LAist’s former community college fellow Bonnie Ho authored an illustrated zine that follows the journeys of six Southern Californians that went to community college to change their careers. This web adaptation includes a list of questions to ask yourself if you’re considering a career change, advice from Southern California career counselors, and beautifully hand-painted illustrations.
Want free copies of this zine? LAistwill ship you free copies of this zine, whether for your community, small business, or organization. Order your free copies here (while supplies last.)
"I sought out community college to grow my nascent interest in art and journalism."
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I had been thinking about making my own career change for over five years.
Some friends and I formed a group to discuss the book “Designing Your Life.” In that moment, our past decisions would no longer dictate our lives. We brought the design concept of iteration into practice, ready to learn from trial and error.
It took me time. I was terrified of leaving a respectable job and financial stability, even though I had lost a sense of vitality in my work. I sought out community college to grow my nascent interest in art and journalism.
I could be a student again — make mistakes, ask dumb questions, and dare to imagine a different future.
This is a project about six people, who by way of community college have made — or started — a leap of faith.
Words of Wisdom
“The first stage of the career development cycle is really learning about oneself. Learning one’s personality type. What environment do we thrive in? What are we naturally good at? What are our interests? What classes have we really loved? How do we spend our free time?"
— Anne-Marie Beck, career counselor at Cypress College
A leap of faith.
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Investment banker > aspiring dietician
Rita Kwan worked in investment banking for 15 years. People in Hong Kong considered it a good job for the salary and the benefits.
Buildings and cuisine in Hong Kong
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"I didn’t really like that at all, the so-called ‘money-making’ industry.”
She was busy with work and she didn’t have the time to think about her future.
She thought it was “normal to suffer in my job, in my life.”
Kwan’s dad was fighting cancer and she thought his poor diet might have hurt his health. In Hong Kong, she saw people eating unhealthy junk food.
She realized the importance of what one consumes.
“We have to protect ourselves by raising our awareness of what we put into our bodies.”
In Hong Kong, the opportunity to make career changes seemed limited right after high school.
Kwan came to the U.S. and took an English as a second language class at Mt. San Antonio College, where she took a personality test. Her result pointed toward a “helping” career, like a teacher or a counselor.
Words of wisdom
“At any stage in our career path, we should always surround ourselves with people that believe in us.” —Anne-Marie Beck
"If they want to garden, they can garden. They have the health to do that, instead of staying in bed all day long."
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“I feel like I am a living person, instead of a person who doesn’t have a dream or who doesn’t know what I want to do.”
After taking nutrition courses at Mt. San Antonio College, Kwan plans to work full-time to afford the cost of a master’s degree in nutrition.
“Life is not about how long you live. It’s about the quality, when somebody’s healthy and able to do whatever they want to do. Like if they want to garden, they can garden. They have the health to do that, instead of staying in bed all day long.”
Khaokham enjoyed being a jeweler, having her own creative line and her artistic pieces in galleries.
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Jeweler > geography student
Candace Khaokham enjoyed being a jeweler, having her own creative line and her artistic pieces in galleries. “It was really rewarding and fun stuff, but it’s very taxing on your body and your eyesight because everything is so small.”
She realized she wasn’t earning enough.
“I’m getting older. I need to start thinking about a regular health care plan and savings.”
“I was looking at where people are needed in the future, you know?” A friend said there was a demand for people in the geography profession.
Khaokham attended Pasadena City College “without really knowing what I wanted to do when I started. I took my cultural geography class. I was like, ‘I love this class.’” She liked how geography is a study of “where we are, who’s around us, and how we got here.”
Words of Wisdom
“A lot of times people feel like they have to do things that have a direct purpose for their eventual career goal, but a lot of times some of the most amazing opportunities arise just because we’re pursuing things that are of interest.” — Anne-Marie Beck, career counselor at Cypress College
1939 Home Owners Loan Corporation color-coded and rating system of Los Angeles neighborhoods
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At community college in her early 40s, Khaokham excelled with a 3.9 GPA. “I wasn’t a great student in high school or my early teens, but this time I was like I’m gonna do good in school.”
