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?

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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.

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.

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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.

Psychologist Cami Winkelspecht decided to familiarize herself with artificial intelligence tools like ChatGPT and Gemini, after patients started asking her for advice about how they could use the technology responsibly.

"One of the interesting questions that kids and teenagers, in particular, brought in is how can you utilize AI to help support ideas or editing process or things like that for papers and assignments and presentations, but also make sure that you're not utilizing it to write something for you, [so] that you're not violating your school's honor code" says Winkelspecht, who is a child and adolescent psychologist with a private practice in Wilmington, Delaware.

"So I have also then started to experiment with it to see what these tools will also do," she says, so she could feel "confident and comfortable" in her own understanding of these platforms, their advantages and risks.

Winkelspecht is among the 56% of psychologists recently surveyed by the American Psychological Association who are using AI tools in their practices. That's significantly higher than the 29% who said the same last year. And nearly a third of respondents said they use these tools on a monthly basis — up by more than two fold since last year.

Winkelspecht incorporates AI into some of her office and administrative tasks, like creating templates for letters she has to send to her collaborators — schools and pediatricians. It saves her time, but she can still write and edit the letters each time.

Most psychologists are "using AI to help write emails, to help develop homework assignments, to help maybe with some report writing or using AI scribes to assist with documentation," says psychologist Vaile Wright, senior director of the Office of Health Care Innovation at the APA.

"Psychologists are seeing potential opportunities to incorporate AI into their practices, by making their work more efficient, which we think could have downstream effects to reducing burnout, reducing those aspects of the workplace that people don't particularly enjoy," she adds. "And that would then give them more time to really provide patient care. So I think that that's really promising."

As more psychologists adopt AI tools, Wright says there is also growing awareness about artificial intelligence tools, especially with respect to patient safety and data privacy.

A majority of psychologists said they are concerned about potential harms of this technology, with more than 60% saying they are worried about potential data breaches, biased inputs and outputs and social harms. Many also expressed concerns about hallucinations, where the platforms fabricate facts or present inaccurate information.

"What's clear to us is that we need to help continue to provide both resources to members so that they can and effectively, responsibly incorporate these types of technologies," says Wright. "And we have to ensure that these technologies are regulated in ways that ensure to the best of their ability, safety and efficacy."
Copyright 2025 NPR

Rat poison continues to sicken and kill California’s wildlife at alarming rates, despite legislation designed to prevent the use of such chemicals.

That’s according to a recently published report from the California Department of Fish and Wildlife. The 2024 survey found anticoagulant rodenticides — a fancy name for one of the most toxic types of rat poison — in the bodies of 95% of mountain lions and 83% of bald eagles tested, as well as dozens of other species, including foxes, bobcats, owls, hawks, black bears and endangered California condors.

Even river otters have been poisoned, a sign these chemicals may be seeping into waterways.

“We’re still seeing too many animals being victims of rat poison,” said Lisa Owens-Viani, director of Berkeley-based nonprofit  Raptors Are the Solution.

How we got here

Rats are a big problem in Southern California. And people resort to rat poison to solve the problem, placing it in baits and traps. The problem with that is wild animals also fall for the lures. Or, hungry predators feast on the poison-filled rats.

Anticoagulants were one of the final blows to L.A.’s most famous mountain lion, P-22. He was sickened by such rodenticides likely after eating prey that had ingested them. Disoriented and ill, the beloved puma then wandered into the road and was struck by a car just south of his home in Griffith Park. P-22 later died from his injuries.

Famed mountain lion P-22 suffered from mange linked to rat poisons and died after being struck by a vehicle near Griffith Park.

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Courtesy Center for Biological Diversity

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Why legislation hasn’t solved it

For more than two decades, California has passed laws to limit the use of certain pesticides. Starting in 2020, the state passed a series of legislation banning some of the most toxic types:

• The Ecosystem Protection Act of 2020 (AB1788) placed a moratorium on all second-generation anticoagulant rodenticides, which are stronger and last in animal tissue longer than earlier types. 
• The California Ecosystem Protection Act of 2023 and the Poison-Free Wildlife Act of 2024 expanded that moratorium to first generation anticoagulant rodenticides, including chlorophacinone and warfarin, which are older versions of rat poison that take longer to build up in the body.

However, there are exemptions in those laws, including the use of such rodenticides in agriculture, certain public health settings, such as hospitals, and other sensitive settings.

Owens-Viani thinks that’s a big reason why the number of poisonings continue to be high.

“We're not seeing the decreasing trend that we had hoped for,” she said.

A bobcat sickened by rodenticides is cared for at Simi Valley-based wildlife rescue Wildlife Care of Southern California.

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Anna Reams

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Wildlife Care of Southern California

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Jonathan Evans, the Environmental Health Legal Director for the Center for Biological Diversity, noted that some of the state’s best protections against rat infestations — great-horned owls, hawks and other raptors — are also dying at some of the most alarming rates from rat poisons.

“All of these animals are some of our best rodent control mechanisms. Like these animals feed on rats and mice and can do it very efficiently,” Evans said. “We really should be looking at figuring out why we still have high levels [of poisonings] and what we can do to close the loopholes and make rodent control more ecologically effective."

Why the problem could get worse

There are also gaps in the data, meaning the real numbers of poisonings are likely far higher, Evans said.

As part of its methods to calculate poisoning rates, the Department of Fish and Wildlife has to analyze dead carcasses that often have to be submitted to them by the public, he said.

