The Brief

In a highly anticipated decision that could have broad implications for renters across California, a Superior Court judge has ruled against a landlord seeking to carry out one of the largest mass evictions in Los Angeles history.

The judge’s determination means more than 100 tenants still living at Barrington Plaza — a 712-unit West L.A. high-rise apartment complex — will get to stay. Some long-term tenants pay far below market rates due to the city’s rent stabilization ordinance, and fear they would not be able to find affordable housing anywhere in the region if forced to leave.

“This is, no doubt, one of the most important tenants' rights legal victories in state history,” said Larry Gross, executive director of the Coalition for Economic Survival in an email on the ruling. “This victory shows when tenants unite and organize they can win.”

The backstory at Barrington 

Santa Monica-based corporate landlord Douglas Emmett originally filed evictions against 577 households at Barrington Plaza back in May of 2023. The company said the property needed to be completely vacated in order to install fire sprinklers. Two large fires have broken out in the apartment buildings in recent years, with a 2020 fire resulting in the death of one person.

The company filed the evictions under California’s Ellis Act, which allows landlords to clear their buildings when they plan to “go out of business.” Thursday’s tentative ruling from Judge H. Jay Ford, III — likely to become the final ruling after another court hearing — hinged on the question of what exactly it means for a landlord to go out of business.

Both sides agreed the Ellis Act requires owners to exit the rental business in order to vacate buildings. But they disagreed on how long owners must keep those properties off the market.

The tenants’ attorney, Frances Campbell, argued the owners of Barrington Plaza had no plans to get out of the landlording business. Instead, she said, they planned to refurbish and re-rent the apartments at higher rates. Douglas Emmett’s attorneys said removing tenants for rehab work that could take years was in effect going out of business, even if the move was temporary.

Judge says Barrington was not going out of business

Ultimately, Ford said the landlord in this case had no intention of permanently going out of business when it filed the evictions. Rather, he said, the plan was to continue renting the apartments after work was complete.

“The Court concludes [the landlord’s] intent to temporarily withdraw Barrington Plaza from the rental market with the present intent to return it to the rental market after the renovations are completed is inconsistent with an intent to go out of the rental business under the Ellis Act,” Ford wrote.

Representatives for Douglas Emmett said the company has not yet reached a decision on whether to appeal the ruling, but fire safety work will continue.

‘When we stick together we can win’

Renters fighting to stay banded together through the Barrington Plaza Tenants Association, which filed wrongful eviction cases in response to Douglas Emmett’s actions.

Monique Gomez, one of the tenants involved in organizing these efforts, said if the judge had ruled in favor of the landlord, it would have opened the floodgates for other landlords throughout the state to use renovations as a pretext to evict rent-controlled tenants.

“We have been fighting these bogus evictions for over a year now,” Gomez said in an email responding to the ruling. “Tenants here have faced harassment, intimidation and uncertainty without little to no help from the city. It shows when we stick together we can win. I am overjoyed."

More than 600,000 Californians are at risk of losing CalFresh food benefits after expanded work requirements imposed by the federal government go into effect next month, state and county officials warned Wednesday.

The “One Big Beautiful Bill,” signed into law by President Donald Trump last summer, included “multiple significant changes to CalFresh,” the state’s version of SNAP that serves about 5.4 million people, according to the Legislative Analyst’s Office.

They include requirements that some adults work, volunteer or participate in a school or job-training program for 20 hours a week.

People who don’t meet the expanded work requirements will be restricted to three months of CalFresh benefits every three years, according to the state Department of Social Services. CalFresh benefits can be used to buy almost any food, as well as seeds or plants that can grow food.

The new federal rules will now affect people experiencing homelessness, veterans and former foster youth, unless they are excused for other reasons.

About 260,000 people in L.A. County are at risk of losing CalFresh benefits under the new requirements, according to Hilda Solis, chair of the L.A. County Board of Supervisors.

“These expanded work requirements are going to create more barriers for people who are already struggling to meet ends,” she said at a briefing Wednesday. "It's not about creating opportunity, it's about making it harder for people to keep the benefits that they already qualify for.”

About 108,000 people in L.A. County have already lost their CalFresh benefits since the bill was passed last July, which Solis said is putting more pressure on local food banks and community-based organizations that are already operating at capacity to meet residents’ needs.

What are the changes to CalFresh?

Three main changes to CalFresh are planned for this year: expanded work requirements, disqualification of some people without U.S. citizenship and a new funding model that will pull more money from state and local sources instead of the federal government.

The work-requirement changes go into effect in June and are expected to affect about 665,000 Californians, according to the Legislative Analyst’s Office. The rules will be expanded to include people up to age 64. Previously, it applied to those up to 54 years old, according to officials.

There are some exemptions, including people who would be unable to meet the necessary hours because of a physical or mental illness and those caring for children under 14 years old.

Back in April, eligibility guidelines changed for certain Californians without U.S. citizenship. They disqualified some groups from being eligible for CalFresh, including refugees and victims of trafficking, according to the Legislative Analyst’s Office.

An estimated 72,000 people were expected to lose benefits because of limited eligibility.

In October, the way CalFresh is funded is expected to change, shifting more costs to states and counties. California could face roughly $480 million in new annual costs and $190 million for counties, according to the Legislative Analyst’s Office.

How could it affect LA County?

The roughly 260,000 Angelenos likely to be affected by the expanded work requirements may not lose their benefits immediately. People will be evaluated on the new rules when they apply or recertify to keep their CalFresh benefits, according to Jackie Contreras, director of the county’s Department of Public Social Services.