“I wanted to have a job to be kind of helpful too, like if I could make a map that would help with land reclamation, a project on the history of redlining, redistricting, or gerrymandering.”
Words of Wisdom
“There’s a level of trust and vulnerability for a student to disclose to a counselor: ‘I don’t know what I’m doing.’ Many times students don’t want to feel dumb.”
— Adrián Huerta, education professor at University of Southern California
Adrián Huerta, education professor at University of Southern California
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Truck driver > aspiring occupational therapist
Before he had a stroke, Bladon was working as a truck driver for seven years. The job was stressful. He was working 14-hour days, five days a week, and he neglected his health.
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Before he had a stroke, Barri Bladon was working as a truck driver for seven years. The job was stressful. He was working 14-hour days, five days a week, and he neglected his health. “I ended up ballooning to like 330 pounds.”
“I didn’t have an education beyond high school. Being a truck driver was what I could do to make a decent salary.”
After the stroke, the doctor painted a bleak future for Bladon, pointing to statistics for African Americans. Bladon felt like the doctor was insensitive — his words causing more harm than good. Instead of feeling defeated, Bladon determined to get better.
During his rehabilitation process, he “met some incredible occupational therapists,” and decided to become one himself, starting with going back to school.
After his stroke, during his rehabilitation process, Barri “met some incredible occupational therapists,” and decided to become one himself.
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Words of Wisdom
“Many folks default to engineering, medicine, business even though that might not be their natural interest. Sometimes folks don’t know what is available out there and what the labor market demands."
— Adrián Huerta, education professor at University of Southern California
“I was afraid that I wasn’t gonna be able to make it through school because I hadn’t been in years, especially having a lesion on my brain.” Bladon hadn’t taken a standardized test in years. He had no idea how many courses he might need.
“Once I got through my first semester at El Camino, I felt more confident. I would get confident with each semester.”
He also found confidence by testing out other classes, like in radiology. He says, “Don’t be afraid to try something if you think you might be interested in it, especially at the community college level.”
Bladon wanted to complete his education as fast as possible. He recommends prospective students “do your own research” on what classes are required to transfer to a university — meeting with the university counselor, for example, can help. He met with a few different guidance counselors, but found only one who was particularly helpful, who saved him from taking unnecessary courses.
Bladon’s goal is “as a practitioner, I want to show people of color that there is representation in the field because the majority of the patients that we serve are Black and brown.”
When the COVID-19 pandemic hit, Pamela Hsiung, who had been working for a wealth management company for seven years, began to work from home.
Pamela started by taking the Sketching for Design class at Pasadena City College.
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“When you’re working remotely, you’re really reduced to just the essence of the work you do. You really just sat with the work.”
“I realized all the fun parts of work were with my co-workers.” Hsiung says she had to make a career change.
As the eldest daughter of immigrant parents, she felt family expectations led her to study finance. Hsiung wanted to pivot and pursue a more creative career in design.
“I did my homework,” she says. “I realized a lot of professors at accredited universities were teaching at community colleges for a fraction of the price.”
She started by taking the Sketching for Designclass at Pasadena City College. “In the beginning everyone is really lost, but maybe the second, third week you start to get the handle of thinking a little more creatively. That’s when I realized that as long as I break these steps down into bite-sized pieces, I’ll be able to digest them and inch forward.”
“I was doing something that I really enjoyed and I had never felt that when I was working in finance.” Hsiung liked creating something of her own.
If Hsiung wasn’t being cautious, “I would love to be in something that was just purely art related.” She says the design field she’s pursuing is “still a business job.”
“I think it’s still scary. I’m not done with my portfolio, and I am moving into a completely different field. I know the tech industry isn’t great right now. I just have to persevere, and I will eventually make it.”
