David Wagner
covers housing in Southern California, a place where the lack of affordable housing contributes to homelessness.
Published May 1, 2026 1:49 PM
The Stanley Mosk Courthouse in downtown Los Angeles is one of the nation’s busiest trial courts.
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David Wagner
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LAist
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Topline:
In an attempt to resolve evictions before they go to trial, the Los Angeles County Superior Court has launched new programs that seek to facilitate settlements by giving free attorneys to tenants and financial relief to landlords who are owed back rent.
The goal: Presiding Judge Sergio Tapia said the pilot programs are designed to stem the tide of evictions, which have risen sharply since the COVID-19 pandemic.
The reaction: Both tenant and landlord attorneys agree that settlements can often be the best path for both parties. But lawyers who represent landlords say their clients often feel local government is increasingly putting money toward helping renters, while leaving property owners struggling.
Read on... to learn how two programs at the Stanley Mosk and Compton courthouses work.
In an attempt to resolve evictions before they go to trial, the Los Angeles County Superior Court has launched new programs that seek to facilitate settlements by providing free attorneys to tenants and financial relief to landlords who are owed back rent.
Presiding Judge Sergio Tapia said these pilot programs are designed to stem the tide of evictions, which have risen sharply since the COVID-19 pandemic.
“We're trying to show litigants across the board, whether it’s tenants or landlords, that the court is the opportunity to try to find resolution faster,” Tapia told LAist.
Both tenant and landlord attorneys agree that settlements can often be the best path for both parties.
One program launched last month in downtown L.A.’s Stanley Mosk Courthouse gives tenants the right to request a mandatory settlement conference overseen by a court-appointed settlement officer.
These tenants, who rarely come to court with legal representation, will be given a free attorney to guide them though the settlement conferences, as long as they earn less than 125% of the federal poverty level.
But lawyers who represent landlords say their clients often feel local government is increasingly putting money toward helping renters, while leaving property owners struggling.
Where does funding come from?
Facing eviction without a lawyer “puts people at such an enormous disadvantage, when landlords normally have lawyers,” said Conway Collis, president of the Mayor’s Fund for Los Angeles, a nonprofit that is helping to fund the Mosk program’s free attorneys.
Other funding comes from Stay Housed L.A., a legal aid partnership funded by the county of L.A. and the city of L.A. through its “mansion tax.”
Landlords will be required to notify tenants about the program in the eviction paperwork they serve to tenants.
Settlement officers come from the court’s pool of temporary judges, who handle lower-level cases, such as traffic infractions. Other officers are retired judges or trained lawyers.
The settlement conferences are being held on the same day as regularly scheduled court hearings, one floor down from the Mosk courthouse’s eviction department.
How are the conferences working so far?
Elena Popp, the executive director of the Eviction Defense Network, which is providing lawyers for the program, said that on one recent day, landlords and tenants were able to reach mutually agreeable settlements in about half the conferences.
“We settled one,” Popp said. “We are very close to settling a second one. The other two are way further apart because the tenant really wants to stay on, but the landlord really wants them to go.”
Settlement deals look different in each case, Popp said. Sometimes they involve landlords letting tenants stay if they pay overdue rent. In other cases, tenants are given additional time to find new housing before they must leave. When settlements are reached, cases are sealed so that evictions won’t be visible on a tenant’s record, a black mark that makes it very difficult to find new housing.
When settlements can’t be reached, landlords and tenants go back upstairs to resume their normal proceedings, Popp said.
No matter how cases are resolved, she said, tenants can’t be expected to navigate legally complex processes on their own.
“One of the things that we stressed when we were setting this up is that you absolutely have to have a lawyer,” Popp said.
Compton program pairs settlements with money to landlords
Another pilot program launched last month at the Compton courthouse offers up to $10,000 to cover rent owed to landlords in cases that settle. Landlords will be required to inform tenants about the settlement conferences. To qualify, either the tenant or the landlord must earn no more than 120% of the area’s median income.
The settlement conferences at the Compton courthouse are overseen by Community Legal Aid of Southern California, and rent relief funding is administered by L.A. County’s Department of Consumer and Business Affairs.
