The Brief

Faulty electricity. No hot water. Pest infestations and persistent mold. For years, renters in Los Angeles have complained about landlords failing to address unhealthy living conditions — and local governments failing to hold those landlords accountable.

Now, the L.A. County Board of Supervisors is set to vote Tuesday on a proposal to overhaul apartment inspections and code enforcement in East Los Angeles, City Terrace, East Compton and other unincorporated parts of L.A. County.

“There need to be mechanisms when tenants are not getting the services that they're paying for,” said Oscar Zarate, an organizer with the nonprofit tenant advocacy group Strategic Actions for a Just Economy.

Ever since the organization started focusing on housing code enforcement in 2019, Zarate said he’s seen tenants let down by the county’s current approach.

“We have cases where there's been 22 inspections of a rental property with no compliance,” Zarate said. “These problems are very frequent, especially in working class communities. And we really need a system that is going to be effective in dealing with these challenges.”

Inspections for all apartments, every four years

The county proposal would create an approach to inspections and enforcement similar to programs that have been in place in the city of L.A. since 1998. Just like in the city, the proposed Rental Housing Habitability Program would require inspectors to visit every apartment in unincorporated L.A. County at least once every four years.

Under the proposal, landlords who persistently fail to fix code violations discovered by inspectors could have their properties put into a county-run Rent Escrow Account Program. Tenants in those properties would pay their rent into an account withheld from the landlord until necessary repairs are made.

Currently, the county inspects properties in response to tenant complaints. In some buildings, only 10% of units are required to be inspected under current rules.

Landlords say program’s reach would be too broad

Local landlord advocates say the county should be going after slumlords. But they argue against requiring routine inspections for all properties.

“We want to have safe, habitable housing,” said Fred Sutton, a spokesperson for the California Apartment Association. “Inspections and enforcement should be on bad actors. Those that have a history of compliance and run great properties should not have as many inspections and costs.”

The county proposal would fund the inspection program through an annual $86 per unit fee, half of which landlords could pass on directly to their tenants.

Sutton pointed to a 2020 report from the city of L.A.’s housing department, which concluded that inspection data revealed “95% of property owners are maintaining well-kept rental properties, and about 5% are not maintaining their properties.” He argued this justifies focusing routine inspections and fees on properties owned by landlords with a history of non-compliance.

Some tenants told LAist they want to see the county take a more proactive approach to making sure landlords provide safe, habitable housing.

Trying to graduate without reliable power, hot water

“There should be more enforcement for obligating the landlord to actually do something,” said Jeremiah Espinoza, an 18-year-old who lives with his parents and three siblings in an East L.A. duplex that he says has lacked reliable electricity and gas service for more than a year and a half.

Espinoza, who's in his senior year of high school, said he learned how to use a generator to charge his laptop, which he needs to complete school assignments. But it’s unreliable.

“There are days where I can't charge my Chromebook,” Espinoza said. “Since the power went out, I haven't been able to have WiFi… Sometimes I have to go to the library or another family member’s house just to finish my homework.”

Espinoza’s mother, Erika, said she has filed complaints with the county’s Department of Public Health, but the landlord has failed to make repairs. She feels like she has no choice but to stay.

“Where should I go?” she said in Spanish. “The rent is too expensive. With six people and two little dogs, I don't have the ability to pay a very high rent right now.”

Problems can persist for years

Even when county inspectors visit properties multiple times and issue a slew of code violations, tenants say there’s no guarantee landlords will fix problems in their buildings.

In 2021, when plans to reform county inspections and enforcement were just getting off the ground, LAist spoke with Lourdes Villegas, a tenant in East Compton who said her landlord was failing to address a roach infestation, faulty windows and a lack of hot water in her unit. A county inspector documented those problems and ordered the landlord to fix them.

Years later, Villegas says she’s still dealing with rodents, persistent mold, and windows that swell shut when it rains. The landlord has sent a handyman to make repairs, Villegas said, but she feels those fixes have been far from adequate.

“We just need to live in homes where we can live with dignity. That's all we're asking for,” she said.

Villegas is now represented by lawyers with the L.A. Center for Community Law and Action who are trying to mediate her case.

Joseph Miskabi, the attorney for landlord Ramon Rochel, told LAist this dispute is still in litigation, but his client is not aware of any open code violations at this time.

Violations cluster in lower-income areas

About 1 million people live in unincorporated L.A. County, which includes higher-income areas, such as Marina Del Rey and La Crescenta-Montrose. Code violations tend to cluster in lower-income areas, according to an analysis by Strategic Actions for a Just Economy.

