The Brief

For the record: We have updated the headline of this article to better reflect what happened to displaced participants in the HOPICS rapid rehousing program. We use the terms “eviction” and “evicted” in the article and a Dec. 12, 2023 newsletter based on the common understanding of the word. However, HOPICS’ middlemen were those legally evicted. The clients were displaced from their homes as a result of the evictions. We regret if that was not clear to readers. 

HOPICS used middlemen to help facilitate the program. The middlemen rented from property owners, becoming the property owners’ tenants. The middlemen then subleased to HOPICS participants. HOPICS subsidized participants’ rent through payment to the middlemen, who were then to pay property owners. As the article describes, when rent was not paid on a timely basis, property owners began eviction proceedings against middlemen. Participants then faced imminent displacement, which we refer to as “eviction.” Legal eviction proceedings were against the middlemen, not the HOPICS clients. As the article also describes, HOPICS arranged for new permanent housing or shelters for most of the tenants facing imminent displacement, however HOPICS could not account for dozens more.

Jesus Mares got a lifeline during the COVID-19 pandemic. Thanks to rental support from one of Los Angeles’ leading homelessness agencies, he had a roof over his head.

He had been bouncing between sleeping in his car and hotel rooms. The taxpayer-subsidized room in a South L.A. duplex provided stability until he could get back on his feet, he’d hoped.

It went well for a while, he said. Then Mares quickly noticed things were amiss with the nonprofit, known as HOPICS. He went through several case managers who Mares said didn’t come to see him.

Then came the eviction notice. HOPICS, which has received about $140 million in Los Angeles city, county, state and federal funding over the last three years for a program known as rapid re-housing, was months behind on paying his rent, according to Mares and his former landlord.

“They basically told us to get out of the building and they locked the building up,” Mares said.

All together 306 people lost taxpayer-funded homes in South Los Angeles as a result of HOPICS’ failure to pay rent on time, the nonprofit said. While more than half were then placed in permanent housing or sent to temporary sites, HOPICS and Los Angeles housing authorities did not say what happened to 119 people.

A CalMatters review of the program, based on hundreds of pages of documents and dozens of interviews, shows that the prominent Los Angeles nonprofit repeatedly ignored explicit eviction warnings from some landlords, did little to vet the middlemen it entrusted to execute the program, and took on far more clients than its case managers could serve.

CalMatters interviewed three participants who landlords said were evicted from HOPICS-funded houses, and they reported ending up back on the streets or living in their cars.

Brenda Wyatt outside of her temporary housing location in Los Angeles on Oct. 4, 2023.

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The eviction mess underscores weaknesses in California’s strategy for addressing its biggest crisis, homelessness. Gov. Gavin Newsom’s administration has allocated more than $20 billion to fight homelessness, but the state’s homeless population surpassed 170,000 people in 2022. Like HOPICS, many government-funded services provide only temporary housing, depend on too few case workers and must compete for units in an already-tight rental market.

Leaders of the nonprofit, whose formal name is Homeless Outreach Program Integrated Care System, say they were overwhelmed by the sudden influx of emergency COVID money during the pandemic to run what’s known as rapid re-housing, a popular local rental assistance program.

To execute the program, HOPICS used middlemen – many of which were newly created nonprofits – to rent out rooms to the unhoused. However, HOPICS’ leaders often didn’t pay those brokers on time, they say, because they needed to review and approve rent bills sent by the very landlords they had chosen to work with. Some of the invoices, they say, had questionable charges.

“We didn’t have the habit of Google searching everybody’s names, and probably that’s a simple fix,” said HOPICS deputy director and former U.S. Rep. Katie Hill. “This is a lot of money that has gone towards a program that has shown that it can house a lot of people. It’s not perfect in any way, shape, or form, and it’s evolving, and we’re learning as we go.”

The federal government sent $100 million in emergency aid to Los Angeles County to address the homelessness crisis during the pandemic, along with another $220 million to six cities in the region including L.A. The Los Angeles Homeless Services Authority then turned to organizations like HOPICS, which is a division of a larger LA nonprofit, Special Service for Groups, to carry out the programs. Between 2019 and 2023, HOPICS placed 3,100 homeless people into permanent housing through rapid rehousing programs, according to the nonprofit.

