styles that sprung up from places like the Mission District, Haight-Ashbury and Venice.

    All the original shelving is there, but nearly every nook and cranny has been filled with art.

    But look close and you’ll see cheeky nods to the 99 Cents Only store of yore. Much of the old shelving and signage is still there, even if slightly rearranged. On some shelves, hygiene supplies sit side by side with artworks and found objects.

    Some old shopping carts have been converted into suspended sculptures. In between songs, the loudspeakers play what I’m pretty sure are authentic 99 Cents Only in-store announcements in English and Spanish.

    One major auditory difference — and I can confirm this as a former 99 Cents store shopper — the music on the store’s PA system is much more lo-fi and homespun than the radio pop the old store used to have on.

    Since this is a self-described “artist flea market of sorts,” many of the artists have also scrawled their phone numbers and Venmo usernames near their works, and walking through different stations at the store really does feel like walking through different stations of a carefully curated swap meet or flea market.

    A large artwork held down by two mustard bottles.
    Many works of art coexisted with produce and groceries, like this work held down by two Grey Poupon bottles.
    (
    Kevin Tidmarsh
    /
    LAist
    )

    Even for works that aren’t on sale, most paintings and sculptures I saw identify the artist, though it’s admittedly a little more haphazard than most galleries I’ve been to.

    About the curators

    Representatives for the gallery The Hole, which curated this exhibit, said that the works in the store pull from its “West Coast network of artists and outsiders.”

    Paintings on the wall of a 99 Cent store.
    These paintings share wall space with this sculpture made of repurposed blue jean fabric.
    (
    Kevin Tidmarsh
    /
    LAist.com
    )

    One artist in particular takes the spotlight: The walls are covered by paintings by the San Francisco-based street artist Barry McGee and works from his personal collection — people who parked in the Los Angeles County Museum of Art’s garages in the early 2000s may remember his now-lost murals. All told, the curators say over 100 artists were represented.

    A nook of a discount store that has been covered with visual art of different mediums and styles.
    With so many artists on display, very little space in the former store goes unused.
    (
    Kevin Tidmarsh
    /
    LAist
    )

    How to visit

    You can see “99CENT” for yourself at the former 99 Cents Only store at 6121 Wilshire Blvd., a stone’s throw away from LACMA.

    The exhibition is free and open to the public from 11 a.m. to 6 p.m. through Sunday.

  • Mayor Bass says it's thriving, data says otherwise
    Aerial view of housing in Los Angeles with a view to the city's downtown skyline in the distance.
    Aerial view of housing stock in Los Angeles.

    Topline:

    A Crosstown analysis of data indicates that the pace of actual building may be considerably slower. Los Angeles Mayor Karen Bass’s Executive Directive 1 was supposed to slash red tape and accelerate approval times for housing projects that consist entirely of affordable, or below market rate, units. She said builders had already broken ground on 6,000 of them.

    Analysis findings: Of the 32,838 units plan-approved under ED1 through the end of last year and listed on the case summary dashboard, 4,993 have been issued building permits for new construction, a Crosstown analysis found.

    Why it matters: The slower-than-advertised pace of affordable units is just one part of a broader stagnation afflicting the city’s home-building sector. Last year, a total of 7,892 apartment units were permitted, according to data from the Department of Building and Safety. That includes everything from affordable units to luxury apartments. It represents a 1% increase from the year prior but a 34% decrease from 2019.

    Read on ... for more about the analysis on affordable housing.

    In her State of the City address this month, Los Angeles Mayor Karen Bass boasted that her administration had fast-tracked the construction of more than 30,000 affordable housing units.

    A Crosstown analysis of the data indicates the pace of actual building may be considerably slower. Bass’s Executive Directive 1 was supposed to slash red tape and accelerate approval times for housing projects that consist entirely of affordable, or below market rate, units. She said builders already had broken ground on 6,000 of them.

    Of the 32,838 units plan-approved under ED1 through the end of last year and listed on the case summary dashboard, 4,993 have been issued building permits for new construction, a Crosstown analysis found.

    Just 26% of affordable units entitled during ED1’s first year, 2023, have been granted building permits, all of which have been approved for two years or more.

    “Mayor Bass was correct in her statement that 6,000 units are currently under construction,” the mayor’s press office said in a statement to Crosstown. The mayor’s office did not provide a clear explanation as to how that total was calculated.

    The slower-than-advertised pace of affordable units is just one part of a broader stagnation afflicting the city’s home-building sector. Last year, a total of 7,892 apartment units were permitted, according to data from the Department of Building and Safety. That includes everything from affordable units to luxury apartments. It represents a 1% increase from the year prior but a 34% decrease from 2019.

