The Brief

Tenants in the city of Los Angeles could soon face eviction over unpaid rent from early in the COVID-19 pandemic.

So far, the city of L.A.’s COVID-19 regulations have given renters protections from eviction over pandemic debts. But rent was never canceled — only delayed. And landlords have long complained about financial hardships stemming from unpaid rent.

Now, tenants have until Tuesday, Aug. 1 to pay landlords all of the rent they missed between March 1, 2020 and Sept. 30, 2021. If they don’t pay those debts in full, they could face eviction.

“I am very worried about the deadline,” L.A. Mayor Karen Bass told LAist. “I'm concerned that we're going to have another spike in homelessness.”

In the interview with LAist, Bass deferred questions on actions the city will take to help renters before the deadline to the head of the city council’s housing committee, and the CEO of the Mayor’s Fund, a nonprofit aligned with the Bass administration’s housing goals.

The city has put funding toward programs that provide legal aid and limited rental assistance for tenants facing eviction. And the Mayor’s Fund is pledging to step up ongoing homelessness prevention efforts. But other funding through the city’s new “mansion tax” will not be available to tenants by the Tuesday deadline.

Eviction filings have already been rising across L.A. County for many months. And landlord advocates say more are coming after the pandemic rent debt protections go away.

“We're doing tons [of eviction cases] now, but there will be many new evictions that we have in the pipe to start on Aug. 2,” said prominent L.A.-area eviction attorney Dennis Block.

Block said the city’s COVID-19 restrictions have unfairly prevented many of his clients from taking action over debts that in many cases stretch back more than three years.

“When does it stop?” Block said. “And why is it the landlord's responsibility to be financially responsible for someone else's debt?”

Tenant advocates worry thousands of L.A. households — including those who applied to the state’s COVID-19 rent relief program but got caught in bureaucratic limbo and have yet to receive aid — could soon end up struggling to defend themselves in eviction court.

“There are still a lot of people, especially in the L.A. area, who are waiting on the government relief to pay off the debt to their landlords,” said Legal Aid Foundation of L.A. staff attorney Jonathan Jager. “They're not going to get the check before next week.”

For many renters, 'trying to rebuild is not easy'

Many tenants who struggled to pay rent in earlier phases of the pandemic are in the clear, because they applied for and received rent relief funding from the state. California’s $5.2 billion program to cover pandemic rent debts up to April 2022 delivered almost $1.4 billion to tenants just within the city of L.A.

But other L.A. renters are still shouldering debts that in some cases run into the tens of thousands of dollars. According to recent U.S. Census Bureau survey data, about 339,000 households in the L.A. metro area have rent debt totaling close to $1.3 billion.

“The economic impacts definitely aren't over,” said Cesar Alvarez, a camera operator for documentary film and TV projects who has about $18,000 due on Tuesday. “We're still crawling out of holes. Trying to rebuild is not easy.”

Alvarez remembers the day in March 2020 when all his work suddenly disappeared.

“Everything dried up, all within less than 24 hours,” he said. “My phone wouldn't stop ringing. Emails were coming and talking about all projects being canceled until further notice.”

Cesar Alvarez stands outside his Highland Park bungalow. If he’s evicted over COVID-19 rent debt, he said, “There's no way I could afford Highland Park again.”

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After his income vanished, Alvarez informed the landlord of the Highland Park bungalow — where he has lived for the past seven years — that he would need to use the city’s protections allowing tenants to defer rent because of pandemic hardship.

He went to apply for rent relief, but by then work was picking up again, and he said the state’s website suggested he wasn’t eligible for assistance under the program’s income limits.

Alvarez is now back to regular work and paying his full rent. He adds a couple hundred extra dollars each month to chip away at his debt. But he said for tenants in his situation, repaying all of their past-due rent in one lump sum is impossible. He worries about what comes next.

“It's going to lead to a wave of massive evictions,” Alvarez predicted. “It's going to lead to a wave of massive homelessness. If you think it's bad now just give it three more months.”

Second repayment deadline is coming next year

The city’s rules give tenants with more recent pandemic rent debt additional time to pay back their landlords. Unpaid rents from Oct. 1, 2021 through Jan. 31, 2023 must be paid by Feb. 1, 2024. Other parts of L.A. County have different COVID-19 repayment rules.

For tenants still struggling to pay off rental debt, limited rental assistance is available to some living in the city through the city-funded StayHousedLA.org program.