“Most of these animals that die of rodenticide poisonings are going to die out in the woods where nobody finds them,” Evans said.

A mountain lion photographed with a motion sensor camera in the Verdugo Mountains overlooking the city lights of Los Angeles.

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National Park Service

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And now, the state’s Department of Pesticide Regulation is considering rolling back many of these protections by allowing more than 100,000 new locations, including grocery stores, restaurants and even parks, to use most toxic rat poisons.

Six lawmakers who helped craft the 2024 moratorium on these chemicals sent a letter to the agency earlier this year asking them to rescind the proposal.

Here’s how you can help protect wildlife 

• For one, don’t use rodenticides in your yard. Death by anticoagulant rodenticide poisoning is painful and slow — these poisons cause species to slowly bleed out from the inside, with signs in hawks and other raptors often being blood seeping from their beaks and eyes. Larger mammals, such as mountain lions and coyotes, can also develop mange as a result of the poisons weakening their immune systems.
  
• Securing your trash, pet food and even bird feeders are other important ways to keep rats (and unwanted wildlife) from your home. Evans noted there are also new technologies, such as fertility control, electric traps and improved methods of fortifying buildings from rats. You can find additional resources for wildlife-safe rodent control from the Center for Biological Diversity and Raptors are the Solution at SafeRodentControl.org or here.
  
• And if you do come across wild animal you suspect has been poisoned, report it to your local wildlife rescue agency or animal control office, as well as the California Department of Fish and Wildlife at WHLab@wildlife.ca.gov or (916) 358-2790.

A person was fatally shot on a Los Angeles Metro bus Wednesday afternoon in South L.A.

According to Metro, a group of “young men” got into an altercation on the street.

That altercation then continued on a bus on Route 206, where “a member of the group shot and fatally injured another member of the group,” the transportation agency said to LAist.

The suspects fled before police arrived, according to Metro.

LAist has reached out to the LAPD for further information.

Safety on Metro

Since summer 2024, the transportation agency has been testing scanners that can detect concealed weapons at the entrances to rail stations throughout L.A. County and is in the early stages of possibly adopting the same approach for its buses.

In the latest 12-month-long phase of the pilot, which began in late April, Metro has been testing the technology at two rail stations at a time in two-month increments.

In a September report to its board, Metro staff said the “most frequently encountered” items during screenings have been “bladed objects.”

“In most cases, these were legitimate work-related tools that patrons were lawfully transporting,” staff said, adding that only one firearm had been detected as of the report.

Metro tested its weapons detection system at the San Pedro stop along the A line.

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Samanta Helou Hernandez

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LAist

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In the same September update to its board, Metro staff said the transportation agency remains in “active discussions” with a vendor for its bus-centered program.

Over the summer, the vendor demoed how the scanners would work on different size buses, according to the update.

“Further coordination with the vendor will take place to determine which bus or buses will be equipped and when the installation will occur,” Metro staff said in the update. “The pilot has not yet been finalized.”

According to Metro, systemwide violent crime in September 2025, the latest month for which data is available online, fell nearly 15% compared to last September.

If you’re out in nature this weekend, you might see people combing spots in search of one thing: monarch butterflies.

The community science initiative, known as the Western Monarch Count, is led by the Xerces Society, a conservation nonprofit that looks for the insects annually. This is the last count for the year, and it runs through Jan. 11.

The count is run mostly by hundreds of volunteers and partners of the Xerces Society across the state.

Why the count matters

Across California, monarch butterflies have been in steep decline in recent decades. The count is one of the ways the Xerces Society is trying to understand what’s happening and how we can help them recover.

The count looks specifically at the habits of a specific type of monarch known as overwintering monarchs, which travel hundreds of miles to our coast to escape harsh winters. They have special fat reserves in their tiny bodies, which make them beefier than breeding ones, says Sara Cuadra-Vargas, a  conservation biologist at the Xerces Society.

“ You can think of it … like if your great-great-great-great-grandfather was a superhuman that lived extra long and was extra large,” Cuadra-Vargas said.

The count happens over three periods, starting in October. This period is called the late-season count, which can show biologists how many monarchs are moving away from our sites and what mortality is looking like.

How you can help monarchs

They’re set for volunteers for this count, but you can volunteer for next year’s count by signing up to volunteer here. They require at least 15 hours of commitment — you’ll get set up with training.

Volunteers typically are assigned a site for the season and go out early in the morning when it’s too cold for monarchs to move. You’ll scan for the orange butterflies with binoculars and document things like habit quality and disturbances.

Cuadra-Vargas says our region has dozens of confirmed and potential overwintering sites, but the bulk of monarchs are seen in the central coast. In training, she tempers expectations.

“ We do still get overwintering monarchs here in Southern California, in Los Angeles and Orange counties,” she said, “but it’s a bit of more presence-absence that we’re looking for.”

That means you also may report where monarchs aren’t anymore, which is an important piece of data for biologists.

If you want to help out now, though, there’s still a few ways to do it:

• Help track where monarchs get their nectar by snapping a photo and sharing it through the Monarch Nectar Plant Database submission form.
• Add pictures of monarchs you see to the Xerces Society’s project on iNaturalist.
• If you want to get real high-tech, there’s a separate program that’s asking people to download a phone app to track specially tagged monarchs with solar transmitters.
• You also can go the low-tech, old-school route: Plant milkweed at home to give them something to eat.