Annual revenues at Special Service for Groups surged from $84 million in 2018 before the pandemic to $149.1 million in 2022. It also gets rapid re-housing funding from Measure H, the 2017 Los Angeles County sales tax and a mix of federal, state and city funds.

While the rush of COVID funding has ended, HOPICS continues to deal with the fallout of the evictions. It still hasn’t paid all of the rent the landlords claim they are owed, it acknowledges. And, separately, three Los Angeles motels sued HOPICS and its parent late last year, alleging it stopped paying rent for clients who were living at the motels. The nonprofit settled the case early this year, though the terms weren’t disclosed.

HOPICS Director Veronica Lewis said her organization can be late with payments because of its efforts to verify that its clients are actually living in the units.

“The notion that we just don’t pay, it’s just absurd,” she said. “We want to be good stewards of public funds.”

CalMatters sent the Los Angeles homeless authority questions about how it funds and oversees HOPICS. The homeless services agency’s spokesperson issued a statement that didn’t answer several questions, including how many clients got into rapid rehousing programs as a result of pandemic funding and how many have returned to homelessness after leaving rapid rehousing programs. The agency also did not comment on whether it’s a common practice for homeless services nonprofits to pay rent late.

The authority’s “role is to ensure service providers receive the funds necessary to bring our unhoused neighbors home … ensure the program is performing efficiently, and work with the provider to identify any performance concerns,” the spokesperson said.

“It’s about time somebody stepped up and exposed what HOPICS is doing,” said Demario Swait, a 59-year-old who was evicted. The nonprofit gets a grant “to make sure that people are housed, and people are not being housed. And I’m one of them.”

Swait and Mares said they are still trying to pick up the pieces from the HOPICS evictions. Swait is now in temporary housing with a different agency, looking for permanent housing, he said.

Demario Swait at Leimert Park in Los Angeles on Sept. 28, 2023. Photo by Adriana Heldiz, CalMatters

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Mares packed his things and went back to living in his car, he said. “Right now, I’m at my family’s house trying to get it together, trying to find a new spot.”

Why HOPICS turned to middlemen

A Vietnam veteran who had slept on Skid Row founded HOPICS in the 1980s as a one-man operation working to find housing and services for homeless people.

Today it’s one of the county’s largest homeless services organizations with a contract from the L.A. Homeless Services Authority to coordinate shelter placements and other services in South L.A. To lead the organization, Lewis was paid $261,000 last year, according to the organization’s tax records. She also sits on the state council on homelessness, which Gov. Newsom has charged with developing policies to prevent and end homelessness in California.

HOPICS is supposed to help unhoused people find a place to live, pay a portion of the rent for up to two years and provide a wide range of social services, like employment training and assistance applying for public benefits, according to its contract with Los Angeles County.

Ideally, clients gradually contribute more toward rent until they’re able to stay housed on their own, according to the Los Angeles County Homeless Services Authority.

Landlords are often reluctant to rent their properties to people receiving government rental assistance, whether due to bias or an aversion to red tape.

Property owners who wanted to help house the homeless “don’t necessarily want to be landlords to our population,” Lewis said, and many didn’t want to handle multiple leases for clients sharing one house.

So, instead, HOPICS turned to middlemen. These brokers would rent properties and then sublease rooms in those properties to participants.

Housing 1BY1 Co-Founders Dejon Dixon and Norris Jones in Los Angeles on Sept. 28, 2023. Dixon and Jones say a Los Angeles-based nonprofit owes them hundreds of thousands of dollars in unpaid rent for formerly homeless people.

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CalMatters interviewed five brokers who got into business with HOPICS by renting homes from a large property management group called Ocean Properties, Inc. Ocean Properties describes itself as a development company that flips “small inadequate homes” into larger duplexes. It sells the multi-unit houses to investors and often remains as property manager, renting out more than 2,000 affordable housing units across South L.A.

HOPICS does not lease houses from Ocean Properties directly.

Instead, it goes through people like Norris Jones. He created the nonprofit Housing 1By1 in August 2020, to help with Los Angeles’ housing and homelessness crisis, he said. A month later he welcomed his first HOPICS tenant. Jones and his partner, Dejon Dixon, sublet more than a dozen units, housing more than 80 people for about $950 a month for a private room. They charged $2,800 as a security deposit, according to several signed lease agreements.

