The Brief

The Los Angeles city council voted Tuesday to let landlords increase rents in the city’s rent-controlled apartments up to 6% for the first time since March 2020.

The proposal will allow rent hikes of 4% beginning on Feb. 1 with additional 2% increases permitted for landlords who cover their tenants’ gas and electricity costs.

The 10-2 decision came after fierce debate among council members, caught between pleas from tenants to keep low-income residents housed by continuing the pandemic-era ban on rent hikes and demands from landlords to end a nearly four-year rent freeze that blocked increased maintenance costs from being passed on to renters.

If the council hadn’t taken action, the city’s existing rules would have allowed landlords with rent-controlled properties to increase rents by 7% to 9% starting on Feb. 1.

Councilmember Eunisses Hernandez, who voted in support of the lower limits, said, “If we increase rent, people are going to get evicted, and we’re not going to stop this eviction-to-homelessness pipeline.”

Traci Park, one of the council members who voted against lowering the rent increases allowed on Feb. 1, said, “We’ve already asked an awful lot of our mom-and-pop landlords, and I just can’t imagine how much more we’re going to continue to expect them to give.”

Councilmember John Lee joined Park in voting no. Councilmembers Paul Krekorian and Curren Price recused themselves from the vote because they are landlords. Councilmember Katy Yaroslavksy was absent from the vote.

The proposal will now move to the city attorney’s office for drafting and return to the council for another vote before it is finalized.

The backstory to L.A.’s rent freeze

By the time increases resume in February, L.A. will have banned rent hikes in most of the city’s apartments for just shy of four years, far longer than other parts of the country.

The ongoing rent freeze started when COVID-19 public health restrictions first began. City lawmakers saw the ban as a way to protect renters facing financial and personal hardships caused by the pandemic.

The policy applies to nearly 600,000 apartments covered by the city’s rent control law, which generally includes apartment buildings built before October 1978. These older buildings make up nearly three-quarters of the city’s apartment stock. Newer buildings are subject to state law, which currently allows rent increases in L.A. and Orange counties of up to 8.8% annually.

The city’s rent freeze has helped many L.A. tenants — who tend to pay rents that exceed 30% of their income — balance their household budgets during a period when inflation surged. Housing researchers say even small rent increases have been shown to increase homelessness among the lowest-income renters.

The ongoing ban on rent hikes has enraged many of the city’s landlords, who think it should have ended years ago. They’ve long said that rising utility and maintenance costs, coupled with the inability to raise rents, have created financial hardships.

How the council came to this decision 

Last month, councilmembers Hugo Soto-Martinez and Eunisses Hernandez moved to extend the rent freeze until August 2024. Landlords quickly mobilized to strike down that proposal.

Councilmember Bob Blumenfield instead suggested allowing rent hikes to return on Feb. 1 as planned, but at increases of 4% to 6%. His proposal cleared the council’s housing committee, but a vote scheduled last week in the full city council was delayed in his absence.

During Tuesday’s meeting, council members proposed dueling amendments to alter the rules on rent hikes moving forward.

• Councilmember Tim McOsker moved to allow small landlords with 12 units or fewer to raise rents 7% to 9%, while preserving the lower 4% to 6% limit for larger landlords. 
• Councilmember Eunisses Hernandez moved to keep the 4% limit in place for all landlords, with no additional 2% for landlords who cover utilities. 

Neither amendment received enough votes to pass.

Landlords say repairs will have to wait

Landlords were happy to see the six-month rent freeze extension rejected, but many had hoped for higher allowable increases.

Daniel Bleiberg with L.A. property management company G-B Investment Services said that by not allowing landlords to keep up with rising costs for years through modest rent increases, city leaders have worked against their own affordable housing goals.

“Rental property needs to be a viable business or it’s only going to get worse,” Bleiberg said, adding that some owners have already asked him if they’d be better off selling their property to a developer. “The more [city council members] don't make it a viable business, they're just going to lose more and more of this housing.”

Geza Tokes owns and manages 18 rent-controlled apartments in the city of L.A.

“When the rent freeze started, we had no problem with that,” Tokes said. “It was shaky times and it made sense.”

But Tokes questioned the city’s decision to keep the ban on rent hikes in place for years. He said stagnant rents make it difficult to keep up with rising maintenance costs for gardening, pest control and plumbing. Until the rent freeze lifts in February, he said larger repairs are on hold.

“I’ve got to put a roof on a property in Echo Park — it's $14,000,” Tokes said. “Last winter's rains got us. It's leaking, and we put a Band-Aid on that … I want to take the roof off and get permits and do it legit. But I can't throw $14,000 down right now.”

Tenants say they’re already living on the edge

Many tenants say they can’t afford to see L.A.’s already high rents climb even higher.

Studio City renter Cindy Sanders said, as a retiree, Social Security is her main source of income, and there isn’t much left after she pays rent. She said an increase of up to 6% could spell the difference between staying in her apartment of nearly 30 years, or having to move out.