Of the more than 10,700 code violations found by public health inspectors in unincorporated L.A. County between October 2016 and September 2021, the highest concentrations were found in various South L.A. neighborhoods and East Los Angeles.

If the board of supervisors votes to pass the proposal, inspections would begin six months after the plan is adopted.

Participate in this week's meeting

Note: This proposal is listed as the second item on the agenda.

When: The L.A. County Board of Supervisors is meeting on Tuesday, April 16, at 9:30 a.m.

Where: Kenneth Hahn Hall Of Administration, 500 West Temple St., Los Angeles

How to listen and comment:

• Live stream
• Listen phone at: (877) 873-8017 Access Code: 111111 (English) 222222 (Español
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• To address the board: (877) 692-8955 Participant Code: 4433663

How to watchdog your local government

For people who live in L.A., the board of supervisors and city council have the most direct impact on housing affordability in your neighborhood.

• Learn more about who influences local housing policy

The best way to keep tabs on your own local government is by attending public meetings for your city council or local boards. Here are a few tips to get you started.

• Find meeting schedules and agendas: City councils usually meet at least twice a month, although larger ones may meet weekly. Committees and boards tend to meet less often, typically once a month. You can find the schedule and meeting agenda on your local government’s website, or posted physically at your local city hall. Find more tips here.
  
  • Find L.A. City Council agendas and meeting dates
  • Find meetings for L.A. city boards and commissions
  • Find L.A. County agendas and meeting dates
• Learn the jargon: Closed session, consent calendars and more! We have definitions for commonly used terms here.
• How to give public comment: Every public meeting allows community members to give comment, whether or not it’s about something on the agenda. The meeting agenda will have specific instructions for giving public comment. Review more details here.

The Los Angeles Unified School District shortened the application window for specialized academic programs this year, and will no longer accept paper forms.

Applications for the district’s magnet, dual language and affiliated charter schools for the next academic year opened Oct. 1 and are due Nov. 6, 2026.

How does it work?

If you want your child to attend their neighborhood school, enrollment is fairly straightforward. There’s a separate process for the district’s specialized programs called Choices.

There are two windows to apply — on-time and late. The latter consists of all the spaces left after families who applied on time accept their offers.

Here’s the timeline for the 2027-28 school year:

• Sept. 2026: School fairs start.
• Oct. 1, 2026: Choices application opens.
• Nov. 6, 2026:  Deadline to apply online.
• Dec. 1, 2026:  Late applications begin. 
• February 2027: On-time applicant results sent. 
• March 5, 2027: Deadline to accept or decline school offers for on-time applicants. School assignments for late applications follow the processing of on-time applications. Students may be offered a spot through the start of the spring semester. 
• Aug. 12, 2027: The school year begins.

LAUSD will no longer accept paper Choices applications. If families do not have a computer, they can use a smartphone to complete an application. LAUSD will also allow families to use computers at school parent centers.

How to prepare

Every child within LAUSD boundaries is assigned a school — find yours through the district’s “resident school identifier.”

But there are also hundreds of other programs available through the Choices process.

Those include:

• Magnets: Programs on a specific theme, such as science, math, language, advanced studies or art. These programs were originally established to integrate segregated schools and have a unique “points” system to prioritize applications. 
• Dual language or immersion: Students learn in English and in a second language such as Spanish, Mandarin, Korean or Armenian. 
• Affiliated charter schools: District-run schools with more freedom to try different types of teaching or other programs. 

No one type of school is inherently better than another, and no one metric defines a great school — there are many factors beyond test scores to consider, and we go over some of those here.

By far the most frequent piece of advice we’ve heard is to go on an in-person school tour if possible.

“The very best thing that people can do is go to the school and try to watch the way that educators interact with students, the way that students interact with each other, and the way that families are included or not in the life of a school,” said Jack Schneider, a University of Massachusetts, Amherst, education researcher and parent. “Once you do that, you really get a sense of what kind of place kids are going to school.”

Some schools post tour information online, but you may need to call for details.

LAUSD also hosts fairs, organized by geographic region, where multiple schools table and share information about their programs, through mid-October.

The Justice Department found Thursday that the law school at the University of California, Los Angeles, illegally considered race in admissions.

The announcement follows a similar finding against the university’s medical school and comes as President Donald Trump’s administration ramps up scrutiny of colleges’ processes for selecting students. The administration also has accused the UC Berkeley Law School and the medical school at the University of California, San Diego, of illegally discriminating against white and Asian applicants.

The UCLA School of Law said in a statement that it was committed to making admissions decisions in compliance with all applicable laws.

“Students are admitted through a comprehensive, merit-based review process that considers each applicant’s achievements and experiences,” the statement said. “We are confident in our process.”