Jones and three other brokers said HOPICS would go months without paying rent, causing them to fall behind on paying the property owners. As a result, he says he owes Ocean Properties more than $200,000 in rent and fees. He said he doesn’t understand how a company getting paid by the government “got us in a position where we can’t pay the rent for the people they house in our homes.”

HOPICS officials say Jones has overstated how much it owes him and, in some cases, said he’s submitted invoices far too late to get reimbursed. Still, in a February email to Jones, HOPICS acknowledged owing him $135,000 for 2022 and “upwards of $90k” for 2023.

Now, Jones said HOPICS has paid him some of the unpaid rent. He’s in talks to settle with the agency over the rest of the money he says he’s owed.

“I spent all my money to do this,” Jones said.

In the rush of new funding, HOPICS acknowledged it went into business with some brokers without doing so much as a Google search. For instance, the agency leased 24 locations from Donye Mitchell of LA Supportive Housing. CalMatters found that Mitchell left federal prison in 2014 after serving a sentence for defrauding California’s Employment Development Department.

A property owner in June filed a lawsuit against Mitchell and his business partner in Los Angeles Superior Court, alleging they owe more than $77,000 in back rent for a site his nonprofit used to house homeless people, court records show. Neither party has responded to the suit.

One of several properties managed by Norris Jones and Dejon Dixon, co-founders of Housing 1BY1, in Los Angeles on Sept. 28, 2023. Photo by Adriana Heldiz, CalMatters

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Mitchell did not respond to voice messages left with his business partner or emails from CalMatters for this story.

HOPICS officials said some landlords shuffled residents around the units against program rules, and failed to tell the agency about impending evictions until the last minute.

Herbert Hatanaka, executive director of Special Service for Groups, Inc., is personally investigating some of the claims from the brokers.

“There’s missing information,” he said. “We have evidence, for example, clear evidence that there were individuals that were not living in some of those facilities for the time that (the landlords are) billing us for. ”

Overwhelmed L.A. homeless caseworkers

Vetting and paying rent invoices wasn’t the only holdup for HOPICS clients. A persistent shortage of caseworkers contributed as well, former employees told CalMatters.

To have rent paid, rapid rehousing clients must meet with their case managers at least once a month. HOPICS tenants, landlords and former employees told CalMatters that just didn’t happen.

One employee said the agency was badly understaffed because of high turnover and unable to keep up with the number of tenants it was supposed to serve. Los Angeles County requires each case manager to work with up to 25 clients.

“When I signed my acceptance letter, it was for 20 clients, and within 30 days, I had 60,” said Neal Glasgow, a former caseworker for HOPICS who said he left in 2022 after about a year. “I was playing catch-up every month.”

The caseworkers verify that tenants are still living in the units, set tenants’ rent contributions and connect tenants with services.

Glasgow said landlords called him so often about unpaid invoices that some of them became his friends. HOPICS’ leaders acknowledged they didn’t meet the caseworker ratio, citing understaffing in the social services industry.

Several former tenants said they went months without contact from a caseworker, leaving them feeling stranded in temporary placements. Brokers who visited the homes also said their tenants didn’t receive visits from case workers and complained that instead of getting help to become financially stable or get treatment, the clients languished in the houses, sometimes using drugs and having mental breakdowns.

In Los Angeles Superior Court claims, three tenants have said they’d seen 15 or 20 different caseworkers in the two years they were allotted in the rapid rehousing program and still hadn’t gotten permanent housing. A judge ruled in May and June that the agency did not owe them any money for emotional distress and dismissed the case.

The current rapid rehousing system of cost-sharing rent for a couple of years doesn’t make sense to some of the people who once ran it.

“It’s setting (the unhoused) up for failure,” Glasgow said. “You put them in a room that they can’t afford and after the program, they’re gonna end up back homeless, and that’s a lot of money wasted.”

HOPICS officials say they now lease some houses directly from property owners. That practice, known as master-leasing, is a strategy agencies including the L.A. Homeless Services Agency, are increasingly considering.

“It’s basically eliminating that middleman that has too much opportunity for problems,” said Hill, the HOPICS deputy director.

An eviction letter posted in one of the residences where Vincent Osby housed formerly homeless people in Los Angeles on Sept. 28, 2023.

