The Brief

Survey after survey shows that the cost of housing is a top concern for Los Angeles voters. And the issue sharply divides candidates vying for mayor in the June 2 primary.

Mayor Karen Bass says her efforts to fast-track affordable housing are working. But few apartments have been built so far. She has fought to keep new apartments out of most of the city’s residential neighborhoods, pleasing homeowners but angering some housing advocates.

City Councilmember Nithya Raman has said her different vision for tackling housing affordability was pivotal in her decision to run against Bass. Citing unaffordable rents and home prices, Raman has promised to accelerate building in more parts of the city.

Raman’s housing platform has won her the backing of many in the Yes In My Backyard (YIMBY) movement. But critics say her support of density could drastically transform some single-family neighborhoods.

Political outsider Spencer Pratt has promised a downtown L.A. housing boom once he “gets rid of” tens of thousands of unhoused people. But he has been called out for spreading false information about state housing legislation.

Other candidates have presented their own ideas about the city’s housing affordability issues, but they’re behind in the polls.

Here are where the top three candidates stand on housing in L.A.

What Bass says she’s accomplished so far

When asked what she has done to bring down rents, Bass has pointed to a program she created in her first week in office: Executive Directive One. It speeds up city approvals of 100% affordable apartment projects.

By some metrics, ED1 has been a major success. After the program launched, developers flooded the city with applications.

L.A.’s Planning Department has received plans for 43,360 apartments since ED1 launched in December 2022 and has approved 34,298 of them. Under the directive, developers must agree to keep all units in these buildings affordable to low and moderate-income Angelenos.

Karen Bass

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Courtesy of the campaign

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But few of those units are actually getting built. The city’s Building and Safety Department says 8,058 apartments have been issued building permits. Only 298 have received certificates of occupancy, the last step in getting an apartment ready to rent to tenants.

In a recent mayoral debate, Bass said some variables are out of her control.

“Some of the factors are the price of construction materials, just the general economy,” Bass said. “We are doing everything we can to make sure we are able to fast-track that housing.”

Bass has also said the city’s adaptive reuse program, which allows office buildings to be converted into housing, has enabled the creation of more than 43,000 potential units.

The Building and Safety Department told LAist it could only find two units that have received certificates of occupancy since she took office. However, the city-wide expansion of this program, building off an older program limited to downtown L.A. and some other urban cores, only took effect in February 2026.

Do apartments belong in single-family neighborhoods?

Bass has scaled back ED1 from its original design. She banned projects in historic zones and on many lots with existing rent-controlled apartments. She also blocked projects in the nearly three-quarters of residential land reserved for single-family homes.

Bass says new housing belongs on commercial main streets, so homeowners in single-family zones don’t have to see apartments going up next to their lots. That’s one of the reasons she asked Governor Gavin Newsom to veto Senate Bill 79, a major new state housing law allowing taller, denser apartment buildings near transit stops, including in some single-family zones.

Raman has said she views this issue differently. She has said all kinds of neighborhoods need to accept denser housing. She defended an ED1 project in a single-family neighborhood in her district, even as city leaders tried to kill it. Courts eventually ruled the city fought that project illegally.

Los Angeles City Councilmember Nithya Raman announced Saturday that she is running for mayor.

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Raman Campaign

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Joining a minority of City Council members, Raman voted not to oppose SB 79. She has said young families are leaving L.A. because they can’t afford housing, and the city should do more to plan for increased density throughout the city, including in some single-family neighborhoods.

“We desperately need this housing,” Raman said in a recent debate. “What I want to do is go out here and not lie to you that we can keep everything the same, and Sacramento will not intervene. That is not possible.”

Raman has said that as mayor, she’ll make departments respond to zoning-compliant housing applications within 60 days.

Pratt’s plan for a downtown building boom

On his Substack, Pratt has said that L.A.’s housing supply shortage is “a myth.” But the former reality TV star also promised on a recent podcast to “speed up building” and work with architects to “bring Art Deco back.”

In a recent debate, Pratt said as mayor he’d get up to 20,000 apartments built in downtown L.A. by removing unhoused people.

“I’m gonna have 40 blocks when I get rid of all the drug addicts that are sleeping on the sides of all these empty buildings,” Pratt said. “We will have so much high-density… We have plenty of places to build. We don’t need to put a seven-story cement structure in a single-family neighborhood with no parking.”

Spencer Pratt

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Courtesy of the campaign

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Last year, Pratt drew attention on social media for opposing SB 79. He said the law would bring high-rises to the Pacific Palisades, where his home burned down.

Critics pointed out that was never true, because there are no qualifying transit stops in the Palisades.