“With Social Security raises not being high … it's going to really have an effect,” Sanders said. She said she could not afford a similarly sized apartment in L.A. if she’s forced to move.

Delia Cardona said most of her income from cleaning homes and offices goes straight to rent for the Koreatown studio apartment she shares with her two sons. With her budget already strained, she said any increase will force her to cut back on basic necessities.

“Obviously it would affect me and make it harder to buy food and pay my bills,” Cardona said through a Spanish interpreter. She has organized with the Los Angeles Tenants Union to advocate for continuing the city’s rent freeze.

What comes next 

Now, city officials will have to spread the word about the new rent increase rules. The L.A. Housing Department has already told landlords that rent increases of 7% to 9% will be allowed on Feb. 1. Officials will now have to contact them again to note the change to lower limits.

During the pandemic, tenants experienced confusion over the rent freeze, as well as a lack of compliance from some landlords. By early 2023, illegal rent increase complaints had eclipsed pre-pandemic levels. Some tenants also reported that “discount” rent clauses buried in their leases allowed landlords to pass on large rent increases.

With allowable increases of up to 6%, the city of L.A. will have some of the highest permissible rent hikes among all of the cities in Southern California that have local rent control. Santa Monica, West Hollywood and Santa Ana have all set allowable increases below 3%. The L.A. County Board of Supervisors voted last week to approve allowable rent increases of up to 4% in rent-controlled housing starting next year in unincorporated areas.

The Japanese American National Museum announced today it will reopen in January after a two-year, $25 million overhaul of the country’s largest museum dedicated to the Japanese American experience.

The museum in L.A.’s Little Tokyo is reshaping its galleries and expanding its signature exhibition to include more perspectives and connections between Japanese American history and current debates over race, immigration and democracy.

The new exhibition at JANM features A.I.-assisted avatars of Japanese American survivors of incarceration.

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Courtesy of Japanese American National Museum

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“We want to tell the story in a way that is more expansive and that other immigrants, communities can see their own story reflected,” said Ann Burroughs, the museum’s president and CEO.

That effort to tie history to the present comes as JANM itself has faced political pressure, with the museum losing federal funding amid Trump administration cuts.

From the outside, visitors returning to the museum, which has been closed since January 2024, will recognize its modern, minimalist exterior. Once they step through the doors, though, the experience will be vastly different.

The biggest change will be the installation of a 9,200-square-foot permanent exhibition occupying nearly all of the museum’s first floor — more than twice the space of the exhibition it replaces.

"Common Ground," which opened in 1999, covered Japanese American history from migration to the U.S. in the 1800s to the passage of a federal law — the Civil Liberties Act of 1988 — that formally apologized for the incarceration of Japanese Americans during World War II and provided $20,000 in reparations to surviving detainees.

The new exhibition, called "In the Future We Call Now: Realities of Racism, Forging Democracy," will include more recent history, such as Japanese American support for reparations for Black Americans and vocal opposition to the Islamophobia that swelled after 9/11. It will also cover the Japanese American response to ICE detention and incarceration of migrant children, drawing parallels to World War II camps.

Galleries have been reconfigured to include more recent history and more objects from the past, including kimonos owned by women from Japan, who immigrated to the U.S. in larger numbers starting in the turn of the 20th century.

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Courtesy of Japanese American National Museum

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It will also bring lesser-known perspectives to familiar history through telling the story of incarceration from “women and mothers” and those incarcerated at Tule Lake, the camp in Northern California where Japanese Americans labeled as disloyal by the U.S. government were isolated during World War II.

“JANM hadn’t told that story before,” Burroughs said. “You can’t draw those parallels of what’s happening now if you don’t talk about the camps and if you don’t talk about Tule Lake.”

The new exhibition will also lean more heavily into audiovisual storytelling, using technology and archival media to make the history feel more immediate.

The interactive “StoryFiles” incorporate AI so visitors can pose questions to digital avatars of incarceration survivors like the actor George Takei.

Burroughs stressed that the museum is not using generative AI, but drawing upon hours and hours of interviews in which subjects answered hundreds of questions.

The new exhibition will also draw deeply from JANM’s extensive collection of Japanese American home movies, including footage dating to the 1930s, and give visitors a window into everyday life before World War II.

Some of JANM’s best-known objects will be included in the new exhibition, like barracks from the Heart Mountain incarceration camp in Wyoming and a model of Manzanar in California’s remote Owens Valley, the first of the camps to be built.

The museum is also emphasizing everyday culture, with displays ranging from kimonos brought by Japanese immigrant women at the turn of the 20th century to rice cookers, and the worldwide reach of Hello Kitty.

The Hirasaki National Resource Center has been relocated to the second floor and will showcase work from artists like Ruth Asawa and Isamu Noguchi.

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Courtesy of Japanese American National Museum

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The larger new exhibition was created without growing the museum's footprint through reconfiguring the building. For example, the museum’s Aratani Central Hall will take on a new role as the museum’s main entrance, with visitors entering through its sweeping curved glass wall and moving directly into the exhibition galleries. But Burroughs said the redesign will not come at the expense of the hall’s longtime function as a community space available to local nonprofits.