Words of Wisdom
“A lot of times career changers think, ‘my 10 years in that industry are all going to waste,’ but they bring into this new career field or this industry all of these transferable skills. Age, lived experience, and experience in general can be so valuable.”
— Anne-Marie Beck, career counselor at Cypress College
Physical therapy student > chef
“Career change is pretty evident for especially my generation of millennials. We all grew up kind of like on ‘you’re supposed to do this career, stick with it for like 40 plus, 50 years, retire and then that’s it.’ People are realizing you can do so many different things.”
Marie Manalo graduated from Cal State Northridge in kinesiology — the study of human movement — and began a physical therapy program.
“We were doing water exercises with clients. I was standing there holding my client in the water and I was like, ‘wow, I really don’t want to do this. I either make this change now or I commit and figure it out later.’”
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“We were doing water exercises with clients. I was standing there holding my client in the water and I was like, ‘wow, I really don’t want to do this. I either make this change now or I commit and figure it out later.’”
Manalo’s dad had been a sous chef and her grandma’s cooking had a strong influence on her, so she decided to look into culinary school.
Someone told her that L.A. Trade-Tech has a top culinary program. “And I wasn’t going to spend a crap ton of money going to Le Cordon Bleu or something private.”
Manalo’s dad had been a sous chef and her grandma’s cooking had a strong influence on her, so she decided to look into culinary school.
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“It’s really brave to change your career,” Manalo says, adding that not all families encourage people to change course when they choose. Manalo’s mom supported her doing what would make her happy.
The “culinary (industry) is pretty freaking intense, like mentally and physically,” Manalo says. Every day someone would shout or scream at her.
She said she was so focused on learning that she had a set of blinders on and did not notice the inappropriate behavior. She also worked 14 to 16-hour days and went three years without taking a vacation.
Manalo has stepped away from the restaurant industry now. She feels burnt out. “I think people need to understand too as you grow older the way you feel about life is gonna change.”
Words of Wisdom
“One of the biggest things that is out of the control of many folks is the cost of living. How much is the average apartment in Southern California? If you don’t have stability or support from family that can let you be at home, be in an ADU, how feasible is it to complete your goals if you’re worried about basic needs?”
— Adrián Huerta, education professor at University of Southern California
While the journey was worth it, along the way Manalo learned something about herself that is informing her next steps.
“I thought I was gonna regret changing, but once I was in it, I was in it. Now it’s like 10 plus years later and I still don’t regret.”
“I’m trying to find that, like, unicorn job that has everything — work-life balance, intensity, passion, like all that wrapped into one. And it’s really, really hard right now to find something like that.”
Archaeologist > nurse
Jane Mitchell worked as an archaeologist for nearly a decade.
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“I loved archaeology but I needed to make more money so that I could support myself and the family that I wanted to have one day,” Jane Mitchell says. She worked in the field for nearly a decade.
She considered continuing in archaeology in different ways. Getting a master’s degree and teaching and publishing, or working in a museum, for example.
She weighed the potential outcomes of different routes. Then, she decided to become a nurse.
For her, nursing was “the most practical, stable job you could probably find.” She said she would go from studying human remains to the living.
Making the change was “like jumping off a cliff into the water. ‘Am I really gonna start making this change? Start telling people that I’m totally turning my life around. What am I doing?’”
Making the change was “like jumping off a cliff into the water."
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Classes for nursing can be in high demand, but she enrolled in physiology and anatomy prerequisites at Pasadena City College.
Jane Mitchell
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Mitchell said she was closer to her professor’s age.
“I had to drop any amount of pride I had to ask people sometimes younger than me, ‘how do you do this?’”
At the same time, her life experience gave her confidence to ask questions. “I feel like a lot of students don’t ask questions at all. Maybe they’ll text a question.”
Mitchell says she did tons of research on how to become a nurse.