Affirmative action in college admissions has been illegal since a 2023 Supreme Court ruling forbade it. The same ruling said colleges could continue to assess how applicants’ backgrounds might speak to broader characteristics, but Trump has accused colleges of using applicants’ personal statements and other proxies to consider race in admissions — which conservatives view as illegal discrimination.

The Justice Department’s investigation found UCLA’s law school discriminated against white and Asian American students by favoring Black and Hispanic applicants in its 2023, 2024 and 2025 incoming classes. Its analysis found the mean LSAT score was lower for admitted Black applicants than for admitted white applicants.

The department also said admissions staff at the law school instructed applicants during recruitment efforts, including one called the “Diversity Admissions Open House,” how to reveal their race in essays.

“Like many of its peer institutions, UCLA Law School runs a two-tiered admissions system whose academic bar for acceptance shifts up or down depending on the color of your skin,” said Harmeet Dhillon, head of the department’s Civil Rights Division, in a news release.

California voters ended affirmative action in college admissions in a 1997 ballot measure. In a brief filed in the Supreme Court case, the UC system said the change led to a precipitous drop in underrepresented minorities, especially at the system’s most selective campuses. The brief said UC went on to implement a range of race-neutral measures to increase diversity.

The Trump administration also has sued over the main UCLA campus’s response to allegations of antisemitic harassment. The administration’s latest finding sets the stage for a voluntary resolution to bring UCLA into compliance with the Justice Department’s legal interpretation or, if none can be reached, potential legal action.

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Artist Hedy Torres asked a 20-something student from Cal State Northridge to sit for a portrait nearly a decade ago. Using charcoal on paper, she drew the dark-haired young man in black and white — but she deliberately kept the portrait unfinished.

The idea was that she would complete the piece if her subject, a DACA recipient named Lino de Jesús Pérez Cuevas, ever attained lawful permanent residency.

And now he has.

DACA, which stands for Deferred Action for Childhood Arrivals, is a program that provides two-year work permits and deportation relief for people who were brought to the U.S. as children. The permits can be renewed, but the program does not grant a pathway to citizenship. 

In late September, Pérez Cuevas — who is now married, a father, a green card holder and an adjunct instructor at his alma mater — sat with Torres once again.

Torres’ project involves interviewing subjects as she sketches them. This year, she invited the public to watch her complete the portrait as she spoke to Pérez Cuevas about what it took for him to get a green card and what that means for his life.

About two dozen people gathered at a community center in West Hollywood’s Plummer Park to see her add details to the piece that speak to the passing of time.

“I just wanted to make people empathetic to what [immigrants] go through during this process,” she said. “You have to be very patient. There is a lot of uncertainty.”

Responding to the potential loss of relief

Pérez Cuevas, who was born in the Mexican state of Oaxaca, was brought to the U.S. by his parents when he was 2.

When Torres drew him in 2017, he was pursuing a master’s degree in kinesiology at Cal State Northridge. That year, then-Attorney General Jeff Sessions announced intentions to rescind DACA, which had enabled him to set goals without the fear of being deported. A 2020 Supreme Court decision allowed the program to continue.

Torres was once undocumented herself, so she understood the 2017 announcement was earth-shattering for the approximately 800,000 people who were then in the program, she said.

The original, unfinished portrait of Lino de Jesús Pérez Cuevas.

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Courtesy

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Hedy Torres

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That year, Torres was also a student at CSUN, working toward a master’s in fine art.

She recalled recently that she wanted people to see DACA recipients as people, not numbers. And so, for her master's project, she proposed creating portraits of DACA beneficiaries.

The portraits would be rooted in interviews conducted as she drew her subjects. Leaving them unfinished, she said, would symbolize the precarity of the moment.

The pieces would have enough detail for viewers to see the subjects’ faces clearly, particularly their eyes and expressions. Other elements, including their bodies and clothing, would be more of an initial sketch.

The university greenlit her project and gave her a grant to pursue it. There was just one problem: Torres had to convince reticent DACA recipients to share their stories.

Building trust 

When Torres first messaged Pérez Cuevas about the project, he ignored her for two weeks, he said. But because they had a mutual friend, he eventually agreed to meet with her.

“I was trying to see whether this person was just an academic trying to complete a project for her own benefit, or whether she really cared about the community,” he told LAist.

They met at a coffee shop. Pérez Cuevas learned about the artist’s journey from the Mexican state of Colima and everything she’d lived through since.

Before 2015, for example, an undocumented person in California could not get a driver’s license. When she was undocumented, Torres was stopped by police and had her car impounded. She said she had to cobble together thousands of dollars to get her car back from a tow yard.

Pérez Cuevas could relate. He had experienced the same thing.