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But they also still house clients in units run by brokers. The nonprofit’s officials said they’re doing more to vet landlords before placing clients in their units, including requiring all future and current landlords to sign stricter, clearer program requirements and asking for references.

“We’re asking more questions now,” Lewis said.

Brenda Wyatt, 58, was kicked out of her room on Sept. 4, she said. Her landlord, Vincent Osby, hadn’t been paying the property owner. He confirmed he couldn’t keep up with the rent but declined further comment.

Osby, who played two seasons of professional football for the San Diego Chargers in the 1980s, leased more than a dozen units to HOPICS clients, HOPICS officials said.

The landlord moved Wyatt to another shared house after he fell behind on rent. She said it was unclear whether HOPICS or Osby was at fault for the late rent payments.

“I don’t know what the hell is going on, excuse my French,” Wyatt said. “That leaves us in limbo. We don’t know what to do. We worry about getting kicked back out on the streets.”

Topline:

Key topics: The candidates each had about 45 minutes to individually answer questions from Erin Stone, an LAist senior reporter focused on climate and environment.

Here are some of the topics they covered:

• Extreme heat
• Emergency preparedness and recovery
• Protecting communities from pollution
• Water
• Public transit

About the organizers: The event is organized by a coalition of local environmental and environmental justice groups including: Los Angeles League of Conservation Voters, SCOPE-LA, Sierra Club, Clean and Healthy California, Neighborhood Council Sustainability Alliance and Communities for a Better Environment

LAist will have more coverage and analysis of the conversations Friday morning.

The Trump administration is taking steps to advance a mysterious and unprecedented project to compile state-by-state lists of people it has decided are eligible citizens over the age of 18 who can vote in the upcoming midterm election. But it will no longer meet its own deadline to publish that information on a portal on Friday, which is 60 days before Election Day.

Department of Justice attorneys told opposing counsel in two separate lawsuits that instead of meeting the Sept. 4 deadline, they would give 48-hours notice to plaintiffs' counsel before the state citizenship portal was launched, according to recent court filings.

The U.S. has never attempted to create a comprehensive list of American citizens before this administration. Maintaining voter lists is the responsibility of states, not the federal government, as the Constitution dictates that states control elections. But President Trump has repeatedly taken steps to try to exert executive control over elections.

The basis for the federal government creating state citizenship lists is an executive order Trump signed on March 31. A lower court had blocked implementation of key parts of that executive order in 23 states and Washington, D.C., but the Supreme Court stayed that injunction late last month, opening the door for the plan to be implemented after all.

The March 31 executive order directs U.S. Citizenship and Immigration Services and the Social Security Administration to create "State Citizenship Lists" of individuals the agencies believe are citizens in each state, and send those lists to state officials "no fewer than 60 days before each regularly scheduled Federal election."

The next section of the executive order says the U.S. attorney general will prioritize investigating and prosecuting state and local officials who issue federal ballots to anyone not eligible to vote.

"States here have a strong incentive to actually use these lists to try to avoid federal investigation," said Jules Torti, counsel at the nonprofit Protect Democracy, in an interview with NPR. "But we know that these lists are going to be based on really inaccurate data. So the risk of disenfranchisement here is really, really palpable."

The privacy group Electronic Privacy Information Center, along with individual voters, filed a motion Thursday asking a federal judge in Maryland to block the administration from creating the citizenship lists and publishing them on a portal. Specifically, they seek to block a June 8 implementation memo authored by USCIS director Joseph Edlow that outlines the plan.

The motion, which was brought by Protect Democracy, along with another nonprofit legal group, Citizens for Responsibility and Ethics in Washington, argues the administration's plans to share Americans' personal data between agencies and then disseminate the data to states violates multiple federal laws, including the Privacy Act, the Social Security Act and the Administrative Procedures Act. Under the Privacy Act, federal agencies must give the public 30 days notice and the opportunity to comment before they collect and disseminate Americans' personal data for a new purpose.

The EPIC lawsuit also argues the government does not have access to accurate, up-to-date information on American citizens, especially those who move frequently, have changed their names, or are foreign-born. For example, Social Security's citizenship data often isn't updated when people naturalize, and the SAVE data system, operated by USCIS, frequently doesn't include records for people who became citizens as minors when their parents naturalized.