“Do your research. Make sure you have a clear path of how you’re gonna do it, how long it might take you so you can just be ready for it and not get stressed out about surprises along the way.”
Questions to ask yourself when considering a career change
Anne-Marie Beck, career counselor at Cypress College, recommends the following:
What are my career values, personality traits, interests, and strengths? Do they align with this new career or industry?
Why am I doing this? A fear-based decision? A decision based on full information?
What do I know about the career that I’m aiming to go into? How thorough and confident do I feel about my research into this field?
Have I talked to a professional within this career field?
Have I gone to the Bureau of Labor Statistics (BLS.gov) to look at employment information in my region?
Have I met with a counselor or department specialist?
Have I talked to a student who’s further along in their educational journey?
What support have I lined up to ensure I’m successful?
What are the transferable skills that I bring with me?
How might the pandemic have impacted this career field? How might A.I. impact this career field?
What is the salary expectation for how much I’m going to make? What type of lifestyle will this salary support?
How we made this story
This story was originally written and illustrated as a physical zine. The zine includes everything captured in this story: Advice from career counselors, questions to ask yourself when considering a career change, and hand-painted illustrations.
If you have any questions about the project, or would like to learn about other print products related to higher education we have available, please reach out to associate engagement producer Adriana Pera at apera@scpr.org.
Gab Chabrán
covers what's happening in food and culture for LAist.
Published July 8, 2026 5:00 AM
A fry, a ketchup cup, and no regrets — Proudly Serving's duck fat fried available this weekend's LA French Fry Festival.
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Topline:
The Los Angeles French Fry Festival takes place Saturday at The Autry Museum in Griffith Park with three ticketed sessions — all built around the idea that the humble fry is worthy of its own fest.
Why it matters: French fries have always played backup to burgers and sandwiches at food events — this is the rare festival that puts them center stage, with vendors reworking the format into everything from Belgian-style frites to cobbler-inspired desserts.
Why now: The festival is timed to National French Fry Day (July 10), but held on Saturday for accessibility, and comes from Bucket Listers President of Experiences Derek Berry, the same producer behind Saved by the Max and Kel Mitchell's Burger Fest — proof this kind of hyper-specific food event has real staying power in L.A.
Calling all French fry heads, there's a fest just for you this weekend.
The first-ever LA French Fry Festival is taking place from 11 a.m. to 9 p.m. Saturday at the Autry Museum in Griffith Park.
Hosted by event experience firm Bucket Listers, in partnership with Street Food Cinema, the day is a full-blown love letter to the humble fry — golden, crispy, and utterly worth the carb coma.
Origins of a fry fest
The idea for the festival came to Derek Berry, president of Experiences at Bucket Listers, when he created a French fry bracket during March Madness.
Berry knows his way around fan experiences — he's the guy behind Saved by the Max, the immersive pop-up replica of the Saved by the Bell diner that started as a fan-made Facebook event page in Chicago before landing a long-running home on Santa Monica Boulevard in Los Angeles. More recently, he produced Kel Mitchell's Burger Fest in Brooklyn.
The vendors
Berry pointed us toward a few can't-miss stops from the fest's 16-vendor lineup.
Fryday, a French fry-only food truck that reimagines the classic fry with bold, customizable flavors like Caribbean-spiced sauces.
Fry-licious, known for chili cheese fries loaded with chili con carne and nacho cheese sauce.
Frites Freak, with their swirly tornado potato on a stick — the Spin Freak — if you've been to a food festival or a county fair, you know the vibes.
Proudly Serving, the South Bay-born smash burger spot known for its thick duck fat fries.
Mr. Charlie's Vegan, a fully plant-based burger joint serving Frowny Fries and Not Chicken Nuggets.
College Boy Cheesesteaks, the Philly transplant that stacks fries with sliced steak, fried onions, cheese sauce, and their house frat sauce.
A taste of what's coming to the LA French Fry Festival this weekend.
