The Brief

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.

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?

(

Makenna Sievertson

/

LAist

)

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.

(

David Wagner

/

LAist

)

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.

(

David Wagner

/

LAist

)

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.

A spokesperson for Councilmember Bob Blumenfield said he supports the recommendations from the L.A. Housing Department, which call for a new range of 2% to 5%.

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.

(

David Wagner

/

LAist

)

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.

As the one year anniversary of the Palisades fire approaches, a group of volunteers and Scouts with Scouting America are headed back to a beloved camp for the first time since it was lost in the blaze.

An historic site

The 110-acre site nestled in the Santa Monica Mountains known as Camp Josepho has welcomed thousands of Scouts since the 1940s. But a change in the direction of the wind during the Palisades Fire meant it would never look the same again. Pretty much everything was lost in the blaze, save for a concrete pool house.

“It’s a bit of a gut check, it almost doesn’t feel real, 85 years of camp... was just decimated that fast and that suddenly,” Nathan Erlandson, chief operating officer of Scouting America’s Western Los Angeles County Council, told LAist.

An undated photo of Camp Josepho

(

Courtesy Dr. John S. Dahlem

)

Listed as a Los Angeles Historical Cultural Monument, the land was gifted to the organization by the Josepho family. Ganna Josepho was a silent film star. Her husband, Anatol Josepho is credited with inventing the photo booth, which was coined the ‘Photomaton.’

Anatol Josepho

(

Courtesy Dr. John S. Dahlem

)

For decades, Scouts young and old have made the pilgrimage back to the place.

“Some of the older generation, a lot of them are no longer with us, they absolutely loved their experiences down there. It was just such a beautiful location,” said Lee Harrison, Scout executive for Western Los Angeles County Council. He’s been involved with his local council since he was 15, nearly four decades ago.

Harrison remembered Camp Josepho before the fire, when it was complete with the towering Malibu Lodge, which was built with redwood by aircraft manufacturer Donald Douglas and resembled a hangar.

Harrison used to love throwing his sleeping bag down in front of the lodge’s towering stone fireplace.

“It is irreplaceable and had a tremendous amount of history in it. And that’s the saddest part is that you would walk into that cavernous space, you could look at all the names that were written on the walls... And all of that’s gone,” he said.

Many famous and notable people visited Camp Josepho over the years, at least one of them uninvited.

Camp Josepho post Palisades Fire

(

Aaron Kupferman

)

There was the time Adam Sandler buzzed onto the historic grounds.

“He drove his gold cart down into the camp one day, and the site manager who was there had no idea who he was and chased him out of the camp. And he [Sandler] said ‘I’ll never come back here again,’” Harrison recalled.

This weekend, Scouts and members of the community will start to bring the place back to life, weeding out non-native plants and invasive species that have sprung to life around the ruins.

What's left of a pool at Camp Josepho

(

Aaron Kupferman

)

Harrison said the hope is to build the camp back with a lighter footprint, blending it more with the surrounding nature.

“People were -- and are -- very passionate about this place. And I think primarily because we’re able to bring lots of kids who don’t necessarily get access to the outdoors... in a very easy and quick way,” he said.

Harris and Erlandson said they are looking for support from the community as they breathe new life into the camp. You can visit their website to learn how you can help.

It's the ultimate road for the ultimate driving machine, known for its coiling, hairpin turns that have lent a 2.4-mile stretch of Mulholland Highway the sobriquet of "The Snake."

On Tuesday, this famous squiggle etched through the Santa Monica Mountains finally reopened, seven years after it was shut down by the Woolsey Fire.

Here’s the catch: People who live in the area and enthusiasts who frequent the route wish you didn’t know. More about that later. But first, let’s take a short drive down memory lane.

Connecting L.A.

Groundbreaking ceremony for Mulholland Drive in 1923, called Mulholland Highway at the time.

(

Keystone Photo Service

/

Courtesy Security Pacific National Bank Collection, Los Angeles Public Library

)

Aerial view of Mulholland Drive taken in 1924, looking east over the Hollywood Hills from a point just east of Girard.

(

Robert E. Spence

/

Courtesy Security Pacific National Bank Collection, Los Angeles Public Library

)

The Mulholland corridor, all 50-some miles of it, has long lured motorists chasing speed against a scrolling backdrop of the city. In fact, when the thoroughfare carrying the name of the man who brought water to modern Los Angeles first opened in 1924, the prediction was that it'd become "one of the best known scenic roads in the United States."

The project, backed by landowners who wanted to bring development to the Hollywood Hills, was conceived to link the burgeoning city to the mountains and the sea.

The road has inspired art, film — and since its earliest days, movie stars. Before World War II, it was Gary Cooper and John Carradine taking their Duesenbergs there for a spin. In the 1950s, James Dean used its turns and switchbacks as a training course of sorts.

"All I've been doing is driving around Mulholland Drive," said the actor, according to lore, after placing second overall in the Palm Spring Road Races.