Torti said it is "deeply concerning" that the administration is still planning to go ahead with the creation of citizenship lists but is no longer going to meet the deadline, since that means the lists will be completed even closer to Election Day.

"It means additional chaos, additional confusion for the state election officials and just for voters," Torti said. "And I think that's the point. The point here is to create chaos in advance of the election."

Neither the Department of Justice, nor the Department of Homeland Security, which is tasked with compiling the citizenship lists, responded to NPR's request for comment.

The June 8 implementation memo stated that the portal for state election officials would be available around June 30 and a second portal where citizens could check their information would be available at a later date – but that deadline passed without further updates.

The federal government has secured a domain for the state citizenship lists portal. While the portal is not currently online, it was briefly live in recent days with a landing page that said "Coming Soon," according to court filings.

Lawyers representing Democratic party groups that had challenged the March 31 executive order in a separate lawsuit filed in April, accused the administration in a recent filing of failing to notify the court or the parties about its plans to move forward with the state citizenship portal. They asked the judge to require the federal government to give immediate updates about their plans to implement the executive order.

This latest legal battle over the administration's plans to compile state citizenship lists comes as the Department of Homeland Security is ramping up its efforts to analyze state voter rolls with the goal of identifying potential noncitizens who are registered to vote. Previous audits have found instances of noncitizens casting ballots to be incredibly rare. 

Additionally, last week, ICE published a request for information on a federal procurement site seeking vendors who can compile public voter rolls and voter history files from all 50 states, Washington, D.C., and U.S. territories, "to support Homeland Security Investigations (HSI) fraud detection and data segmentation activities."

NPR's Hansi Lo Wang contributed reporting to this story. 
Copyright 2026 NPR

A group of California lawmakers called on federal officials to halt and reject a proposed land exchange in Yosemite National Park that would allow a private developer to take control of a strip of land in the park for an access road to the park’s main attractions.

The letter to Department of the Interior Secretary Doug Burgum on Wednesday was signed by a bipartisan group of 61 state legislators led by Assemblymember Greg Wallis, a Republican who represents Riverside and San Bernardino counties.

“Republicans and Democrats from both houses of the Legislature are standing together because some things are bigger than politics,” Wallis said in a statement. “Yosemite is not a subdivision. It is not a bargaining chip. And it is not for sale. Secretary Burgum and the administration should put an end to this proposal.”

Interior Secretary Doug Burgum (center) visited the Tunnel Tops in San Francisco in 2025 after he and then-Attorney General Pam Bondi toured Alcatraz ahead of their announcement to reopen the former federal prison.

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The group argued that the proposed land exchange is counter to the mission of the National Park Service and the founding of Yosemite in 1864, which set aside the start of the park for public use and protection for the first time in the history of the federal government.

“What is being proposed now runs directly against that founding principle, more than a century and a half later,” the letter states.

It continues later: “Our national parks belong equally to every American. They are not the Department’s to trade away, and they are not for sale.”

The proposal was first reported by news outlet NOTUS, which published a story last week alleging that members of the Trump administration were meeting with representatives of Kingsbarn Realty Capital, a private equity group that owns an 83-acre parcel next to the park. In an email to KQED, Kingsbarn’s lawyer Lanny J. Davis confirmed the group is pursuing the land exchange to build a new access road from its property to the park.

Previous owners have pushed for the same deal since the early 2000s and failed in court.

State Assemblymember Marc Berman (D-Menlo Park), who signed on to the letter, called the proposal “indefensible,” and said he’s looking at state laws to ensure a similar proposal could never slip through.

“If the Trump administration can’t defend this publicly in broad daylight, then they shouldn’t be doing it,” he said.

Rep. Jared Huffman (D-Marin) told KQED’s Forum on Wednesday that he’s worried there isn’t enough opposition among his Republican colleagues in Congress to stop the Trump administration’s efforts.

“I have not seen a single Republican colleague willing to stand up to Donald Trump when he decides that he’s just going to do something,” Huffman said. “So that is my concern, that he just plows ahead with this — even if it has dubious legal authority, or even if it’s an open violation of the law. He’s doing stuff like that anyway. And in this Congress, there’s no one here to stop him.”

