After more than a year of study, no vote scheduled
David Wagner
covers housing in Southern California, a place where the lack of affordable housing contributes to homelessness.
Published June 6, 2025 12:51 PM
Cristina Campos has kept paperwork related to her apartment of 23 years.
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David Wagner
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LAist
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Topline:
Rent gobbles up more than 30% of income for most tenants in the city of Los Angeles, putting 59% of L.A. renters in the federal government’s “cost-burdened” category. In a few weeks, many of those tenants could see their rent rise again.
The details: New rent caps are scheduled to take effect on July 1 for apartments covered by L.A. rent control. Increases could be as high as 5% — unless the L.A. City Council acts quickly on a pending proposal that would lower rent caps to 2%.
The backstory: It’s been more than one year since an independent rent control study was submitted to the city, recommending changes that would reduce annual rent hikes. But so far, no council votes have been scheduled.
Read on … to learn why this debate has proven so contentious, and what could happen next.
Rent gobbles up more than 30% of income for most tenants in the city of Los Angeles, putting 59% of L.A. renters in the federal government’s “cost-burdened” category. In a few weeks, many of those tenants could see their rent rise again.
New rent caps are scheduled to take effect next month for apartments covered by L.A. rent control. Increases could be as high as 5% — unless the City Council acts quickly on a pending proposal that would lower rent caps to 2%.
It’s been more than one year since an independent rent control study was submitted to the city, recommending changes that would reduce annual rent hikes. But so far, no council votes have been scheduled.
Tenant advocates say they’re frustrated by the delays on updating a formula that is now more than 40 years old.
“Other things have been prioritized, with the wildfires ... and the budget crisis,” said Pablo Estupiñan, a coordinator with the Keep L.A. Housed coalition. “There's a lack of commitment from council offices on moving forward.”
The report was commissioned by the City Council in 2023. It was submitted to the city in May 2024 by the Economic Roundtable, a local nonprofit research group. LAist made the study public after obtaining it through a public records request.
The 193-page report highlighted provisions in L.A.’s Rent Stabilization Ordinance that have benefited landlords at the expense of tenants. Based on the report’s findings, the L.A. Housing Department issued recommendations that — if passed — would lower allowable rent increases to 2% starting July 1.
A politically charged debate
A spokesperson for Councilmember Nithya Raman, chair of the council’s Housing Committee, said her office is working to schedule a vote this month on updating the rent control rules. But it’s unclear if the full council can pass an overhaul before council members begin their four-week summer recess on July 2.
Throughout this process, landlords have urged elected leaders to not further limit their ability to offset rising costs of property ownership.
The city "is creating a stifling environment,” said Fred Sutton, spokesperson for the California Apartment Association. “You had a four-year rent freeze. You had eviction moratoriums under COVID... The City Council is continuously sending signals to the entire world that it is not a safe place to do business.”
There were significant challenges for L.A. landlords during the pandemic, according to the Economic Roundtable report. Local restrictions on rent hikes and evictions for non-payment of rent came at a time when building maintenance, utility and insurance costs were rising faster than inflation.
Listen
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New LA rent hikes are coming in weeks. Why are rent control reforms still on hold at City Hall?
Coupled with broad economic pressures, the city’s policies have convinced some landlords to leave the L.A. rental market. Bruce Painton told LAist that after owning a 33-unit rent-controlled apartment building for 11 years, he recently sold.
“Some months I had no income — it was all expenses,” Painton said of his experience during the pandemic. He said he now plans to buy real estate in Texas.
“They don't have all the fees and problems that we have in Los Angeles,” Painton said.
Will the City Council be able to vote on the new rent control rules before their summer recess begins?
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Makenna Sievertson
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LAist
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Balancing landlord and tenant interests
The Economic Roundtable report found that many landlords were able to absorb the shock of the pandemic because of turnover rates in rent-controlled apartments. About 40% of units became vacant between 2020 and January 2023. Under the city’s rent control rules, landlords are allowed to raise rents to higher, market rates when new tenants move in.
On the other side of the equation, the report found a significant number of L.A. renters are living on a financial knife’s edge. About 1-in-10 L.A. tenants are spending more than 90% of their income on rent alone.
Council members have been hearing from tenants like Cristina Campos, who told LAist she can’t afford the city’s current annual increases. She and her husband have lived for 23 years in a rent-controlled South L.A. apartment, where they raised two children who are now in college.
Campos said she already struggles to pay rent, and other units in their neighborhood are now renting at cost far out of her family’s reach.
