The Brief

This story is part of The Disaster Economy, a Grist series exploring the often chaotic, lucrative world of disaster response and recovery. It was produced by Grist and co-published with LAist. It is published with support from the CO2 Foundation.

Last January, a series of massive wildfires broke out across the Los Angeles area, fueled by high winds and dry temperatures. The fires raged for weeks, incinerating entire neighborhoods in the wealthy Pacific Palisades and in middle-class Altadena. They killed at least 30 people and destroyed at least 10,000 homes.

As the embers cooled, thousands of displaced Angelenos scrambled to find new housing in a rental market that was already among the nation’s toughest. They scoured Zillow and Airbnb for units they could afford on short notice. What they found were sky-high prices gouged by property owners and real estate agents rushing to capitalize on the surge in demand.

Dawn Smith and her family had rented in Altadena for nine years. After their home burned in the Eaton Fire, she combed through online listings for a similar alternative. But options were $10,000 a month or more, triple what she had been paying before the fire.

Eventually, she found a smaller place in Sherman Oaks, more than an hour away, for a still-astonishing $7,800. Her renter’s insurance would cover the difference for a few months, but not for the whole term of the lease. Now, as her insurance comes close to expiring, she and her husband are trying to figure out where to go next.

“The prices were insane,” she told Grist, “but because we had to find somewhere, we rented.”

Controversies over price-gouging play out all over the country in the wake of natural disasters as victims scramble for essential goods. Officials in New Jersey went after price-gouging gas stations after Hurricane Sandy; officials in North Carolina went after scam contractors after Hurricane Florence; and Florida prosecutors said they received more than 100 complaints after last year’s Hurricane Milton.

Most states have laws that prohibit such behavior, but they are difficult to enforce in the chaos of disaster, and some economists contend that they can backfire and cause shortages or hoarding.

But housing is a special case. Overpaying for water or gasoline might be difficult, but overpaying for a rental apartment is a long-term commitment that can lead to bankruptcy or eviction down the road. Concerns about price-gouging of rental apartments have appeared after numerous recent wildfires, including the 2018 Camp Fire in Paradise and the 2021 Marshall Fire in Boulder. But prosecutors and public officials have largely failed to deter or punish this illegal behavior.

Two days after wildfires broke out in Los Angeles last January, tech founder Edward Kushins and real estate agent Willie Baronet-Israel hiked the price of a home they were renting out in the waterfront city of Hermosa Beach by 36 percent, likely an increase of more than $1,000. The city is about 15 miles from the Palisades burn zone.

A month later, California Attorney General Rob Bonta sued the two, citing a state law that makes it a crime to raise prices for food and shelter during an emergency by more than 10%. If found guilty, Kushins and Baronet-Israel would face fines of up to $10,000 and as much as a year in prison.

But the Hermosa Beach listing was just one of thousands that were spiking in price. According to a Washington Post analysis of listings data from the firm RentCast, the average rent in the L.A. area rose by 20% in the two weeks after the fire — double the maximum allowable increase under California law. The home-rental company Airbnb also allowed users to raise prices above legal limits on more than 2,000 properties, despite its assurances that it would block such behavior, according to prosecutors.

The burnt remnants of an apartment building in Altadena, California, following the Eaton Fire in January. Many fire victims struggled to find housing as rents skyrocketed.

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Keith Birmingham

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MediaNews Group/Pasadena Star-News via Getty Images via Grist

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This lack of enforcement is common after disasters. But this time, it triggered an unprecedented campaign for stricter regulation of housing prices — and one that got results.

“The minimal enforcement that has happened has totally sent a signal,” said Chelsea Kirk, a tenant advocate who organized against price-gouging after the L.A. wildfires. “Landlords expect that enforcement does not exist.”

Three dozen states and the District of Columbia have laws that prohibit merchants from price-gouging during an emergency, but unlike California, which prohibits hikes of more than 10%, many of these laws are vague, prohibiting “excessive” or “unconscionable” increases without specifying what that means or what goods are covered.

“The laws are all over the place,” said Teresa Murray, the lead consumer advocate at the Public Interest Research Group, a nonprofit that focuses on consumer protection. Furthermore, enforcement of these laws is minimal — the government can’t be everywhere all at once after a hurricane or flood, and most disaster victims aren’t aware of their rights and don’t track or call out violators.

The stakes are even higher when it comes to housing, which is already in shortage across the country. Around half the nation’s tenants are rent-burdened, meaning they spend more than 30% of their income on rent. Wildfires and hurricanes often destroy thousands of homes in quick succession, exacerbating supply crunch in local housing stock.