In a statement to KQED, state Sen. Marie Alvarado-Gil (R-Modesto), whose district includes parts of Yosemite, said she will “keep pressing the Department [of the Interior] for a clear answer that this exchange will not proceed.”

Since the news of the deal broke late last week, it has sparked condemnation from a number of Democratic state leaders, including Sens. Alex Padilla and Adam Schiff, as well as Attorney General Rob Bonta and Bonta’s predecessor, Xavier Becerra, who leads the race for California governor.

“The secretive backroom land-exchange scheme has gotten everyone’s attention,” said Neal Desai, senior Pacific regional director of the National Parks Conservation Association. “I can’t recall another issue — and I’ve been working in the conservation space for over a couple of decades — where the response has been this sharp and so one-sided that this is a terrible idea that should not happen.”

The backlash comes at a turbulent time for National Park Service employees, who have faced layoffs, staffing cuts and fear of retaliation for speaking up against Trump administration policies since the start of the second Trump administration.

Some former employees have also raised concerns about a potential reorganization of the National Park Service, according to a separate letter sent to Burgum’s office Wednesday. According to an email seen by KQED, park superintendents have been asked to attend in-person regional meetings in September — with no clear agenda beyond discussing “agency priorities, our FY 2026 outlook, and other matters important to the work ahead.”

The letter to Burgam, signed by 20 retired parks superintendents warns: “An ill-advised and hastily planned reorganization could dismantle that structure, putting our parks — and those who visit them — at great risk.”

Emily Thompson, executive director of the Coalition to Protect America’s National Parks, which organized the letter, said the email about regional meetings “raises some alarm bells.”

“The Park Service is already operating from a difficult place, from a place of crisis,” she said. “And any additional cuts, any movements or actions that would further jeopardize the capacity of the folks that are left, that’s concerning. It’s worrying, and it’ll have a devastating impact on the Park Service.”

Among the letter’s signatories is Don Neubacher, retired Yosemite superintendent, who has been a vocal advocate for parks amid the Trump administration’s changes.

Thompson said she’s worried parks leaders will be stretched even further than they already are, and local decision-making over parks could be in jeopardy.

“Morale is low,” Thompson said. “It’s a hard time to be a federal employee. Anything that … contributes to this culture of fear, it’s just not acceptable.”

This story first appeared on Long Beach Post.

Long Beach is offering up to $1,500 for local business owners and landlords to equip their storefronts with safety measures like cameras, floodlights, alarms and point-of-sale systems.

The grant program is accepting online applications now. You can apply here.

Businesses with storefronts of 1,500 square feet or less may receive grants of up to $750, while businesses between 1,500 and 5,000 square feet are eligible for up to $1,500.

Nonprofit organizations are eligible as well, and landlords can apply on behalf of commercial storefronts that are vacant or occupied. Franchises can also receive the grant.

To qualify, a business must:

• Have an active business license for a storefront within the city
• Be independently owned and operated (franchises are eligible)
• Be currently open and active for business
• Earn no more than $5 million in annual gross revenue
• Hold “active” status with the California Secretary of State for corporations, limited liability companies and limited partnerships

The funds will be provided as a reimbursement after eligible security improvements are installed. Grants will be given out until funds are exhausted.

It’s a great idea, according to Edwin Jara, who manages a pet store in Belmont Heights and was on the receiving end of a break-in earlier this year.

His store had security measures already in place — two cameras and an alarm system — but even that wasn’t enough to deter a masked burglar who grabbed $1,000 cash and a handful of dog treats.

Despite having footage of the burglar, Jara said police haven’t been able to catch the person and that a detective never responded after he filed a police report.

The grant program is being paid for with $350,000 from the city’s Redvelopment Agency along with $50,000 from Los Angeles County Supervisor Janice Hahn’s office.

“Our local small businesses are part of the fabric of our neighborhoods, and when business owners feel unsafe, the whole community feels it,” Hahn said in a statement.

In a statement, Mayor Rex Richardson said the program is a “direct investment in the hardworking business owners who make our commercial corridors vibrant and welcoming.”

Jara said he would consider applying for a grant if the city could send someone to help him and the store’s owner fill out the application.

He was offered a separate grant to replace a glass door the burglar smashed, but the store’s owner opted not to fill out the application.

“There was a lot of stuff that we needed to do, and I don’t have a lot of that information,” Jara said.