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Fan-friendly fest
To avoid the dreaded festival waiting-in-line-for-food ritual, the day is divided into three sessions — an early session (11 a.m.–2 p.m.), an afternoon session (2:30–5:30 p.m.), and an evening session (6–9 p.m.). Berry said his goal is for people to be eating within 10 minutes of entering.
The day also includes The Blindfold Challenge and French Fry Eating Contests, hosted by special guest Kel Mitchell.
Fresh-cut crinkle fries hit the fryer ahead of the festival.
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Save room for dessert
If you think there's no room for sweets at a French fry fest, you'd be mistaken. There are churro fries — a thinner cut of the classic treat, served over an actual bed of French fries from The Churro Man truck — and a cobbler-style dessert that incorporates fries and potatoes right into the cake from Kobbler King. For those looking for something further from the fryer, Happy Ice and The Jolly Sheep will be serving up shaved ice and cotton candy.
More info
When: Saturday, July 11, with three sessions to choose from (11 a.m. – 2 p.m., 2:30 – 5:30 p.m., and 6 – 9 p.m.)
Where: The Autry Museum of the American West in Griffith Park
Tickets: General admission starts at $30, VIP (21+, includes a welcome cocktail and a bag of fries) starts at $64, and kids' tickets are $25. You can buy tickets at bucketlisters.com.
Adolfo Guzman-Lopez
is an arts and general assignment reporter on LAist's Explore LA team.
Published July 7, 2026 5:48 PM
Team USA fans cheer during the U.S. vs. Australia match June 19.
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Topline:
When your team is out of the World Cup, who do you support for the rest of the tournament? It’s a dilemma for U.S. and Mexico fans. Many are basing their decisions on a myriad of reasons, like soccer skills, admiration of a star player, colonialism and ancestral heritage
Why it matters: For dedicated soccer fans, there’s still almost two weeks of matches to go. You’ve got to cheer for somebody as you’re watching, right?
Why now: Watch parties and fan fests continue in L.A. and other World Cup host cities. Organizers are hoping they can continue the momentum the group stage of the tournament has generated.
What's next: The FIFA 2026 World Cup is winding down. The last game at SoFi stadium is on Friday and the World Cup final is about a week and a half away.
Even though the U.S. and Mexico national soccer teams have been knocked out of the 2026 FIFA World Cup, their fans aren’t giving up on the tournament. Instead, they’re throwing their support behind other teams still in the competition.
But how to choose which one to cheer on? It can depend on myriad of factors, from prowess on the soccer pitch and fandom for a particular player, to hunches that involve ancestral DNA.
Cheering for the underdogs
“I’m supporting Morocco,” said Alfredo Botello, a U.S. citizen born in Guadalajara, Mexico, who was cheering on Mexico until the team lost Sunday to England.
Morocco placed fourth in the 2022 FIFA World Cup after beating a powerhouse Spanish squad in penalty kicks. Botello said he admires the team’s performance and likes its underdog status. He’s not the soccer fanatic he used to be, he said, and that’s led him to enjoy the game more.
Other fans are backing the team that’s expected to win the trophy.
At this point I would say France because of Mbappé and his stance on anti-racism and anti-gambling — and just a great player too.
— Maria Romero Morales, a Mexico team fan, who lives in El Monte
“At this point I would say [I will support] France because of Mbappé and his stance on anti-racism and anti-gambling — and just a great player too,” said Maria Romero Morales, a Mexico team fan. She lives in El Monte and was in Mexico during the group stage of the World Cup.
DNA and soccer
For some, family lineage takes precedence. “My father’s mother is 100% Norwegian,” said Jake Downey, a fan of the U.S team who organized a watch party for 14 people at his house in Northridge on Monday to watch the U.S. play Belgium.
Norway fans wearing Viking hats and adorned with face paint arrive before a World Cup match.
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“I’m all in on [Erling] Haaland,” he said of Norway’s striker, who scored two goals in Sunday’s 2-1 defeat of Brazil.