Research from across the country shows that landlords often hike prices after major fires and floods. Asking prices for rental apartments increased by 25% after the 2018 Camp Fire in Paradise, California, for instance, and by 44% in Lahaina following the 2023 Maui wildfires in Hawaiʻi. The increases even hit existing renters: More than a quarter of renters in Boulder said they saw hikes of more than 10% after the 2021 Marshall Fire, and a study of multiple flood events found that inexpensive apartments see hikes of 5% on average after a flood. These hikes hit low-income households hardest, forcing them to relocate or cut down on other expenses.

This same dynamic was on display in Los Angeles earlier this year following the Palisades and Eaton fires. One of the people who tested this market was Blanca, a woman who lived in an apartment building in Altadena, and who declined to give her last name because of her immigration status. The Eaton Fire destroyed her business and caused significant damage to the apartment complex where she and her husband lived. Even though their unit was intact, the building lacked water, gas, and electricity.

An aerial view of burned properties in Altadena, taken in July. Many of the homes destroyed in the January fires have not been rebuilt.

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Allen J. Schaben

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Los Angeles Times via Getty Images via Grist

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Blanca and her husband looked for other apartments, but all the available units they found were far too expensive, some thousands of dollars above what they had paid in Altadena for the same amount of space. They couldn’t afford anything like what landlords were asking, so after a few weeks, they moved back to their unit in the damaged complex and lived there paying rent in unsafe conditions for months.

“The place has not even been inspected, and many people have returned since February,” said Blanca in Spanish. “But there was nowhere else to go.”

In the first days after the fire, California attorney general Bonta trumpeted the state’s price-gouging ban several times — not only could landlords not raise prices by more than 10%, they also couldn’t list new units for more than 160% of typical market value. But property owners seemed either not to know about the law, or not to care.

Bonta, the attorney general, has sent more than 750 warning letters since the fire to property owners who may have price gouged, but has initiated only four lawsuits, and so far not obtained a conviction. The city attorney of Los Angeles has filed a few of its own lawsuits, including against Airbnb, but the district attorney for much larger Los Angeles County has not filed a single price-gouging case. Legal nonprofits say they can’t pick up the slack because they need a named victim in order to sue a landlord, and most disaster victims don’t have the knowledge or resources to pursue litigation.

“We have been a little bit disappointed, I will say,” said Rodney Leggett, the director of litigation at the Housing Rights Center in Los Angeles, which has sued a few property owners over the post-fire price gouging, including the company that owns the historic Villa Carlotta apartments in Hollywood. “We have gotten complaints of people seeing price gouging, [but] we have gotten relatively few … people saying, ‘I am actively being price gouged.’ I think a big part of that is it's really hard for people to track, and to know, the sort of price changes that have occurred.”

But the epidemic of price-gouging in L.A. after the fires has also triggered new progress on the difficult issue of enforcement. As Zillow flooded with overpriced homes, a group of tenant advocates began an unprecedented crowdsourcing campaign to track and shame price-gougers. Kirk, a policy advocate at the progressive nonprofit Strategic Actions for a Just Economy, was seeing numerous instances of price hikes, but she knew that Bonta’s office and local prosecutors lacked the capacity to track and sue every landlord who was posting high-priced units.

Kirk partnered with Lauren Harper, a data analyst and fellow tenant advocate, and together they took enforcement into their own hands. Forming a new organization called The Rent Brigade, they created a spreadsheet that scraped Zillow for apartment listings that violated the price-gouging laws, and also encouraged fire victims and volunteers to submit proof of gouging. In the first few weeks after the fire, volunteers submitted more than 1,500 examples.

Mike Nemeth, the head of communications for the California Apartment Association, the state’s biggest landlord lobby, told Grist that most landlords tried their best to comply with the law.

“The California Apartment Association takes seriously the legal and ethical obligations of rental housing providers during declared emergencies,” he said. “Most housing providers want to do the right thing, and our role is to help them navigate complex rules when it matters most.”

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Zoe Myers

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Thanks in part to the Rent Brigade’s pressure, local officials in Los Angeles are now trying to step up enforcement. The Los Angeles County Board of Supervisors voted in July to create a new system for penalizing price spike activity. Instead of waiting for a prosecutor or a legal nonprofit to file a court complaint against a landlord, the local government could slap the landlord with an administrative fine, the same way it would punish a restaurant with cockroaches in its kitchen or a driver who parked near a fire hydrant. The fines could reach up to $1000 per violation per day, with an additional $500 per day for failing to cooperate with county investigations.

Jamie Court, president of the advocacy firm Consumer Watchdog, says this kind of ordinance could be a model for how to enforce price-gouging laws.

“This is desperately needed as a deterrent and to let people know that price gouging is not up to prosecutorial discretion,” he told Grist. “People need to know every violation could result in a fine, not just the few prosecutors choose to prosecute.”