In addition, the nonprofit Mayor’s Fund For Los Angeles recently launched a $6.5 million homelessness prevention effort called “We Are L.A.” that aims to give thousands of vulnerable tenants legal assistance and get them signed up for health care, food and other public aid programs.

Mayors Fund leaders said the program does not directly pay down COVID-19 rent debt, but it has already connected more than 10,000 tenants with caseworkers who know how to buy renters more time in legal proceedings to find solutions.

“It's another way that, at very low cost and very efficiently, the whole outreach and case management process can help avoid evictions,” said Conway Collis, chief executive officer of the Mayor’s Fund.

But other funding that could be used to clear tenants’ remaining COVID-19 debts won’t be available by the Tuesday deadline.

The city’s housing department expects to help about 3,000 households with about $20 million in emergency rental assistance during the first year of funding from Measure ULA, the voter-approved tax on property sales valued at $5 million or more. That funding could cover up to six months of back rent for eligible tenants. But the portal to apply for that funding will not be online before Tuesday’s repayment deadline.

Existing ULA tax revenue has been lower than expected. Supporters of the ballot initiative originally projected it would raise up to $1.1 billion per year. But wealthy homeowners scrambled to sell their properties before the tax took effect on April 1, and only about $38 million in revenue has been raised so far. The measure also faces legal challenges that could put funding in jeopardy.

City lawmakers are restricted under state law from pushing back the Tuesday repayment deadline. But tenant advocates say city leaders could have done more to deliver rent relief ahead of time in order to stop evictions over pandemic debt.

“They had years of time to do something like set up a local rental assistance program to help tenants pay off these debts that were not covered by the state rental assistance program, or to look at other potential ways of mitigating the harm of having all of this due on the same day,” said Jager with the Legal Aid Foundation.

Tenants rally to call for relief

Tenants like Julia Orozco fear they could soon slip into homelessness. As a street vendor, Orozco saw her income evaporate during the pandemic. She isn’t earning enough to cover the approximately $5,000 in debt coming due on Tuesday.

Orozco attended a rally this week outside the Stanley Mosk Courthouse in downtown L.A. She and other tenants called on L.A. leaders to stop the rising number of eviction filings across the city.

Speaking in Spanish, Orozco said, “It affects me a lot because my daughter asks me every day if we are going to sleep at home or if we are going to sleep on the street.”

Julia Orozco brought her daughter to a rally where tenants called on city leaders to address evictions over COVID-19 rent debt.

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Councilmember Nithya Raman, chair of the L.A. city council’s housing committee, said she has been working with the mayor’s office and the city’s housing department to coordinate efforts around the looming deadline. She said new renter protections passed by the council earlier this year, as well as the city’s existing Eviction Defense Program, could help many tenants.

"My hope is that the impending Aug. 1 rent debt repayment deadline actually pushes us to reshape and transform our current system into one that proactively supports vulnerable tenants to stay housed, not just at this moment but over the long term,” Raman said in a written statement.

But local landlords say their patience is wearing thin.

“Renters should have known this day was coming,” said Daniel Yukelson, executive director of The Apartment Association of Greater Los Angeles. “If a renter has not made at least some attempts to pay down some of this rental debt these past three years, there’s a strong likelihood that they're not going to be able to make a lump sum payment when the due date comes.”

Yukelson said most landlords in the city are not hopeful about recovering unpaid debts. As for eviction, he said going to court for many landlords is a last resort. He said in some cases, tenants who followed all of the city’s requirements for notifying landlords about COVID-19 hardships each month may not be subject to eviction, only debt collection.

What to do if you're at risk of eviction

The mayor’s office, in conjunction with Raman’s office, released a list of resources available to tenants on Thursday. They recommended tenants at risk of eviction reach out to the city’s housing department through appointment-only public counters or by calling 866-557-7368. They also encouraged tenants to contact their local councilmembers and sign up for tenant rights workshops put on by StayHousedLA.org.

Five news reporters and two members of the military who were invited to an event at Vandenberg Space Force Base in California were briefly detained at gunpoint by security officers who thought they were gate crashers, according to local news reports.

The incident happened Monday ahead of an invitation-only groundbreaking for a new training facility for missile operators at the federal airfield near Santa Barbara, Calif. Reporters from Noozhawk and KEYT were among those detained, and both outlets published articles detailing the detainment.

In a statement to Noozhawk, a Space Launch Delta 30 Public Affairs spokesperson called the incident a breakdown in communication.