    Los Angeles faces an acute housing shortage, a problem that has exacerbated a longstanding homelessness crisis and has contributed to rising unaffordability that burdens many of the city’s residents. According to the Southern California Association of Governments, the city of Los Angeles must produce 456,643 housing units during the decade, a pace it now appears certain to miss by a wide margin.

    Despite the chronic need for more housing, builders say they are up against an array of obstacles in Los Angeles. Production costs are more than double the average costs in Texas, according to a RAND study. The controversial Measure ULA, informally known as the ”mansion tax,” has also been blamed for construction slowdowns. The levy, which went into effect in April 2023, adds a 4% tax on residential and commercial properties sold for $5.3 million or more, and a 5.5% tax on properties sold for over $10.6 million, including apartment blocks. The revenues are intended to be put toward affordable housing. But the extra tax makes building an apartment project and then selling it particularly burdensome.

    Ari Kahan, principal of California Landmark Group, said his development firm has significantly scaled back their Los Angeles projects.

    “We still explore unique opportunities, but we cannot afford the risk of both ULA and the inevitable other shoe dropping on another related issue in the city of L.A.,” Kahan said.

    The city’s housing crisis has been at the forefront of Bass’s first term agenda. ED 1, which went into effect in 2023, was intended to fast-track construction by reducing approval times for affordable housing projects and shelters to 60 days. The directive prompted a flurry of new proposals. But moving those proposals from the drawing board to actual construction has been slow.

    Building struggles

    ED1 and programs that encouraged affordable housing, such as bonus diversity programs and the Transit Oriented Communities Incentive Program — which incentivizes low-income housing near bus and train stations — have been big enticements for new development. However, Kahan said Measure ULA has made it difficult for developers to turn a profit on those projects, and he predicts that most of them will never be built.

    The measure has generated over $1 billion through January 2026. Critics assail the nickname “mansion tax” because the levy equally applies to multifamily apartment buildings and commercial properties, not just expensive single-family homes. Fifty-nine percent of transactions are single-family residences, 25% are commercial properties and 13% are multi-family residences, according to the ULA Revenue Dashboard.

    Joe Donlin, director of United to House LA, the coalition of housing, labor and renters groups behind the measure, defended the tax and said it’s important to let the policy “breathe and take effect” to understand its full impact. He called the measure an economic engine for the city, adding that $400 million in ULA revenue went out to affordable housing developers last fall.

    “We’re talking about hundreds of new homes being built, thousands of new construction jobs, investment in neighborhoods that haven’t seen investment like this in a long time,” Donlin said.

    Donlin said Los Angeles’ housing struggles are likely due to stubbornly high interest rates, insurance costs and construction material costs around the time Measure ULA went into effect.

    Stephanie Klasky-Gamer, president of LA Family Housing, said she has been able to sidestep Measure ULA because she manages the properties she builds instead of selling them. For her, one of the biggest affordable housing hurdles is a lack of federal assistance to help low-income tenants pay rent.

    “[Los Angeles’s] largest housing gap is for our extremely and very low-income households. In order to make housing affordable to that target income group, it would require a larger allocation of rental subsidies,” Klasky-Gamer said.

    President Donald Trump’s 2026 budget proposal aimed to cut over $26 billion from federal rental assistance programs, but the House Appropriations Committee rejected the cuts and increased funding for housing assistance programs. Tenant-based vouchers received $2.4 billion more than they did in the 2025 fiscal year, and the project-based rental assistance program received an extra $1.65 billion.

    Westchester grows, downtown dwindles

    In a rocky year for issued apartment permits, some Los Angeles neighborhoods showed marked increases, while others saw steep declines.

    Westchester had 787 apartment units permitted last year, the most of any neighborhood. North Hollywood had the second most at 502, and Mid-City had the third most with 449.

    Downtown saw a substantial dip in permits issued. Last year, 207 units were approved, nearly half as many as the year before and an 87% decrease from 2022.

    The regression comes as downtown contends with a massive homelessness population. Downtown had the most non-emergency calls for homeless encampments, 8,417, of any neighborhood in 2025, according to MyLA311 service data.

    How we did it: We examined all ED1-related projects on the city’s case summary dashboard and compared those with the Department of Building and Safety’s permits issued for new apartments. In addition, we compiled the number of apartment new units permitted for construction in the city over the past decade. In a previous article, Crosstown used a slightly different methodology to determine the number of permitted apartments in the city. The slight changes in methodology account for the difference in numbers in that article.

    Have questions about our data? Write to us at askus@xtown.la