“I always say, I don't want to go live with my neighbors under the bridge,” Campos said, speaking in Spanish. “But I might have to leave the unit if they keep raising the rents so high.”
Cristina Campos has joined organizers with the Alliance of Californians for Community Empowerment to call for lower rent control caps in L.A.
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David Wagner
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LAist
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Other tenant protections have stalled
The L.A. City Council passed some of the longest-lasting tenant protections in the nation during the COVID-19 pandemic. But recently, votes affecting tenants and landlords have become more politically fraught inside City Hall.
A proposal to temporarily freeze rents and limit evictions after the Palisades and Eaton fires failed after weeks of heated debate in council chambers. Similar protections were instead enacted by the L.A. County Board of Supervisors.
Dan Flaming, co-author of the Economic Roundtable report, said rent control policies are technically complex and politically charged. The issue directly pits the interests of landlords against those of renters, he said.
“It's contentious,” Flaming said. “It’s challenging for the council to parse this and enact changes to the status quo.”
How rent control currently works in L.A.
Rent control in L.A. generally applies to apartments built before October 1978. Those older units make up about 70% of all apartments in the city.
With about 64% of L.A. households renting rather than owning their homes, the city’s rent control policies play a huge role in housing affordability for hundreds of thousands of families.
Existing tenants in rent-controlled units can only have their rent raised by a set percentage each year. The limits change every year, ranging from 3% to 8%, depending on how high inflation is running in the L.A. area.
Landlords who pay for a tenant’s gas and electricity can add another 1% for each utility they cover, bringing L.A.’s maximum allowable rent hike to 10%. That’s much higher than in most other Southern California cities with rent control policies.
By comparison, rent hikes are capped at 3% in Santa Monica and Santa Ana, and up to 5% for certain units in unincorporated L.A. County.
A "For Rent" sign hangs outside an apartment building in northeast Los Angeles.
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David Wagner
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LAist
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Where do council members stand?
LAist contacted all 15 City Council district offices to ask where council members stand on updates to L.A.'s rent control policies. Only three took a firm position.
Spokespeople for Councilmembers Hugo Soto-Martinez and Eunisses Hernandez said they support capping rent hikes at 3%, in line with demands from Keep L.A. Housed.
Councilmembers Imelda Padilla, John Lee, Ysabel Jurado and Tim McOsker did not take a clear stance on the issue. Neither did Council President Marqueece Harris-Dawson or Housing Committee Chair Raman.
A spokesperson for Councilmember Curren Price noted that he recuses himself from votes on the city’s rent control policies because he is a landlord.
The offices of Councilmembers Adrin Nazarian, Katy Yaroslavsky, Monica Rodriguez, Heather Hutt and Traci Park did not respond to multiple requests for comment.
Why this matters now
The lack of clarity from city leaders comes just weeks away from new rent caps taking effect, despite acknowledgements from L.A. housing officials that the formula used to determine those limits is out of step with other rent control policies across the state.
Increases of up to 3% are scheduled for July 1, with the utilities bump bringing the maximum rent hike to 5%. That’s slightly down from the 4% to 6% range last year, when inflation was higher.
The authors of the Economic Roundtable study identified L.A.’s 2% utilities surcharge as a policy heavily weighted in favor of landlords. Those extra annual rent increases are higher than the actual increased costs of providing gas and electric service each year, the study found. Over time, the increases can exceed landlords’ total cost of providing those utilities.
Building on the study’s findings, the L.A. Housing Department recommended doing away with the 2% utilities bump. Housing department officials also agreed with the study’s recommendation to base annual rent hikes on a different measure of inflation, one that measures rising consumer costs but excludes shelter from the equation.
The Keep L.A. Housed proposal would further lower annual rent increases. Under the L.A. Housing Department’s recommendations, landlords would get at least a 2% increase each year. But the tenant advocacy group wants to let the city’s allowable increases go as low as 0% in years with flat or negative inflation.
Keep L.A. Housed also wants to end the current 10% bump landlords are allowed to charge when tenants bring additional residents into their household. The Housing Department did not recommend eliminating the increase for additional occupants.
Tenant advocates and some city councilmembers rallied outside L.A. City Hall last year to call for lower increases in rent-controlled housing.
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David Wagner
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LAist
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Under proposals from both the L.A. Housing Department and Keep L.A. Housed, allowable rent increases would be 2% starting on July 1. If the council fails to act, rents will be allowed to rise between 3% and 5%.