Some Mexico fans are supporting Norway, too, in a “the enemy of my enemy is my friend” sort of way.
“I would love for England to lose, a little vengeance there,” said Amanda Durán of England’s World Cup match against Norway on Saturday. She’s still upset at England’s defeat of Mexico on Sunday.
She lives in Torrance and her in-laws are Argentine so she’s backing Argentina too.
Lionel Messi of Argentina celebrates after scoring his team's first goal during the World Cup 2026 group match against Austria.
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Other fans take into account the social and political baggage each team’s national identity represents.
“I’ve watched the World Cup since 1994 and I’m definitely a person who goes for the colonized countries over the colonists,” said Xochitl-Julissa Bermejo, who lives in the San Gabriel Valley and wanted Mexico to win on Sunday.
I’ve watched the World Cup since 1994 and I’m definitely a person who goes for the colonized countries over the colonists.
— Xochitl-Julissa Bermejo, a Mexico team fan
But her support is complicated. She’s now cheering for Belgium, despite its severe colonialist past, after experiencing its warmth on a recent trip.
“I've gone to Belgium and it's a really fun place and everyone is really friendly and lovely,” she said.
Fun and friendliness is what she experienced with family watching Mexico play their last game, and she wants more of those soccer experiences before the World Cup ends.
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Lucas Brady Woods
covers the weather and disasters, among other climate and science topics.
Published July 7, 2026 4:55 PM
A person wears a hat for shade under the morning sun while walking along the Strand in Redondo Beach during a heat wave in March. Another stretch of heat is settling in in Southern California this week.
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Topline:
The National Weather Service has issued heat advisories for much of Southern California that will remain in affect through Friday. Temperatures will be at their hottest Wednesday and Thursday, when parts of Southern California will see triple digit heat.
The details: L.A. County's inland valleys and mountains could get up to 105 degrees this week. Inland coastal areas, including downtown L.A., will likely get up to the low 90s. The Coachella Valley is under a more severe Extreme Heat Warning. Temperature there are expected to climb as high as 116 degrees.
Why it matters: The heat wave will likely worsen fire conditions across the region, according to National Weather Service meteorologist Lisa Phillips. The hot weather is also expected to pose a significant risk of heat illness, especially for the elderly, young children and other sensitive populations.
What's next: Temperatures are expected to dip slightly by the end of the day Friday, but they will remain above average through the weekend. The minimal respite won't last long, though. Another, even worse heatwave is headed our way next week.
Read on ... for a detailed forecast.
Sweltering summer days have arrived in Southern California, with temperatures this week expected to climb to the triple digits in some places.
Heat advisories from the National Weather Service are in place for much of the region and will remain in effect until 8 p.m. Friday. The highest temperatures are expected Wednesday and Thursday.
The forecast
L.A. County: The interior valleys and mountains, including Pasadena and Glendale, could see temperatures up to 105 degrees. Inland coastal areas, including downtown L.A., will likely get up to the low 90s. Coastal temperatures will stay in the 70s and 80s.
Orange County: O.C. will avoid some of the highest temperatures this week. Inland highs will be in the 80s, and coastal temperatures will stay mostly in the 70s.
Inland Empire: Riverside County and San Bernardino County valleys could see temperatures up to the low 100s, while the area’s mountains will hit the mid-90s.
Coachella Valley: The National Weather Service has declared a more severe Extreme Heat Warning for the Coachella Valley, where temperatures are expected to climb as high as 116 degrees. It is also expected to stay relatively warm overnight, with lows falling only to the 80s.
The elevated temperatures are expected to pose a significant risk of heat illness, especially for the elderly, young children and other sensitive populations.
What’s driving the high temperatures?
Much of the heat will be driven by a combination of two meteorological forces: a high-pressure system hovering over Southern California and off-shore winds, commonly called Santa Ana winds.