Attorney Aaron Kohanim, who represents landlords, said he advises his clients to settle whenever possible, because going to trial is “a casino — you don't know if you're going to win.”
But he also said landlords generally view taxpayer-funded attorneys for tenants as unfair.
“Only one side gets a piece of that pot,” Kohanim said. “Landlords have to pay out of pocket for their attorneys. And on top of that, they are not allowed to collect rent in the middle of the case, so they're getting beaten by two different angles, versus a tenant who is just living there rent-free and they get a free lawyer.”
Tapia said the programs are currently limited to the Mosk and Compton courthouses because of funding constraints and limited resources. But the judge said if they prove successful, they could be expanded county-wide.
“If we're able to show success, that will allow us to recruit a more robust set of settlement officers to perhaps expand,” Tapia said. “We need to see how this pilot plays out first.”
A bald eagle couple has been spotted in Los Angeles County this past week.
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Courtesy L.A. County Dept. of Parks and Recreation
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Topline:
A pair of nesting bald eagles was spotted in Los Angeles County this past week, according to a social media post from the Department of Parks and Recreation.
Why it matters: Nesting bald eagles are a fairly rare sight in Southern California, since they typically nest along the California-Oregon border.
The backstory: The Department of Parks and Recreation did not disclose the location of the birds, and reminded L.A. residents in their post that bald eagles are a federally protected species and disturbing their nests could “disrupt breeding and impact their success.”
What's next: It takes about 35 days for bald eagle eggs to incubate. If the new visitors lay eggs, Los Angeles could have our very own eaglets as early as next month.
A pair of nesting bald eagles was spotted in Los Angeles County this past week, according to a social media post from the Department of Parks and Recreation. (You can check out the full post and video on Instagram.)
The Department of Parks and Recreation did not disclose the exact location of the birds.
Nesting bald eagles are a fairly rare sight in Southern California, since they're more commonly found close to the California-Oregon border.
A look at where bald eagles typically nest.
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Courtesy California Department of Fish and Wildlife
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Of course, there are notable exceptions, including Southern California's most famous bald eagles: Big Bear's Jackie and Shadow, whose yearly attempts at parenthood have become big national news on occasion.
Park officials are reminding everyone that bald eagles are a federally protected species and disturbing their nests could “disrupt breeding and impact their success.”
The history
Bald eagles were once close to extinction in the lower 48 U.S. states. By the early 1970s, there were fewer than 30 pairs in California, all in the northern part of the state. The species has rebounded since being protected under federal and state laws.
What's next
It takes about 35 days for bald eagle eggs to incubate. If the L.A.'s new eagle residents lay eggs, Los Angeles could have our very own eaglets as early as next month.
People walk through a courtyard full of small publishers during LITLIT.
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Los Angeles Review of Books
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Topline:
The free book festival LITLIT celebrates small independent publishers on the West Coast from Seattle to Santa Monica. It’s returning to L.A. the weekend of June 6 and 7.
Why it matters: The “Big Five” major publishers dominate publishing in the country. The literary fair highlights works from small presses on the West Coast.
The backstory: The Los Angeles Review of Books started LITLIT in 2019, to introduce LARB publishing workshop students to the industry; it has since grown into a festival celebrating independent publishers and other local literary arts practices.
Read on... for details on the event.
Held by the Los Angeles Review of Books since 2019, LITLIT, or The Little Literary Fair, started out as a way to introduce students from workshops to the publishing industry.
It has since grown into a gathering of independent West Coast publishers from Seattle to Santa Monica. This year’s iteration on June 6 and 7 is the biggest yet, with more than 50 publishers participating in the event at Sci-Arc in Downtown L.A.
People look through a small library of used books from "A Good Used Book," a Los Angeles based book pop-up, during LITLIT 2024.
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Los Angeles Review of Books
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It’s ‘small’ lit
The fair aims to get the public in front of books that don’t originate from the so-called “Big Five” publishers — behemoths like Penguin Random House and HarperCollins.
The Little Literary Fair Southern California Institute of Architecture (SCI-Arc) 960 E. Third St., Los Angeles Preview day: Friday, June 5, 6 p.m. Full fair: Saturday, June 6, to Sunday, June 7, from 10 a.m. - 5 p.m. Free admission Info and RSVP
“They really get to control what people get to see, and so we hope LITLIT lets people see more of what is out there and what they can support directly,” said Emily VanKoughnett, public programs and engagement director for LARB.