Christina Boyar, an attorney with Public Counsel and a member of Keep L.A. Housed, said minor policy tweaks can greatly affect housing stability. Rent increases of an extra 1% or 2% each year compound over time, and can quickly outpace inflation and wage gains for many tenants.
“While it may seem like a small difference,” Boyar said, “that is hundreds of dollars for working families who are already struggling.”
Boyar pointed to a 2020 study from the U.S. Government Accountability Office that found a $100 increase in median rents is associated with a 9% increase in homelessness.
O.C. Japan Fest, corgi beach day, the grunions are back, a new play festival, a talk with Sen. Cory Booker and more of the best things to do this weekend.
Highlights:
Experience sakura season without leaving the area at the O.C. Japan Fair, featuring 250 vendors, craftspeople, food booths, art activities and more, all celebrating Japanese culture.
Check out readings of five new plays – all for free! – at the Play L.A. New Works Festival, put on by Stage Raw and the Greenway Arts Alliance along with a number of L.A. indie theater powerhouses.
Spend Friday night with New Jersey Senator Cory Booker, whose new book, Stand, tells stories from his political life that aim to share “actionable insights” to help preserve democracy in these challenging times.
I hope you had luck in securing the first round of LA28 Olympics tickets — and that you’re not still waiting for page refreshes this morning! We’ve got all the info on how to get your tickets and why you shouldn’t fret if it doesn’t work out on this first try.
LAist’s Mariana Dale went to Hollywood High School this week to see how students and teachers felt about Mitski bringing a concert to the historic space. Seems like no one was missing class since perfect attendance meant a shot at tickets.
No matter your music taste, there’s a show for you this weekend. It may not be the height of summer yet, but things will be heating up at the Hollywood Bowl as Ben Platt and Rachel Zegler reunite for their concert performance of Broadway hit The Last Five Years. Plus, Licorice Pizza recommends Mercury Prize-winning London rapper Dave at the Palladium, St. Paul & the Broken Bones are at the Belasco, Calum Scott plays the Wiltern, and there’s a really cool First Fridays night at the Natural History Museum with dub legend Adrian Sherwood. Saturday has pop trio LANY at the Intuit Dome, Lamb of God slaughtering the YouTube Theater, SoundCloud rapper Rich Amiri at the Fonda, post-hardcore band Hail the Sun at the Wiltern, pop sensation Nessa Barrett at the Masonic Lodge, and another rising pop star, Alexander Stewart, at Chinatown’s cool new venue, Pacific Electric.
Experience sakura season without leaving the area at the O.C. Japan Fair, featuring 250 vendors, craftspeople, food booths, art activities and more, all celebrating Japanese culture. From sake tastings to sushi-making workshops to musical performances and kimono try-ons, the annual event is one of the largest Japanese cultural fairs in California.
Play L.A. New Works Festival
April 3-4 Greenway Court Theatre 544 North Fairfax Ave., Mid-City COST: FREE, MORE INFO
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PLAY LA Festival
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Check out readings of five new plays — all for free! — at the Play L.A. New Works Festival, put on by Stage Raw and the Greenway Arts Alliance, along with a number of L.A. indie theater powerhouses. This year’s plays are Stonewall’s Bouncer by Louisa Hill, produced by The Victory Theatre; At Olduvai Gorge by India Kotis, produced by The Odyssey Theatre Company; Ghost Play by Mathew Scott Montgomery, produced by InHouse Theatre; The Incident by Rachel Borders, produced by The Road Theatre Ensemble; and Three Dates by Erica Wachs, produced by IAMA Theatre Company. Go see one, or go see them all!
SoCal Corgi Beach Day
Saturday, April 4, 10 a.m. to 3 p.m. 21351 California 1, Huntington Beach COST: FREE; MORE INFO
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Vlad D
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Unsplash
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Head to Huntington Beach for the cutest event of the year, the annual SoCal Corgi Beach Day. This year’s theme is "Tiki Beach Pawty," because of course it is. Honor Queen Elizabeth II’s favorite pets and spend the day at the beach with these short, stout, snuggly friends while they frolic and compete in events like — I am not making this up – Corgi Limbo.
Plaza Mexico Celebrates Easter
Sunday, April 5, 12:00 p.m. to 4 p.m. 3100 E. Imperial Highway, Lynwood COST: FREE; MORE INFO
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Plaza México
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You have your pick of Easter Bunny photo ops and egg hunts around town, and Plaza Mexico would be a great one with the family. Meet and take a picture with the Easter bunny, enjoy kids' arts & crafts, family activities, vendors and sweet treats.