“Vandenberg Space Force Base is experiencing an increased number of unauthorized entry attempts,” the statement said. “Every potential unauthorized presence must be treated as a legitimate threat until proven otherwise. While we recognize this may have been unsettling, the security of the base and its personnel is our priority.”

The reporters and military members were part of a convoy being escorted onto the base by uniformed public affairs staff in a government minivan when they were suddenly ordered out of their vehicles with their hands up, according to news reports.

Officers pointed guns, sirens were sounded and barricades went up at the gate entrance, KEYT reported.

The two military members assigned to the base — one enlisted and one a junior officer — were handcuffed and placed in base vehicles, while the civilians were ordered to sit on a curb, Noozhawk reported.

The reporters for outlets also including KSBY-TV and the Santa Maria Times/Lompoc Record were held for more than 30 minutes, causing them to miss the event. All were let go without further incident.

“We respect the military’s need to provide security for the base,” Tom Bolton, Noozhawk’s editor in chief, said in a statement Wednesday. “But clearly what occurred was unfortunate and unnecessary, and potentially dangerous, as firearms were drawn.”

Bolton said he hopes to have a conversation with base leadership later this week to review what happened in the hopes of preventing a similar occurrence in the future.

As severe wildfires burn across the Western U.S., California has adopted the toughest rules in the country to help protect communities from burning. Homeowners in wildfire-prone areas will be required to limit plants within five feet of their house, a protective measure that wildfire experts say can help prevent homes from igniting.
Research shows that dry, dense vegetation around buildings can cause wildfires to spread. In extreme conditions, high winds carry a deluge of tiny, burning embers far beyond the fire itself. When those embers get caught in vegetation, they can ignite, spreading flames to nearby buildings and homes.
Wednesday's vote by the California Board of Forestry and Fire Protection comes after years of debate and delays. The state originally considered rules that would have restricted all vegetation within five feet of a house, aside from well-maintained trees. That generated pushback from some communities, concerned about losing greenery in their gardens and the cost of yard maintenance.
California regulators ultimately struck a compromise about plants allowed within the five-foot zone, known as Zone Zero. Lawns, flowers and non-woody plants up to 18 inches tall will be allowed, unless they are located directly under the roofline of a house. Trees will be allowed, though branches must be trimmed five feet away from a structure. The rules will apply to new construction right away, but will be phased in for existing structures, affecting almost 2 million homes in high-risk areas.

State regulators say the rules reflect the new reality of more extreme wildfires, driven in part by rising temperatures from climate change. More than 57,000 homes and buildings have been destroyed in California in the last decade, according to state regulators.

"California's faced an existential crisis that has affected our health, that has affected our finances related to our ability to buy and sell homes, to insure homes and has put us in a very precarious place," testified Yana Valachovic of the University of California Cooperative Extension at Wednesday's hearing, who also advised the state on the new rules.

Growing tensions across Western states

California's debate reflects growing tensions across the Western U.S. about how communities should prepare for wildfires. Wildfire experts warn even fires that start in open, wildland areas can quickly become urban fires, destroying thousands of homes in neighborhoods that residents never thought were at risk, like in the 2025 Los Angeles fires. This summer, more than 800 homes were destroyed in Spokane, Wash., by three wildfires that burned through dense neighborhoods.
Across several states, homeowners in public meetings have said wildfire regulations threaten private property rights, reduce urban wildlife habitat and require costly maintenance.
"You are about to approve a set of regulations that will cost millions of California homeowners tens of billions of dollars," testified Dave Lefkowitz, president of the Mandeville Canyon Association, a community group in the Los Angeles hills. "The math is insuperable."

Vegetation management rules were recently defeated in both Oregon and Washington after strong public pushback, including misinformation that spread online. Some community groups wanted regulators to wait for more scientific research on wildfire spread.

Research shows plants can increase risk

In experiments, researchers have shown that even green plants can ignite in the dry, windy conditions of an extreme wildfire. Analyses of past California wildfires have also shown that homes with vegetation predominantly within 6 feet of the exterior walls were at higher risk of being lost. Managing vegetation also creates "defensible space" for firefighters, providing better access for defending a structure.

California has long been at the forefront of wildfire policy, pioneering regulations that other states have adopted. For almost 20 years, California's wildfire building codes have required homes to use fire-resistant materials for construction. A handful of other states recently adopted similar codes. Research shows that while there are no guarantees a house will survive a fire, protections are strongest when homeowners address both building materials and vegetation. Even in some of the most severe wildfires in recent years, some homes made it through.
California regulators say the widespread regulations are needed because voluntary measures don't provide enough protection. Communities are safest when all homeowners comply, since one home with dense, dry vegetation can spread fire to its neighbors. Insurance companies in California are also required to provide discounts to homeowners that make their homes more fire-resistant.