One of VanKoughnett’s favorite independent publishers will be there. Two Lines Press, the publishing arm of San Francisco’s Center for the Art of Translation, deals specifically in translated works.
Two Lines Press, which specializes in translated works, show off their books to attendees of LITLIT.
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Los Angeles Review of Books
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They’ve published authors from across the world, translating books from more than 100 different languages into English.
“ We do our work in quiet rooms, so it's really nice to be able to meet readers and talk to them about what's interesting them. These festivals are really valuable to us in that way,” said CJ Evans, publisher and editor-in-chief of Two Lines.
Pressed locally
Local favorite Angel City Press, which operates under the auspices of L.A. Public Library, will also be there with one of their newly published titles, Los Angeles Central Library POPS, that celebrates 100 years of the Central Library.
People at LITLIT 2024 look through different small presses.
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Los Angeles Review of Books
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You’ll also find LA-based Errant Press, which specializes in books that break the traditional form — like a poem printed on measuring tape or a matchbox sized poetry collection.
“It’s really cool to see the kinds of risks that people are able to take, the kinds of communities they’re able to serve and really highlight here on the West Coast,” said Irene Yoon, executive director of LARB.
Panels, printing presses, and workshops
The two-day fair also hosts various panels and workshops, including one on the art of comedic writing and another on how to tell the stories of Los Angeles through archival materials.
“This is, I think, the most panels we've ever done,” VanKoughnett said.
People sit down for a panel discussion at LITLIT 2024.
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Los Angeles Review of Books
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Workshops on how to navigate the literary world with a completed manuscript and making your own comics and zines are also on the itinerary.
“It's not until we're all in the same room with all our best books literally out on the table that you get to see kind of what a phenomenal publishing culture Los Angeles truly has,” said Terri Accomazzo, editorial director of Angel City Press.
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Josie Huang
is a reporter and Weekend Edition host who spotlights the people and places at the heart of our region.
Published May 31, 2026 5:00 AM
Stephanie Trujillo and her mother Linda Alashti have co-owned Wet Paws since 2023.
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Josie Huang
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LAist
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Topline:
After the Eaton Fire displaced most of its customers, Altadena pet groomer Wet Paws faced a June 1 deadline to decide whether to renew its lease. A social media plea sparked an outpouring of community support.
The backstory: Wet Paws estimates its lost up to 90% of its customer base after the fire, leaving it struggling to stay afloat.
What's next: The business has decided to renew its lease banking on Altadena's recovery and more customers returning to the area.
Running a small business is tough under normal circumstances. Running one in a wildfire burn scar can feel nearly impossible.
That's the reality many Altadena business owners are still navigating nearly a year and a half after the Eaton Fire destroyed the community and the local economy. Businesses are grappling with how do you stay open when so many of your customers are gone?
At Wet Paws, a pet grooming business along Lake Avenue, that question recently came to a head.
The shop reopened in January but business remained slow. Wet Paws co-owner Stephanie Trujillo estimates the fire had displaced up to 90% of their customers.
Marley, a Cane Corso from Pasadena, went for her first grooming session at Wet Paws in more than a year.
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Josie Huang
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LAist
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Then came a conversation with their landlord several months ago that forced a decision.
"He reached out and said, 'Are you going to re-sign your lease?'" Trujillo recalled.
The answer wasn't obvious.
Marketing Lab+ Los Angeles County has launched a program offering free marketing assistance and storefront improvements to eligible Altadena businesses. The deadline to apply is June 8.
"I said, unfortunately, we're not even making it. We're paying out of our own pocket," she said. "So he said, 'I'll give you until June 1.'"
The deadline meant Trujillo and her mother, Linda Alashti, who have owned the business together since 2023, had only a few months to figure out whether Wet Paws had a future in Altadena.
Wet Paws is hardly alone. As businesses struggle, Los Angeles County recently launched a programoffering free marketing assistance and storefront improvements to fire-affected businesses. The deadline to apply is June 8.