“Everything is dictated by which way your winds are blowing and high-pressure systems,” said Lisa Phillips, a meteorologist with the National Weather Service office in Oxnard.
High-pressure systems push warm air down, trapping it closer to the ground. Then, the offshore winds carry dry, hot air from inland deserts toward the coast, raising temperatures in the L.A. basin even higher.
The heat wave also comes as the marine layer weakens. The marine layer, often called June gloom, is lower-temperature air and cloud cover generated by changing temperatures in the late spring and early summer. As the summer gets warmer, the marine layer retreats.
Staying safe in the heat
Don't wait until you're thirsty to drink water or electrolyte-replacements
Drink cool water, not extremely cold water (which can cause cramps)
Avoid sweetened drinks, caffeine, and alcohol
Protect a pet from excessive heat
Never leave a pet or animal in a garage
Never leave a pet or animal in a vehicle
Never leave a pet or animal in the sun
Provide shade
Provide clean drinking water
Protect a human from excessive heat
Check in frequently with family, friends, and neighbors. Offer assistance or rides to those who are sick or have limited access to transportation. And give extra attention to people most at risk, including:
Elderly people (65 years and older)
Infants
Young children
People with chronic medical conditions
People with mental illness
People taking certain medications (i.e.: "If your doctor generally limits the amount of fluid you drink or has you on water pills, ask how much you should drink while the weather is hot," says the CDC)
Fire risk
The high temperatures and dry conditions this week will also exacerbate fire danger, particularly in the region’s valleys, foothills, mountains and other areas away from the coast.
Philips warned residents to be extra cautious as the heat and offshore winds dry out vegetation. That creates more potential fuel.
“We are headed into our fire weather season, where we have more wildfires. The vegetation is dry, so it does catch fire more easily,” Phillips said. “That just means that fires are going to be a lot more easy to start.”
Southern parts of Santa Barbara County are expected to see more significant fire weather, with periods of gusty winds.
What’s next?
Temperatures are likely to dip starting Friday.
The high-pressure system is expected to move to the east, some southerly winds to bring some cooling moisture with them. But Phillips said temperatures will come down only slightly and are expected to remain above average throughout the weekend.
The slight respite won’t last long either. Another, possibly worse, heat wave is right around the corner.
“We could be looking at even warmer temperatures next week,” Phillips said.
LA County’s plan to back deals that keep rents low
David Wagner
covers housing in Southern California, a place where the lack of affordable housing contributes to homelessness.
Published July 7, 2026 4:41 PM
An apartment building rises above the streets of L.A.
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Daniel Hanscom
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Topline:
In what they described as an effort to prevent more corporate landlords from displacing Los Angeles renters, the L.A. County Board of Supervisors decided Tuesday to move forward with plans to require a new step in the process of selling certain apartment buildings.
The details: The board voted unanimously to develop a “Community Opportunity to Purchase Act.” If passed on a final vote, the law would compel apartment owners to notify affordable housing groups when they put certain buildings up for sale in unincorporated parts of L.A. County.
Why it matters: The goal, county leaders say, is to ensure that organizations committed to keeping rents low have a chance to buy buildings that might otherwise be scooped up by investors who might push out existing tenants through rent hikes. Landlords would not be required to sell to these groups if they can get a better offer on the open market, county officials say. Though the idea is still in early stages, landlords and real estate agents have expressed strong opposition, saying it could delay sales and discourage investment.
Read on … to learn how this idea has played out in other cities.
In what they described as an effort to prevent more corporate landlords from displacing Los Angeles renters, the L.A. County Board of Supervisors decided Tuesday to move forward with plans to require a new step in the process of selling certain apartment buildings.
The board voted unanimously to develop a “Community Opportunity to Purchase Act.” If passed on a final vote, the law would compel apartment owners to notify affordable housing groups when they put certain buildings up for sale in unincorporated parts of L.A. County.