He decided to trust her.

After she drew him, Pérez Cuevas helped Torres connect with more DACA recipients at the university. She drew four other portraits, which were also left unfinished.

These works were acquired by the university, with the agreement that Torres would be able to borrow and complete them when — and if — her subjects attained lawful permanent residency.

Community members watch Artist Hedy Torres update the portrait at Plummer Park in West Hollywood.

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Julia Barajas

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LAist

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‘A sense of freedom’  

As she worked on the portrait, Torres added soft lines rendered in charcoal to the image of Pérez Cuevas’ face, along with a robust mustache. And she continued the interview.

“What did you imagine your life would be like when you were young?” Torres asked.

Thinking back to high school, Pérez Cuevas said he realized then that not having a social security number barred him from decent-paying work.

“I didn't really understand what I was doing with my life,” he said, adding that he used to not think higher education was for him even while he was at CSUN. “My state of mind was really dark back then.”

He credited a college counselor with helping him navigate school. He earned his degree in 2017.

Pérez Cuevas said he has intimate knowledge of what it’s like to live with constant uncertainty: not knowing how he would pay for college because he did not qualify for federal financial aid; not being able to travel outside the country; and waiting anxiously for federal officials to make decisions on immigration laws that could transform his life.

“I can't stress enough how difficult it is psychologically to wait because it's something that can revolutionize your life,” he said. “You're betting your whole life on this approval and just that suspense of waiting, waiting, waiting, living with that anxiety.”

Torres completed her portrait of Pérez Cuevas in September 2026. Four other portraits remain unfinished.

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Julia Barajas

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LAist

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U.S. Citizenship and Immigration Services continues to process renewal requests for existing DACA recipients, but the agency is no longer approving first-time applications.

Under the second Trump administration, DACA recipients are also experiencing significant delays with renewals. Some have lost their jobs. Recipients have been deported. According to the agency, the median processing time for DACA renewals was one month in 2023. Currently, it’s taking seven months to process most cases.

Pérez Cuevas said he was able to adjust his immigration status after marrying a U.S. citizen and consulting with an attorney. His lawyer helped him secure a document that allowed noncitizens to travel abroad and seek legal re-entry.

“Did getting permanent residency give you a sense of freedom, a freedom you probably didn't have when you were under DACA?” Torres asked him.

“Absolutely,” Pérez Cuevas said. “The biggest freedom was psychological freedom. You have this weight that you've been carrying all these years that finally just gets thrown off your shoulders.”

One of the things he feared most was long-term separation from his parents, he said.

When his mother and father migrated to the U.S., they did not see their own parents — his grandparents — for 40 years, Pérez Cuevas added. After his parents moved back to Mexico during the pandemic, he feared they would also go decades without seeing each other.

But having a green card enables him to travel and see his family.

Pérez Cuevas told Torres that, paradoxically, the threat of losing DACA made him “weirdly ambitious."

He said he doubled down on his studies and took on every internship he could. He figured that if the U.S. decided to deport him, he’d still have his education and work experience.

“Even on the days where I didn't necessarily have the greatest energy or the greatest state of mind, I showed up for myself,” Pérez Cuevas said.

Southern California is expected to see the longest heat wave of the season.

The National Weather Service has issued an extreme heat warning for the greater Los Angeles area from Friday through at least next Thursday, and forecasters say it’ll likely extend beyond that.

Temperatures are expected to be in the mid-90s to mid-100s, even in coastal areas.

“Unfortunately, we don't really see an end to it as far as we can tell, and that's probably the biggest thing we wanna highlight, is that while we have had hotter events this season already, this one might be the longest-lasting,” said Ryan Kittell, a meteorologist with the National Weather Service.

Kittell said they expect to see a few daily records to be broken.

Southern California saw a record-breaking 10-day heat wave in the summer of 2022.

What does the hot weather mean for fire risk? 

Forecasters say conditions likely won’t meet the threshold for issuing red flag warnings (extremely dry air and windy conditions), but the risk of fire is still going to be high during the heat wave.

“It’s still concerning, and if a fire were to get started in the wrong area, it could grow pretty fast,” Kittell said. “ We do have a history of large fires in similar environments with similar heat, similar time of the year.”

As of Thursday afternoon, Southern California Edison said nearly 10,000 customers in parts of Riverside County were under consideration for power shutoffs, which are used to reduce the risk of electrical equipment starting a fire.

How do we manage through the heat? 

Kittell said people should make plans to stay cool during the long heat wave, and check in on neighbors who are elderly, or on families with young children.

Officials say residents should limit outdoor activities to the early morning hours, stay in air-conditioned places in the afternoon and evening hours, and stay hydrated.