A flag banner and sandwich board on the sidewalk outside Wet Paws advertises its services.
But relief has not arrived quickly enough for many businesses.
One particularly slow April Sunday at Wet Paws drove home how dire the situation had become, when they had only one customer.
As she drove home to Fontana, Trujillo began composing a social media post.
"So this isn't easy for us to share," the post began, "but I wanted to reach out with an open heart and hope."
In the message, Trujillo asked the community to book appointments and spread the word to help their business survive.
Before posting it, Trujillo showed it to her mother.
Wet Paws groomer Elizabeth Ranes takes care of a basset hound client.
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Josie Huang
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LAist
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"We're very prideful, and it's very hard to ask people for help," she said. "I felt embarrassed that we had to ask the community for help."
Her mother's advice was simple. "Just post it," she told her. "The worst that's going to happen is nobody sees it or nobody cares."
Instead, the opposite happened. By the next day, the post had been viewed and shared hundreds of times across Instagram and Facebook.
The phone started ringing, said Wet Paws groomer Elizabeth Ranes.
"I got well over 50 calls," Ranes said. "We booked out for the last three weeks of the month when we made that post.”
Customers told Alashti that they “didn't know you were back, because they don't come this way anymore.”
Decor inside Wet Paws embraces a playful canine motif.
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Josie Huang
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LAist
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Among those who returned was Penny Dahlstrom, a Pasadena resident whose 113-pound Cane Corso Marley had been a Wet Paws regular before the fire.
Dahlstrom had tried taking Marley to a large pet store chain while Wet Paws was closed.
"My husband went in to pick her up, and he hears crying, and it was her," Dahlstrom said. "That's not just her nature."
The social media appeal didn't just bring back former customers. It also introduced the business to new ones, Trujillo said.
But recovery remains uneven.
Some days are still slow. And the shop continues to deal with lingering fire-related electrical damage in the back of the building.
Wet Paws is operating on a temporary electrical system, limiting how much power it can use at any given time.
"If we run our AC, and the neighbors run their AC, we lose power," Trujillo said.
As the June 1 lease deadline approached, Trujillo and her mother weighed their options. They could walk away and cut their losses. Or they could commit to rebuilding alongside a community they had come to love.
Ultimately, they thought about the response to their post and the customers who had shown up when the business needed them most. And they had faith that Altadena would rebuild to its full strength.
They chose to renew the lease for another three years.
"I can't imagine what the community is going through, losing their homes and losing everything that they had," Trujillo said. "Yet they're still coming back."
And as long as they do, she said Wet Paws will be there for them and their fur babies.
Fiona Ng
is LAist's deputy managing editor and leads a team of reporters who explore food, culture, history, events and more.
Published May 31, 2026 5:00 AM
Mural by Geoff McFetridge.
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Operation Creative Freedom
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Operation Creative Freedom
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Topline:
A collective of artists has painted more than 70 murals across seven elementary schools in and around Los Angeles to bring art to students in under-resourced communities.
Why now: The collective just wrapped up their latest murals at Breed Street Elementary in Boyle Heights.
The backstory: The idea to paint murals at schools came from Erik Caruso, a fifth grade teacher in Paramount, after he found out that many of his students had never been to an art museum.
On a recent Monday, students at Breed Street Elementary in Boyle Heights started their day like no other — with a tour of the murals hand-painted over the weekend across the playground.
It’s the latest of seven elementary schools in and around L.A. to get the treatment. Over 70 murals in the last 13 years, brought by a collective of artists to students in under-resourced neighborhoods with little access to art education.
“The kids were so excited,” said Stefanie Barbee, a math teacher at Breed. “Just pure joy.”
The students snaked through the paintings on handball courts and school walls: cartoon animals, bright orange flowers, a circle of meticulously painted lines. The works span genres and sensibilities.
Mural by artist hi-dutch.
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Operation Creative Freedom
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Operation Creative Freedom
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“It's grassroots. We're not getting money from anyone,” said Erik Caruso, the fifth grade teacher in Paramount who's the group glue. To them, they are just an assembly of like-minded friends — and friends of friends — who spend one weekend out of the year hanging out and painting murals for school kids.