Los Angeles County’s price-gouging will lapse at the end of August when the fire emergency ended, so the new rules will only apply the next time California declares an emergency for a fire, flood, or other calamity. But during the last months of the ban, Kirk and other advocates noticed something unexpected — and concerning. The rush of new housing demand from the fire had ended, but many landlords were still listing new units well above fair market rate.

The L.A. housing supply, Kirk and Harper concluded, was so limited that price gouging had become a normal part of the market. Even in the absence of a major shock like the fire, landlords were still asking for exorbitant rents, and tenants were still paying them. The emergency declaration was only going to last for an arbitrary period of a few months, but the overall housing picture was as bad as ever.

“When the fire started, we were seeing a lot of these units coming online for absurd prices from people who don't usually rent, maybe knowing that people coming from the Palisades would be able to afford those kinds of things,” said Harper. “But the further that we get from the fires…I think it's reflective of just high rents.”

This story first appeared on The LA Local.

Since 1977, Richard Santillan has been to every Opening Day game at Dodger Stadium. 

“The tradition goes from my father, to me, to my children and grandchildren. Some of my best memories are with my father and children here at Dodger Stadium,” Santillan told The LA Local, smiling under the shade of palm trees near the entrance to the ballpark Wednesday morning. He was there to protest the team less than 24 hours before Opening Day.

Santillan, like countless other loyal Dodgers fans, is grappling with his fan identity over the team’s decision to accept an invitation to the White House and owner Mark Walter’s ties to ICE detention facilities.

More than 30 people joined Santillan on Wednesday morning for a press conference held near 1000 Vin Scully Drive to convey a message directly to the team. 

“We are demanding the Dodgers stop participating in funding of inhumane treatment of families and do not go to the White House to celebrate with the criminal in chief,” Evelyn Escatiola told the crowd. “Together, we have the power to make a change.”

Escatiola, a former dean of East Los Angeles College and longtime community organizer, urged fans to flex their economic power by “letting the Dodgers know that we do not support repression.”

Jorge “Coqui” Rodriguez, a lifelong Dodgers fan, spoke to the crowd and called on Dodgers ownership to divest from immigration detention centers owned and operated by GEO Group and CoreCivic.

Jorge Coqui H Rodriguez speaks at a press conference outside Dodger Stadium on March 25, 2026, to demand the Dodgers not to visit the White House following their 2025 World Series win.

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J.W. Hendricks

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In a phone interview a day before the protest, Rodriguez told The LA Local he did not want the Dodgers using his “cheve” or beer money to fund detention centers. 

“They can’t take our parking money, our cacahuate money, our cheve money, our Dodger Dog money and invest those funds into corporations that are imprisoning people. It’s wrong,” Rodriguez said. 

Rodriguez considers the Dodgers one of the most racially diverse teams and said the players need to support fans at a time when heightened immigration enforcement has become more common across L.A.

The team’s 2025’s visit to the White House drew ire from the largely Latino fan base, citing the Trump administration’s ongoing attacks on immigrants. 

In June, the team came under further scrutiny when rumors swirled online that federal immigration agents were using the stadium’s parking, which immigration authorities later denied in statements posted on social media accounts.

The team again came under fire after not releasing a statement on the impacts of ICE raids on its mostly Latino fan base at the height of immigration enforcement last summer. The team later agreed to invest $1 million to support families affected by immigration enforcement.

When he learned the Dodgers were pledging only $1 million to families in need, Rodriguez called the amount a  “slap in the face.” 

“These guys just bought the Lakers for billions of dollars and they give a million dollars to fight for legal services? That’s a joke,” Rodriguez said. “They need to have a moral backbone and not be investing in those companies.”

According to reporting from the Los Angeles Times, former Dodgers pitcher Clayton Kershawsaid last week that he is looking forward to the trip.

“I went when President [Joe] Biden was in office. I’m going to go when President [Donald] Trump is in office,” Kershaw said. “To me, it’s just about getting to go to the White House. You don’t get that opportunity every day, so I’m excited to go.”

The Dodgers have yet to announce when their planned visit will take place. 

Santillan sometimes laments his decision to give up his season tickets in protest of the team. His connection to the stadium and the memories he has made there with family and friends will last a lifetime, he said. On Thursday, he will uphold his tradition and be there for the first pitch of the season, but with a heavy heart.

“It’s a family tradition, but the Dodgers have a lot of work to do,” he said.

A local favorite mom-and-pop bookshop in Eagle Rock is facing displacement due to a steep rent hike. The owners say theirs is just one of several small businesses along Eagle Rock Boulevard struggling to keep up with lease increases.

Over the past 19 years, many in the neighborhood have come to love READ Books for its eclectic collection of used titles and shop dog Florence.