A winding Mulholland Drive in Hollywood Hills in 1933.

(

Courtesy Security Pacific National Bank Collection, Los Angeles Public Library

)

View of the Hollywoodland sign from Mulholland

(

Herman J Schultheis

/

Herman J Schultheis Collection / Los Angeles Photographers Collection, Los Angeles Public Library

)

A decade later, it was Steve McQueen, taking The Snake on his Jaguar or Triumph, before making a pit stop at the Rock Store, the nearby biker hangout.

The bad stretch

As legends of the road grew, so too did the crowd, including thrill-seekers — locally and from all corners of the world — looking to strut their stuff.

For years, a YouTube channel documented these rides and wipeouts, with cameras set up at the unofficial end of The Snake, dubbed Edwards Corner.

Officer G. H. Yeaton gives Norman Norlander directions atop Mulholland Drive at Beverly Glen as children wave placards urging traffic safety in 1937.

(

Gordon Dean

/

Courtesy Valley Times Collection, Los Angeles Public Library

)

Those videos stopped in 2018 after the Woolsey Fire and mudslides a year later caused major damage to The Snake.

Keeping it low key

Now, those 2.4 miles finally have reopened. But instead of fanfare, it’s been met with controversy and a hope that outsiders don’t notice.

That’s because a debate was raging about whether the stretch should be reopened at all to the public.

On the one side, you have homeowners and residents who have long been turned off by the noise and the open exhaust pipes — not to mention the crashes — from a constant stream of motorists.

Skyline view of downtown Los Angeles from Mulholland Drive

(

Jeff Thurlow

/

COVID-19 Community Archive, Los Angeles Public Library

)

On the other, you have the riding clubs and Mulholland regulars wary of the same thing: that overuse will bring the callous riders, complaints and crashes of the before times.

“Sadly, irresponsible riders will have it closed again before you know it,” a poster in a Facebook thread said of The Snake’s reopening.

The question was even addressed by L.A. County Public Works officials in an FAQ issued this year, where they said the roadway did not meet the criteria for a permanent closure and that closing it permanently would cut off a key access point for residents.

LAist reached out to a number of riders for the story, to no avail. Same with our request to the CHP division that oversees The Snake.

So there you have it. The famed route is now open. Just don’t expect any welcoming waves if you venture through.

A Trump administration official on Friday signaled a potential rollback of the racial and ethnic categories approved for the 2030 census and other future federal government forms.

Supporters of those categories fear that any last-minute modifications to the U.S. government's standards for data about race and ethnicity could hurt the accuracy of census data and other future statistics used for redrawing voting districts, enforcing civil rights protections and guiding policymaking.

Those standards were last revised in 2024 during the Biden administration, after Census Bureau research and public discussion.

A White House agency at the time approved, among other changes, new checkboxes for "Middle Eastern or North African" and "Hispanic or Latino" under a reformatted question that asks survey participants: "What is your race and/or ethnicity?" The revisions also require the federal government to stop automatically categorizing people who identify with Middle Eastern or North African groups as white.

But at a Friday meeting of the Council of Professional Associations on Federal Statistics in Washington, D.C., the chief statistician within the White House's Office of Management and Budget revealed that the Trump administration has started a new review of those standards and how the 2024 revisions were approved.

"We're still at the very beginning of a review. And this, again, is not prejudging any particular outcome. I think we just wanted to be able to take a look at the process and decide where we wanted to end up on a number of these questions," said Mark Calabria. "I've certainly heard a wide range of views within the administration. So it's just premature to say where we'll end up."

OMB's press office did not immediately respond to NPR's request for comment.

Calabria's comments mark the first public confirmation that Trump officials are considering the possibility of not using the latest racial and ethnic category changes and other revisions. They come amid the administration's attack on diversity, equity and inclusion programs, a push to stop producing data that could protect the rights of transgender people and threats to the reliability of federal statistics.

In September, OMB said those Biden-era revisions "continue to be in effect" when it announced a six-month extension to the 2029 deadline for federal agencies to follow the new standards when collecting data on race and ethnicity.

Calabria said the delay gave agencies more time to implement the changes "while we review."

The first Trump administration stalled the process for revising the racial and ethnic data standards in time for the 2020 census.

The "Project 2025" policy agenda released by The Heritage Foundation, the conservative, D.C.-based think tank, called for a Republican administration to "thoroughly review any changes" to census race and ethnicity questions because of "concerns among conservatives that the data under Biden Administration proposals could be skewed to bolster progressive political agendas."

Advocates of the changes, however, see the new categories and other revisions as long-needed updates to better reflect people's identities.

"At stake is a more accurate and deeper understanding of the communities that comprise our country," says Meeta Anand, senior director of census and data equity at the Leadership Conference on Civil and Human Rights. "I am not concerned if it's reviewed in an honest attempt to understand what the process was. I am concerned if it's for a predetermined outcome that would be to ignore the entire process that was done in a very transparent manner."

Edited by Benjamin Swasey
Copyright 2025 NPR