Upstairs, visitors will find reconfigured spaces including a new reading room filled with works and furnishings by Ruth Asawa and Isamu Noguchi. Behind the scenes, JANM has upgraded decades-old building systems such as its HVAC and elevators.

The museum overhaul was funded as part of a much larger $135 million fundraising campaign, Burroughs said. The rest of the campaign supports JANM’s operations and long-term financial stability, including about $56 million in endowment and board-designated reserves.

"You know, life is never secure in the nonprofit world or in the museum world," Burroughs said. "We have to do a lot more to build up our endowments. We just will keep going."

Public health officials are urging people to be wary of flea-borne typhus after a recent outbreak of the illness.

The outbreak in late July was centered in the Pico-Union neighborhood of Los Angeles. The L.A. County Department of Public Health said five people were hospitalized; all recovered.

The outbreak comes as typhus cases continue to tick up in L.A. County.

Cases have been increasing fairly steadily for more than a decade, but they nearly doubled over the last three years. The Public Health Department logged a record 220 cases in 2025, and officials say this year is on track to exceed that.

Public health officials say the increase is likely because human-animal interactions are also increasing. That could be due to human population expansions into areas with more animals, available food sources for wildlife in populated areas or more people owning pets.

The bacteria that causes typhus is transmitted from animals to humans through fleas.

Typhus can’t be passed from one human to another, and public health experts say the illness is completely treatable, especially if it’s caught early.

Outbreaks and how to prevent them

Most of the time, typhus cases are spread out across L.A. County. But sometimes, there’s a localized spread over a short period of time that turns into an outbreak.

Public health officials respond to a few of them in L.A. County each year.

Generally, outbreaks are triggered by high concentrations of host animals.

“Wherever these animals may be present or wherever they may be congregating, in those areas we can see an increase in the number of human infections,” said Dr. Aiman Halai with the L.A. County Department of Public Health.

The most common hosts for typhus are rats, opossums and free-roaming cats. When people or pets come in contact with host animals, they can pick up the infected fleas and bring them into homes, spreading them to other people and animals in the process.

Halai says a variety of factors can attract animals and lead to an outbreak, including overflowing dumpsters, overgrown vegetation or a well-meaning neighbor feeding local critters.

You can help prevent outbreaks by securing trash in bins, making sure food isn’t left outside, and ensuring pets are on up-to-date flea control medication. Cutting back overgrown vegetation and blocking off crawl spaces can eliminate places where animals can shelter in and around homes.

Halai also says it’s important not to feed wildlife.

Should you be worried?

Although public health experts are wary of the typhus uptick in L.A. County, the 220 cases recorded in 2025 in L.A. County are not overly concerning.

"That’s a very  low rate at the population level,” said Dr. Jeffrey Klausner, a professor of infectious diseases at USC’s Keck School of Medicine.

Typhus is an acute infection caused by bacteria known as Rickettsia typhi. Variations of the bacteria also cause other illnesses transmitted by fleas, ticks, lice and mites, including tick-borne Rocky Mountain Spotted Fever.

Doctors can test for typhus fairly easily, and it is treatable with antibiotics. Symptoms are similar to the flu, and can include fever, headaches, muscle aches and nausea. It can also cause rashes in some cases.

Most infections are mild, but they can cause hospitalization and, in rare cases, can be fatal.

Klausner said the concern is that testing for typhus is not always routine.

“The most important thing is that when patients come in to their doctor — and they have fever, they may have a rash, they may have headache, may have muscle or joint aches — that the doctor's thinking about potentially flea-borne infectious diseases because the treatment can be different,” Klausner said.

The best treatment for typhus is the antibiotic doxycycline. If a patient with typhus gets another type of antibiotic like penicillin or amoxicillin, the treatment may not be as successful.

According to Klausner, when presented with flu-like symptoms, it’s also a good idea for patients to tell their doctors if they’ve been around animals, spent time in an encampment or even just gone on a hike.

Topline:

Why it matters: The small amphibian is found in the grasslands of Southern California and the Central Valley. But habitat loss, urban sprawl and longer droughts have been threatening the species’ population in recent decades.

What the protections do: Now that the Western spadefoot is a candidate for permanent protections, any development project planned for Western spadefoot habitats will have to take the amphibians into account.

Some exceptions may apply: The commission did carve out exceptions for solar projects in the Central Valley. To take advantage of federal tax credit deadlines, some projects can continue to be built, as long as they protect breeding pools and curtail construction during the season when spadefoots are most active.

What conservationists say: Brendan Cummings, conservation director with the Center for Biological Diversity, said in Southern California the biggest threat to the Western spadefoot is not solar development: “It’s warehouses or data centers and road widenings and all manner of construction activities.”

What happens next: The California Department of Fish and Wildlife will conduct a year-long review to determine if the Western spadefoot should be permanently protected.