What about the city’s controversial 'mansion tax'? 

In 2022, L.A. voters passed Measure ULA, perhaps better known as the city’s “mansion tax.” It has taxed the sale of real estate valued at $5 million or more. It applies not just to single-family mansions, but also to apartment buildings and other commercial real estate.

Economists argue the tax has led to a slow-down in apartment construction at a time when L.A. needs more housing. Defenders say it has raised more than $1 billion for affordable housing construction and tenant aid programs.

Raman surprised many of her colleagues earlier this year when she proposed putting a measure on the June ballot to ask voters to exempt apartments built within the last 15 years. That effort failed, but Raman has continued to push for changes to Measure ULA.

Last year, Bass asked state lawmakers to pull a last-minute bill aimed at similar reforms, saying more tweaks were needed to get the policy right.

Pratt has said he would push for a full repeal of Measure ULA. The Howard Jarvis Taxpayers Association has qualified a measure for the November ballot that, if passed, would do just that.

Where do the candidates stand on rent hikes and tenant protections? 

As housing committee chair, Raman has said she pushed the council to pass the first update to the city’s rent control limits in 40 years. She has also said her efforts to pass new tenant eviction protections and legal aid programs are helping keep vulnerable renters housed.

Bass also supported the city’s new, lower rent hike limits. She says she’s been working with the Mayors Fund, an outside nonprofit, to provide eviction defense services to many tenants.

Pratt has said that state and city tenant protections amount to “squatter’s rights.” He has said he will work with the city attorney to streamline evictions and remove tenants within 72 hours.

Flies, rodents and other pests have been a persistent problem in Boyle Heights and nearby communities as millions of pounds of food rot in a nearby burned-out warehouse. It’s gotten bad enough that L.A. Mayor Karen Bass is asking for action from the L.A. County Department of Public Health.

In a letter sent Tuesday to county Public Health Director Barbara Ferrer, Bass said she’s “concerned with County DPH’s pace in addressing this disaster” and the risks it posed to health and quality of life.

“Possibly the worst manifestation of these risks is the severe infestation of flies in Boyle Heights and neighboring communities,” Bass wrote.

LAist has asked the Department of Public Health for comment and will update this article when they respond.

The back-and-forth between jurisdictions

Bass wrote that the city of L.A., which does not have its own health department, is largely dependent on L.A. County for control of potentially disease-carrying vectors. The city has said elsewhere that its Sanitation Department did set about 250 rat traps in surrounding areas.

Bass’ letter says the county took its first steps to hold warehouse operator Lineage accountable for a fly infestation on July 17, ordering the company to remove flies and mosquitoes from the property.

“Although I appreciate that County DPH has taken this first step, the County’s report only directs Lineage to eliminate flies from Lineage’s own property,” Bass’ letter to Ferrer states.

Bass urged the county to compel Lineage to address pests at neighboring properties “with aggressive measures to eliminate the flies and any other vectors.”

As for L.A. County’s Department of Public Health, a spokesperson told LAist on July 17 that it had itself directed the city and Lineage to address the pest situation.

“Los Angeles County Department of Public Health requested that both Lineage Logistics and the City of Los Angeles develop and implement a vector/insect control plan,” the statement reads.

Lineage’s part

According to Councilmember Ysabel Jurado, who represents Boyle Heights on the L.A. City Council and met with Lineage representatives on Monday, an inspector contracted by the company confirmed that the rotting food at the warehouse is serving as a breeding ground for flies. The infestation won’t go away without addressing the root cause, Jurado reported the contractor as saying.

“Removing waste, adding odor-control equipment, and conducting a pest inspection are important,” Jurado said in a statement. “But residents are asking a more fundamental question: Are conditions actually improving? They deserve evidence, timelines and accountability — not just a list of activities.”

Lineage has not yet presented its pest control plan to the public.

A ticking clock

The first day of instruction for L.A. Unified schools is Aug. 12, three days before the city’s current deadline to clear the warehouse — a deadline Lineage does not appear to be on track to meet.

That’s led many teachers and parents to raise the alarm about smells and pests that may very well still be around when school starts. An LAUSD spokesperson told Boyle Heights Beat that it is prepared to temporarily relocate nearby schools, as they did with summer programs during the warehouse fire.

Lineage meets deadline at last minute

Meanwhile, Lineage also faced a deadline of Tuesday to present a plan to air quality officials on how to address smells of spoiled food, which have been reported from miles away. A South Coast Air Quality Management District spokesperson said that the agency received a response from Lineage at 5 p.m. and is evaluating it.