The goal, county leaders say, is to ensure that organizations committed to keeping rents low have a chance to buy buildings that would likely otherwise be scooped up by investors who might push out existing tenants through rent hikes.
“The county is facing rising displacement pressures as rents outpace incomes,” said Supervisor Hilda Solis, who introduced the idea.
She cited statistics showing that more than half of L.A. County renters are considered “rent burdened” by federal government standards, with even higher rates among Black and Latino households.
“We need to fight,” Solis said. “We need to have tools to keep people in their homes.”
What buildings would be covered?
The proposed rules would only apply to buildings with five housing units or more and only to properties located in unincorporated areas, such as East L.A., City Terrace and Altadena. Based on past property sales data, the rules would apply to anywhere from 30 to 130 listings annually.
Nothing will change right away. Tuesday’s vote gives county staff 180 days to develop the regulations and bring them back to the board for a final vote.
During that time, the county will also work on developing a list of qualified buyers — such as affordable housing developers, community land trusts and other mission-driven organizations — who would be the first to hear about buildings coming up for sale.
Depending on how the regulations are written, the law could give those groups a “right of first refusal,” meaning they would have first dibs on making an offer to buy the building. County officials noted that a similar program in San Francisco gives qualified groups five days to respond with a letter of interest, followed by 20 days to place an offer.
Landlords would not be required to sell to these groups if they can get a better offer on the open market, county officials say.
Would sellers end up in a ‘Hotel California’ situation?
Though the idea is still in early stages, landlords and real estate agents expressed strong opposition during Tuesday’s public comment period.
“This proposal moves in the wrong direction by adding another layer of regulation and taxpayer expense, without creating any new housing units,” said Elizabeth de Carteret, the government affairs director at the Southland Regional Association of Realtors.
Meg Sullivan, who described herself as a “mom and pop” rental housing owner, said if the county establishes these rules in unincorporated areas, investors will choose to buy properties elsewhere.
“No private party in their right mind is going to invest in a market that looks like the equivalent of the ‘Hotel California’ song, where investors can check in, but it’s not clear they can ever leave, or on what timeline,” Sullivan said.
Existing groups say they’re ready to pursue deals
Tenant advocates told the board the proposed law would help protect renters from the whims of the profit-driven housing market.
Brenda Tafoya, executive director of El Sereno Community Land Trust, said organizations like hers have the experience needed to make market-rate offers on available properties.
“We work with the real estate market because we understand it,” Tafoya said. “We can partner with willing sellers and tenants to acquire properties, ensuring smooth transactions, while preserving permanently affordable housing.”
In response to concerns that the rules could delay properties from being offered to other prospective buyers, Supervisor Holly Mitchell asked county staff to consider regulations allowing listings to hit the open market at the same time affordable housing groups are given the chance to make an offer.
“This motion is not about taking property, forcing a sale or preventing a sale — it’s about creating a fair and transparent process,” Mitchell said, arguing that many older landlords want to retire without having to sell to corporate buyers.
Where would the funding come from?
Mitchell said public funding to support building purchases could come from money raised by Measure A, the county sales tax increase voters approved in 2024 to support housing and homelessness efforts. The L.A. County Affordable Housing Solutions Agency, which is funded by the tax revenue, has programs to support affordable housing preservation.
L.A.’s idea is not new. Washington, D.C., has had a “Tenant Opportunity to Purchase Act” in place since 1980.
Supporters say D.C. tenants use the city’s program to form associations that negotiate with new buyers to ensure ongoing affordability in about half of buildings coming up for sale, according to a 2023 study by the Coalition for Nonprofit Housing and Economic Development.
But critics point out that D.C.’s program rarely results in tenants actually owning their buildings. That same 2023 study found that ownership by a tenant-sponsored cooperatives was the outcome in only about 2% of building sales.
Solis said she wants the county to take a phased approach, with the initial program eventually being expanded to include a way for tenants to purchase their buildings directly.