Contreras said people don’t need to take action today, and the department will notify Angelenos directly before any changes affect their case. She encouraged residents to keep their contact information up to date, carefully review all notices and contact the department for questions or assistance.

The Los Angeles Regional Food Bank is preparing to see people lose their benefits in the fall as recertifications roll in, according to CEO Michael Flood. The organization has been shoring up the supply through private donations from farmers and manufacturers, as well as purchasing food with funding from the county.

L.A. County committed $12 million to the Food Bank during the federal government shutdown last fall, which translated into about six million pounds of food, or roughly 5.5 million meals.

Flood said the organization was able to stretch those resources into this year, distributing some of the purchased food now and in the coming months to help offset the loss of CalFresh benefits. But the L.A. Regional Food Bank is already seeing an increased demand for food assistance, which he said has been driven primarily by higher prices and inflation.

“We all see it … shopping in a grocery store, those who, you know, need to fill up the gas tank to get to work,” Flood said. “That is something that's coming through loud and clear and really is causing ... challenges for people's budgets here locally.”

During a recent distribution in Baldwin Park, for example, food provided for about 2,000 households ran out half-an-hour before the event was slated to end, Flood said. He added that it’s likely the surge in demand will continue through the end of this year and into the next, and that the L.A. Regional Food Bank is “doing everything we can to try to increase resources.”

On the state level, $20 million has been deployed to help counties prepare for the expanded work requirements, according to Assemblymember Alex Lee, chair of the Assembly Human Services Committee.

Lee co-authored a bill that aims to exempt former foster youth from the expanded work requirements. The bill is pending in the state Legislature.

At least seven wildfires burning around Southern California are sending smoke across the region. The South Coast Air Quality Management District has extended a smoke advisory warning of unhealthy air through 10 p.m. Thursday.

What does a smoke advisory mean?

Local health officials send out warnings when the air quality is unhealthy. The advisories encourage people to avoid outdoor activities and take other steps to limit contact with smoky air.

Where are the wildfires?

Wildfires are burning in Ventura, San Diego, Riverside, Santa Barbara and L.A. counties. You can keep tabs on the fires on the CalFire website.

How bad is the air?

Wildfire smoke is generally worse for your health than the kind of “garden variety urban pollution” Angelenos are used to, said Suzanne Paulson, an atmospheric chemist at UCLA. But air quality depends on where you live, and might change from hour to hour. The good news is that low-cost air quality sensors have made it easier to find out just how bad the air is in your neck of the woods. You can check PurpleAir, Clarity, and IQAir for real-time data on pollution levels, often down to the neighborhood level.

How to avoid breathing bad air

Staying indoors in the best way to avoid bad air pollution, Paulson said. You can also try to avoid the worst areas. “So for example, I ride my bike to work. I regularly look at the map and see if the air quality is OK, and sometimes I even change my route,” Paulson said.

The city of Santa Ana is just $85 short of closing what started as a $13 million budget deficit. On the chopping block: after-school programming, park maintenance and more.

The city manager’s office presented another round of cuts to balance the budget at yesterday’s City Council meeting. Officials reported that the current proposal avoids layoffs and furloughs. Most of the cuts will come from the Public Works Department at more than $3 million.

Santa Ana's current budget proposal includes an estimated $85 deficit for the upcoming fiscal year.

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Courtesy of the city of Santa Ana

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More on what’s being cut 

The Police Department is seeing a proposed $2 million in cuts, but could still be allocated $4 million more than last year, according to the budget draft.

The city is looking to cut 20 vacant full-time positions and reduce part-time spending.

Five non-mandated commissions will also be dissolved, including the youth, parks and recreation, and arts and culture commissions. The move will save the city nearly $28,000.

Ambulance services will be cut down from a 24-hour unit to a 12-hour unit, saving $250,000, and fees will increase.

How did we get here? 

At a City Council meeting earlier this month, officials reported that the city’s revenue increased by 3% compared to last year, but spending is up 6%, with hikes in labor and pension/liability costs.

What’s the deal with youth programming? 

The Santa Ana Police Athletic and Activity League, also known as PAAL, costs the city more than $877,000, about 80% of which goes toward salaries for its current fiscal budget.

PAAL costs the city about $5,400 per child, compared to youth programs run by the Parks and Recreation Department, which cost about $100 per kid.

PAAL’s after-school and summer programs serve 87 children, and more than 200 are mentored and coached through its sports programming. The program’s budget will be slashed by about half.

Councilmember Johnathan Ryan Hernandez said this move should not be seen as a cut to youth services.

“Through this new proposed recommendation, we’ll reinstate exercise instruction at four different elementary schools, and we will increase the services from 228 children to 2,200 children,” Hernandez said. “We are not cutting youth services, we're actually adding youth services while saving money for our city.”

Mayor Valerie Amezcua said the library and parks departments can do the same programs, but not the way PAAL does.

“I just want to make sure whatever cuts we're making, that we continue to include our Police Department. To me, that's very important for the public trust,” Amezcua said.

What’s next? 

The city isn’t completely in the clear when it comes to its finances. Measure X, a voter-approved sales tax, will be reduced in 2029, resulting in the loss of at least $30 million in annual revenue before completely expiring in 2039. The City Council, aside from Councilmembers David Penaloza and Jessie Lopez, has supported asking voters if the tax should be made permanent.

A public hearing to review the drafted budget will be held on June 2. Details will be posted on the city’s website.