Co-owner Jeremy Kaplan said it’s been a delight to grow with the community over the years.

“Like seeing kids come back in, who were in grade school and now they’re in college,” Kaplan said.

But the building where Kaplan and wife Debbie rent was recently sold, and the rent increased by more than 130% to $2,805 a month, Kaplan said. He told LAist it was an increase his small business simply could not absorb.

Kaplan said he originally was given 30 days notice of the rent increase. After some research, assistance from Councilmember Ysabel Jurado’s office and some pro-bono legal help, Kaplan said he pushed back and got the 90-day notice he’s afforded by state law.

California Senate Bill 1103 requires landlords to give businesses with five or less employees 90 days’ notice for rent increases exceeding 10%, among other protections.

Systems Real Estate, the property management company, did not immediately respond to LAist’s request for comment.

What can small businesses do? 

Nadia Segura, directing attorney of the Small Business Program at pro bono legal aid non-profit Bet Tzedek said California law does not currently allow for rent control for commercial tenancies.

Outside of the protections under SB 1103, Segura said small businesses like READ Books don’t have much other recourse. And even then, commercial landlords are not required to inform their tenants of their protections under the law.

“There’s still a lot of people that don’t know about SB 1103. And then it’s very sad that they tell them they have these rent increases and within a month they have to leave,” Segura said.

She said her group is seeing steep rent hikes like this for commercial tenants across the city.

“We are seeing this even more with the World Cup coming up, the Olympics coming up. And I will say it was very sad to see that also after the wildfires,” Segura said.

Part of Bet Tzedek’s ongoing work is to advocate for small businesses, working with landlords who are increasing rents to see if they are willing to give business owners longer leases that lock in rents.

What’s next 

After READ Books posted about their situation on social media, commenters chimed in to express their outrage and love for the little shop.

While he looks for a new spot, Kaplan says he’s forming a coalition of local businesses and activist groups to see what can be done to help other small businesses facing similar displacement. He wants to address the displacement issue for businesses like his, which have made Eagle Rock the distinctive neighborhood that it is today.

Owl Talk, a longtime Eagle Rock staple selling clothing and accessories in a unit in the same building as READ Books, is facing a “more than double” rent increase, according to a post on their Instagram account.

Kaplan said he’s been in touch with the office of state Assemblywoman Jessica Caloza and wants to explore the possibility of introducing legislation to set up protections for small businesses like his, including rent-control measures or a vacancy tax for landlords. Kaplan said he also reached out to the office of state Sen. Maria Durazo.

By his count, Kaplan said there are about a dozen businesses within surrounding blocks that are at risk of closing their doors or have shuttered due to rent increases or other struggles.

When READ Books was founded during the Great Recession, Kaplan said he knew it was a longshot to open a bookstore at the same time so many were struggling to stay in business.

“It was kind of interesting to be doing something that neighborhoods needed. That was important to me growing up, that was important to my children, that was important to my wife growing up,” Kaplan said.

“And then somebody comes in and says, ‘We’re gonna over double your rent.”

Topline:

Frozen budget: Most of the city’s Bureau of Street Lighting budget comes from an assessment that people who own property illuminated by lights pay on their county property tax bill. The amount people pay depends on the kind of property they own and how much they benefit from lighting. A typical single-family home currently pays $53 annually, and in total, the assessments bring in about $45 million annually for the city to repair and maintain streetlights. Changing the amount the Bureau of Street Lighting gets from the assessment requires a vote among property owners who benefit from the lights.

Ballots: L.A. City Council’s vote gives city staff the green light to prepare and send out those ballots. Miguel Sangalang, who oversees the bureau, said at a committee meeting earlier this month that he expects to send out ballots by April 17. Notices about the ballots will be sent out prior to the ballots themselves.

Near unanimous vote: L.A. City Councilmember Monica Rodriguez was the only “No” vote Tuesday, saying she wanted to see a more current strategic plan for the bureau. Sangalang said the bureau developed a plan in 2022 that lays out how money will be spent. Councilmember Imelda Padilla was absent for the vote.

Vote count: Votes will be weighted according to the assessment amount. Basically, the more you’re asked to pay yearly to maintain streetlights, the more your vote will count. Ballots received before June 2 will be tabulated by the L.A. City Clerk.

How much more money: According to a report, the amount needed in assessments from property owners to meet the repair and maintenance needs of the city’s streetlighting in the next fiscal year is nearly $112 million.

Use of the money: Sangalang said at a March 11 committee meeting that the extra funds would be used to double the number of staff to handle repairs and procure solar streetlights, which don’t face the threat of copper wire theft. That would all potentially reduce the time it takes to repair simple fixes down to a week. Currently, city residents wait for months to see broken streetlights repaired. The assessment would come with a three-year auditing mechanism.