Writers Bloc: Cory Booker
Friday, April 3, 7:30 p.m. John Adams Middle School (JAMS) Performing Arts Center 2425 16th St., Santa Monica COST: $33; MORE INFO
NEW YORK, NEW YORK - FEBRUARY 05: Senator Cory Booker attends PBS' "Black & Jewish America: An Interwoven History" Screening With Henry Louis Gates, Jr. And Conversation With Sen. Cory Booker at 92NY on February 05, 2026 in New York City. (Photo by Jamie McCarthy/Getty Images)
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Jamie McCarthy/Getty Images
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Getty Images North America
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Spend Friday night with New Jersey Senator Cory Booker, whose new book, Stand, tells stories from his political life that aim to share "actionable insights" to help preserve democracy in these challenging times. The conversation with Writers Bloc will be hosted by Sean Bailey, the former head of Walt Disney Studios Motion Picture Production for 14 years and the current CEO of the new multi-platform production company B5 Studios. The event is sold out, but there is a waitlist available.
Behind the Canvas — An Exclusive Art Talk with the Jurors of A Woman's Place: Framing the Future
Saturday, April 4, 11 a.m. Ebell of Los Angeles 741 S. Lucerne Blvd., Mid-Wilshire COST: FREE; MORE INFO
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The Ebell
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Have coffee and doughnuts with the curators of the Ebell’s Women’s History Month exhibit, "A Woman’s Place: Framing the Future." You can catch the show before it closes and see work from women artists exploring new interpretations of womanhood, feminism and art.
Grunion Run
Saturday, April 4, starting at 10:30 p.m. Venice Breakwater Ocean Front Walk, Venice COST: FREE; MORE INFO
Thousands of grunions on the shore.
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Courtesy of the Cabrillo Marine Aquarium
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I have lived in Venice for more than 20 years and never actually seen a grunion, despite efforts, but that doesn’t mean it’s not fun to see all your neighbors scouring the beach by moonlight on a Saturday night. The Venice Oceanarium folks always organize an educational tent with lessons on how these unique fish show up on our shores to reproduce, and maybe you’ll luck out and time it right this year.
She’s Auspicious
Saturday, April 4, 7 p.m. Broad Stage 1310 11th St., Santa Monica COST: FROM $40; MORE INFO
L.A. native Mythili Prakash takes the Tamil dance form Bharatanatyam to new heights as a choreographer and performer. Her short dance film Mollika, commissioned by Sadler’s Wells Digital Stage in London, was nominated for a 2025 National Dance Award for Best Short Dance Film. She’s Auspicious, her latest production, "blurs the line between goddess and woman, exploring the dichotomy between celebration of the goddess versus the treatment of women in society." It was nominated for an Olivier Award in the category Best New Dance Performance in the U.K., and lucky for us, is on for one performance only at the Broad Stage in Santa Monica.
Julia Barajas
explores how college students achieve their goals, whether they’re fresh out of high school, pursuing graduate work or looking to join the labor force through alternative pathways.
Published April 2, 2026 5:00 AM
Cal State Long Beach is one of the 23 CSU campuses where Teamsters-represented workers held a strike last month.
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Brian Feinzimer
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LAist
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Topline:
The California Public Employment Relations Board (has issued a formal complaint against California State University trustees over the system’s alleged refusal to give raises to trades workers. The complaint follows a statewide strike earlier this year, in which workers at every campus walked off the job.
Why it matters: Teamsters Local 2010 represents 1,100 plumbers, electricians, HVAC techs, locksmiths and other building maintenance staff who work across the CSU system. A formal complaint from the Public Employment Relations Board means the two parties must resolve the dispute in a formal hearing process.
The backstory: According to Teamsters Local 2010, union members won wage increases in 2024 “after nearly three decades of stagnation.” That year, the union was on the verge of striking alongside the system's faculty, but it reached a last-minute deal with the CSU. The union has filed an unfair labor practice charge against the system, arguing that the CSU refused to honor contractually obligated raises and step increases for its members.
What the CSU says: The CSU maintains that conditions described in its collective bargaining agreement with the union — which “tied certain salary increases to the receipt of new, unallocated, ongoing state budget funding” — were not met.
What’s next: In an emailed statement, spokesperson Amy Bentley-Smith said the CSU welcomes “the opportunity to present the facts of this case before an administrative law judge.” After the formal hearing, the state board will propose a resolution to the dispute.
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Wind moves palm trees on Monday, Dec. 29, 2025, in Stanton.