But the collective is anything but typical. It includes artists like the late Rich Jacobs, who died from leukemia this year; Tim Kerr; pro skater Ray Barbee; and Japanese artists Yusuke Hanai and hi-dutch. The vibe's always low-key, and somehow they've managed to stay under the radar.
Mural by artist Yusuke Hanai.
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Operation Creative Freedom
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Operation Creative Freedom
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Mural by artist Yusuke Hanai.
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Sandy Yang / James Hamblin
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“The kids have no idea that they show in huge galleries or have pieces hanging in museums,” said writer Martin Wong, co-founder of the pioneering Asian pop culture magazine Giant Robot. "Or they're famous in the skateboarding scene or surf or music."
Their reward is the Monday morning after, seeing the happiness on the kids’ faces.
“The artists are waiting all weekend — it’s that moment,” Caruso said.
Mural by artists Sandy Yang and James Hamblin.
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Operation Creative Freedom
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Operation Creative Freedom
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James Hamblin was at Breed for the meet-and-greet earlier this month. He painted a mural designed by his partner Sandy Yang on one of the handball walls.
“Sandy's design is pretty abstract, so it was interesting because the kids were [asking], you know, ‘ What is it?’” Hamblin said. “It was great because I could tell them I had no idea and like, ‘What do you guys think it is?’"
Bring the art museum to the school
Erik Caruso.
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Operation Creative Freedom
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Operation Creative Freedom
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The idea came to Caruso in 2011, after he took about two dozen students from his Paramount school to MOCA and discovered that only four had ever been to an art museum.
“I wonder if there's a way we can bring the art museum to the school,” he said.
Caruso, a 24-year veteran, was no stranger to bringing art — and artists — directly to his students. In 2009, he launched a monthly art project for fifth graders that culminated in a year-end show where they met and shared work with living contemporary artists.
Caruso's 5th grade art project, featuring works by artist Tim Kerr.
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Operation Creative Freedom
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Operation Creative Freedom
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The murals were next.
They painted their first ones at his school in 2012. Soon, the project expanded to the rest of Los Angeles.
Crew at work
Mural by artist Chris Johanson.
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Operation Creative Freedom
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Operation Creative Freedom
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Mural by artist Chris Johanson.
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Operation Creative Freedom
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Operation Creative Freedom
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The painting takes place between Friday and Sunday, but planning takes months.
At Breed, the connection was made through math teacher Barbee — wife of Ray — who is on a two-year stint at the Boyle Heights school to help students catch up on the subject.
“I had sort of planted that seed that at some point I would love for a school I was working at to be the recipient of the beautiful work,” she said.
Breed Street Elementary in Boyle Heights.
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Sandy Yang / James Hamblin
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She brought Caruso out for a site visit last September.
“He has a really amazing kind of vision about where to place the artists … based on just their artwork and where it is in relation to the street view,” Barbee said.
Next came an introduction to the principal and the approval process.
“One of the biggest challenges with what we are doing is, you know, they want flipping dolphins and stuff like that,” Caruso said. “But we want to cross over into fine art pieces.”
Mural by artists Lookout & Wonderland.
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Operation Creative Freedom
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Operation Creative Freedom
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Mural by artists Lookout & Wonderland.
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Operation Creative Freedom
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Operation Creative Freedom
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Paying it forward
Caruso estimated that as many as 40 artists and musicians have joined the effort.
The core group now, he said, is about 11 people, and friends and families often tag along to help out, given they have just 16 hours over three days to finish the job.
Mural by artist Oitama.
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Sandy Yang / James Hamblin
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Mural by artist Lori Damiano.
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Operation Creative Freedom
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Operation Creative Freedom
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Among the regulars: Wong and his wife, Wendy Lau, who once organized DIY punk shows to fund music education at their daughter's Chinatown school. In Caruso, they saw a kindred spirit.
Caruso later brought the collective to paint at that school and eventually invited their daughter, Linda Lindas bassist Eloise Wong, to join his fifth grade art and music project.
“All of these kids on the blacktop were all just screaming their hearts out,” Eloise said. “It's cool how Erik — Mr. Caruso to them — shows them, like, raw ways to express themselves through cool art.”