L.A.’s homeless services agency has not completed any internal audits in years — and one that was started two years ago is still incomplete because management is taking months to provide responses, officials said Monday.

The delayed audit has been looking into why the L.A. Homeless Services Authority, known as LAHSA, failed to spend $7 million in federal dollars it was granted to house and serve people in need. The roughly six-page audit report hasn’t been released because it’s missing LAHSA management responses that were requested over two months ago, officials said.

Internal audits are considered critically important to protecting taxpayer dollars at every level of government. L.A. County auditors, for example, issued about 100 reports in a recent fiscal year.

“ We haven’t gotten anything,” said Erum Shahnawaz, LAHSA’s chief internal auditor, referring to the lack of response from LAHSA management at a meeting of the agency’s audit committee on Monday.

“That’s the only thing that's holding us from issuing the final report,” Shahnawaz said of the underspending audit.

That audit is examining a repeat problem. A previous, external audit in January 2022 found LAHSA had left $3.5 million in federal grants on the table by not using them.

Shahnawaz flagged management’s delays to the LAHSA Commissioner Justin Szlasa, Szlasa said. He chairs the commission’s audit committee, and has repeatedly called out LAHSA executives’ delays in providing information about taxpayer spending over the past year.

“ I've been trying to intervene and use whatever I can to try to help provide support,” said Szlasa as he described his attempts to get the auditor the answers needed to complete the report.

Szlasa was appointed to the commission by L.A. County Supervisor Kathryn Barger.

 “It shouldn't take us two months to receive a…management response to an internal audit,” Szlasa said at Monday’s meeting. He said the industry standard for internal audits is eight or nine weeks from start to finish. That compares to the two years — and counting — for LAHSA’s federal underspend audit.

“We haven't had a single internal audit completed here in the last couple of years, which is nuts,” Szlasa added. He called for internal audits to happen much more frequently.

Long delays to LAHSA audits also are not new. In November 2024, the county issued a widely-seen audit that included findings that LAHSA was failing to complete internal audits.

Half of LAHSA’s governing commission is appointed by L.A. Mayor Karen Bass and half appointed by each of the five county supervisors. Bass is also the only elected official on the commission. She served on the audit committee for several months last fall. Records show she was absent for all of the meetings during that time.

Janine Lim, LAHSA’s deputy chief financial officer, said management’s responses to the audit on underspending haven’t been provided yet because LAHSA leadership did not have clearly defined roles for who is supposed to coordinate responses to internal audits.

“ We need to work on clarifying that role internally,” Lim said.

 “The last two months have been probably some of the most stress-filled two months that we've had at LAHSA,” said Paul Rubenstein, chief of staff to LAHSA CEO Gita O’Neil, pointing to mass layoffs.

Szlasa said there’s not that much in the audit for management to respond to.

“It's like, six pages or less,” he said.

Szlasa said  another option is to “just say we've asked management for responses and we're awaiting management response. We can publish the results.”

In response, Shahnawaz said that if management doesn't have an updated timeline for a response, then she’ll go ahead and issue the report without the response.

Once they floated that idea, Lim committed to providing the responses by next Tuesday.

LAHSA’s leadership has downsized the internal audit team — dropping from a staff of three to just one in the agency’s proposed budget up for approval Friday.

Delays in getting access to financial records

The delayed responses from management are not the only thing that’s been slowing down audits, Szlasa said at the meeting.

LAHSA policy, approved by its governing commission, says internal auditors are “ authorized to access all organizational records, personnel, and systems necessary for conducting audits,” he said.

But the auditor has faced challenges in actually getting that access, Szlasa said — including delays in being allowed to view LAHSA’s databases that show contracts and financial payments.

 ”We finally were granted access, but it wasn't, it wasn't easy, it wasn't immediate. It was slow,” Szlasa said.

Many failed outside audits

The delays on the internal audit come even after LAHSA failed multiple external audits in recent years, which have found the agency — overseen by city and county elected officials — has neglected to properly track billions of dollars in spending.

Largely in response to earlier audits, L.A. County supervisors pulled funding from LAHSA and are having the county instead oversee it directly. L.A.’s mayor and City Council have continued to have LAHSA manage the city’s homeless spending while the council delays plans to start studying a possible plan to transition away city tax dollars.

Signatures under scrutiny

LAHSA is also in the midst of a different internal audit — expected to finish in late August or early September — examining whether top officials followed requirements when signing contracts and letting others sign. It was launched in the wake of LAist reporting that found LAHSA’s then-CEO Va Lecia Adams Kellum’s signature finalized a $2.1 million contract with her husband’s employer.