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Mel Melcon
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Los Angeles Times
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QUICK FACTS
Today’s weather: Mostly cloudy then sunny
Beaches: mid to upper 60s
Mountains: mid 60s to around 70 degrees
Inland: 64 to 71 degrees
Warnings and advisories: Wind advisory
What to expect: A mostly sunny afternoon with temperatures sticking to the low to mid 70s for most of Southern California. Breezy conditions will pick up in the afternoon for some valleys and mountain communities.
Read on ... for more details.
QUICK FACTS
Today’s weather: Mostly cloudy then sunny
Beaches: mid to upper 60s
Mountains: mid 60s to around 70 degrees
Inland: 64 to 71 degrees
Warnings and advisories: Wind advisory
The cool weather continues for one more day in Southern California. Later this evening, strong winds will kick in for some mountains and highway corridors ahead of a Santa Ana wind event slated for Friday.
Temperatures at the beaches are going to stick around the mid to upper 60s, and around 70 degrees more inland.
Coachella Valley, San Bernardino and Riverside County mountains will continue to see gusty winds until tonight.
At noon, the Antelope Valley will be under a wind advisory, with winds expected to reach 20 to 30 mph, and some gusts up to 50 mph. Wind advisories will also kick in for the 5 Freeway corridor, Ventura County mountains and the Santa Susana mountains, where gusts could reach 45 mph.
Libby Rainey
has been tracking how L.A. is prepping for the 2028 Olympic Games.
Published April 2, 2026 5:00 AM
The official Olympic flag returns to Los Angeles for the first time in 40 years.
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Dania Maxwell
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Getty Images
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Topline:
One or two line overview of the story, should be sharp and to the point. If it's the only thing they read it should still give them good info.
{ERASE ME — some possible lead ins, please change/add/delete what makes sense for story}
Why it matters:
Why now:
The backstory:
What's next:
Go deeper: {if you have stories you want to link add them here}
A key agreement outlining what city services Los Angeles will provide for the 2028 Olympic Games and how the cash-strapped city will be reimbursed for its extra work is now six months late.
High-stakes talks over that agreement between the city and the private Olympics organizing committee LA28 have dragged far past an Oct. 1 deadline, sparking concern from city officials and observers that taxpayer dollars could be on the line.
City Controller Kenneth Mejia, who audits and scrutinizes city finances, called the delay "deeply troubling."
"The City needs a guarantee from LA28 that they will not go over budget and will pay for all of the additional security, sanitation, transportation, administrative, and any other costs associated with the Games," Mejia said in a statement to LAist. "The preparation and execution of these events should not come at any cost to Los Angeles taxpayers."
The 2028 Olympics are intended to be privately financed, and an existing city agreement with LA28 states that the Olympics organizers, not L.A., will pay for extra costs for public services in support of the Games – like policing and traffic control.
But the nuts and bolts of that arrangement have not been finalized, and if the agreement leaves L.A. exposed to unexpected or additional expenses, taxpayers could end up paying many millions.
Hosting the Games is already an enormous financial risk for Los Angeles. The city is the financial backstop for the Olympic Games, meaning if the organizing committee runs into the red, L.A. will pick up the bill, along with the state of California.
The extra staff and resources the city will dedicate to the Games represents another area where L.A. may end up with surprise costs.
Why is the agreement delayed?
Neither the city nor LA28 have shared publicly what's holding up the deal.
Past public meetings and comments indicate that the two sides may disagree over the scope of LA28's obligation to cover city expenses.
At a December city council meeting, the city administrative officer and council members discussed the boundaries of where LA28's responsibility for a service like traffic control ends and the city's responsibility begins.
The city's Chief Legislative Analyst Sharon Tso, who is leading negotiations with LA28 along with the City Administrative Officer, told LAist in an email Wednesday that the city is still discussing the terms for things like cost estimates, service levels, and timelines for repayment.
"We continue to work diligently with LA28 to finalize the agreement," Tso wrote. "I do not have an anticipated completion date at this time."
Jacie Prieto Lopez, Vice President of Communications and Public Affairs for LA28, said in a statement provided to LAist that the organizing committee was working with city leadership to finalize the agreement.
"We remain engaged in good faith negotiations and look forward to our continued partnership with the City of Los Angeles," she said.
Once the agreement is completed, it will be submitted to the city council and mayor.
LA is counting on federal funding
LA28 isn't the only entity expected to pay L.A. for Olympics-related costs. The city also is banking on money from the federal government, which has allocated $1 billion for security costs.
The city administrative officer told the council last year that city spending on security at the Olympic venues, like for local police, should be covered by those funds.