New rules depend on inspections

While California's new rules provide more flexibility for homeowners, some wildfire experts say they don't go far enough, given that any combustible material next to a house could pose a risk. The new vegetation rules will be enforced by local fire departments and state agencies that do home inspections every year. Those inspectors will bear the brunt of educating homeowners and ensuring compliance.
"I want the board to understand what this compromise asks of local inspection programs," Todd Lando of the Central Marin Fire Department testified at the hearing. "A clean Zone Zero is a five-minute inspection with one question: Is anything combustible within five feet? Easy for the homeowner to understand and take action on." Lando says the new rules will involve more conditional judgements by inspectors, opening up debate with homeowners that could affect compliance.

California regulators say inspectors will focus on educating homeowners at first, before compliance becomes mandatory. For existing homes, the new vegetation rules will go into effect in 2029 at the earliest.

Copyright 2026 NPR

Clemente Larraín, a doctoral student from Chile, chose his program at UCLA because it offered subsidized childcare on campus. His young daughter was enrolled for free, giving him the peace of mind to focus on his studies.

Now, the university has thrown a wrench in those plans.

In an email to families enrolled in UCLA’s Early Care and Education program, Darnell Hunt, executive vice chancellor and provost, announced two university-run childcare centers will close at the end of the 2026-27 academic year because the university has determined “the program is not sustainable.”

“ For international students, this is the worst news because we don't have networks here," Larraín said. "We don't have family. Some of us have some friends, but not too close to just trusting them to our kids.”

He earns around $3,000 a month working on campus, which he said barely covers his rent, forcing the family to dig into savings. Meanwhile, his wife is waiting for a work permit so she can start to bring in additional income.

Having to find full time care for their daughter is causing immense stress.

“ This obviously changed radically the experience of the graduate students with family at UCLA,” Larraín said.

Limited childcare options for parents

The announcement comes as a changing landscape is making it harder for parents to find childcare across California. A new report by the Center for the Study of Child Care Employment at UC Berkeley found that the rollout of a new grade for 4-year-olds in the state’s public schools is having unintended consequences for childcare businesses. Those businesses have typically cared for children 5 and under but are now losing more children to transitional kindergarten.

Between 2019 and 2025, about 1,100 preschools have closed across California.

Evyn Lê Espiritu Gandhi, an associate professor of Asian American studies at UCLA, has two children enrolled in a UCLA-run childcare center, which she said costs her around $6,000 a month — and that’s at a subsidized rate.

“Having a high-quality, safe, reliable childcare option for my children just allows me to do my job as a UCLA professor, which includes research and publishing, but also teaching and mentorship of undergraduate and graduate students,” Gandhi said. “I'm really not sure how I'll be able to do that job if I don't have adequate childcare next year.”

Gandhi said the only alternative she has for her daughter is Bright Horizons Westwood, which is part of a large chain of childcare facilities across the U.S.

“ But to be honest it doesn't have as good of a kind of teacher-child ratio as [UCLA's Early Care and Education] does, and it has a super long wait list,” she said.

LAist has reached out to the childcare facility to ask about its waitlist, teacher-child ratio and rates.

Earlier this year, Gandhi said, tuition at UCLA’s Early Care and Education program increased by 4%, Gandhi said. At the time, UCLA also announced it would eliminate “all food program services (which includes all meals, baby formula and food, milk and snacks), discontinuing support for diapers and formula, not backfilling vacant positions, and other cost reducing measures.”

After families protested, the university backed down.

‘Disconnected from its mission’

Yvonne Yang, an assistant clinical professor at UCLA in psychiatry, called it "callous and heartless," even "cruel" that the university decided to close down the childcare centers.

“It means to me that the university has completely become disconnected from its mission and basically lost its soul and is focusing only on profits,” said Yang, who is also a physician and researcher at the West Los Angeles VA Medical Center.

Yang said she’s now competing with all the families enrolled in the UCLA program for the limited childcare options available on the west side.

 ”When our kids were young and still breastfeeding, moms are welcome to just walk up to the daycare and to feed our kids during the workday, which is so much better than having to pump,” she said. “It's just a way of maintaining that connection with your kids so early in that transition.”

Having the childcare center on campus allowed her to integrate having a family life and being a professor, she said.