LAist also discovered Adams Kellum’s signature, as LAHSA’s CEO at the time, finalized a quarter-million-dollar contract between LAHSA and a longtime service provider she led up until two months earlier.

That contract was signed so soon after she left the service provider — St. Joseph Center — that the contract paperwork still listed her as one of St. Joseph Center’s points of contact and authorized signers.

She is currently under a state ethics investigation into whether her actions were an illegal conflict of interest.

When Bengara opened in Los Angeles' Arts District earlier this year, its owner and head chef had something special lined up in their kitchen arsenal.

It was genshiyaki, a rare traditional Japanese grilling method that dates back 1,500 years.

Chef and co-owner Tyler Burges had only encountered it once while traveling in Japan at a robatayaki spot in Fukuoka, a port city on the island of Kyushu.

Robatayaki, a style of slow, ember-cooked grilling rooted in Japan's rural coastal kitchens, usually centers on an open charcoal hearth. But the restaurant Burges visited had something even more noteworthy: a genshiyaki pit, a gentler, ambient method of cooking that uses radiant heat instead of direct flame.

Loving the unusually subtle, delicate flavor and texture it produced, he and head chef Phil Mireles decided to bring genshiyaki back to the U.S. and build their Arts District restaurant around it. The genshiyaki pit is a rare enough technique that Burges had to work with fabricator Phil Roxworthy for six months just to get the grill built to spec.

It's Burges' and Mireles' first L.A. project. The pair are also behind Smoke Door, their acclaimed Lake Tahoe restaurant, and Bengara brings a more casual, day-to-day take on the same fire-driven cooking.

All roads lead to the Arts District

Chef/owner Tyler Burges (left) and head chef Phil Mireles at Bengara.

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Wonho Frank Lee

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Courtesy Bengara

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Burges and Mireles both got their start at San Francisco's Saison and Angler under chef Joshua Skenes — who's now just down the street in L.A. at LYNX with fellow alum Brandyn Tepper.

Burges traces Bengara's DNA back to two mentors: Ron Siegel, who introduced him to Japanese ingredients and technique in his mid-20s, and Skenes, who taught him to cook with live fire. It was Skenes, Burges said, who showed him that fire didn't have to mean char and bravado.

"The one thing I loved about wood-fire cooking is you get this subtle, sweet barbecue flavor when you cook correctly over embers, and you don't cook directly over the fire," Burges said. "Most places, when you think about grilling something, you think of char, bold flavors, masculine flavors. But Chef Josh — it's like a master art, getting really delicate, subtle flavor using that grill method."

The uni kiritampo, Bengara's take on a traditional Akita-prefecture rice skewer, finished with scallion.

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Wono Frank Lee

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Courtesy Bengara

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What sets the food apart

Take their luscious miso cod. On a normal grill, the marinade's sugars would blacken before the fish cooked through. On the genshiyaki pit, the cod sits at a distance from the embers, cooking gently until the very end, when it's given one last pass directly over the coals — what Burges describes as a final "kiss" of heat before it hits the plate.

To fuel genshiyaki's slower, ambient style, ordinary charcoal or wood is replaced with binchotan, an ultra-dense, pure-carbon hardwood charcoal traditionally made in Japan, which burns hotter and cleaner.

The signature dish

A perfect example of how this cooking style comes together is the uni kiritampo, the Akita prefecture rice skewer, reimagined with uni and cooked via genshiyaki — born of an offhand kitchen conversation with one of the restaurant's Japanese chefs about regional dishes cooked over fire.

Once they realized genshiyaki was the dish's original, historic cooking method, the rest fell into place.

"It's like the most delicious thing," Burges said. "I don't know why it never made it over to the United States earlier."

Bengara's Arts District dining room pairs industrial bones with warm, low lighting and long communal tables.

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Wonho Frank Lee

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Courtesy Bengara

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The chewy exterior, with just a hint of smoke, gives way to a creamy inside, like a caramelized custard, that’s topped with a decadent amount of uni, providing a semi-sweet finish — one memorable bite.

Tasting menu option

Bengara recently added a daily eight-course tasting menu ($98) that doubles as a greatest-hits tour of the kitchen — Toyosu carpaccio with chili coffee oil, pork belly "tacos" wrapped in mochi crepes, miso cod, Mary's half chicken, and handmade citrus soba, with optional wagyu and uni add-ons.

The price includes a beverage pairing, with a full non-alcoholic option alongside the boozy version. Walk-ins are welcome, and reservations can be booked via OpenTable.

Topline:

Why it matters: Museum officials said you will “likely experience high demand and long wait times in the queue" and thanked people for their patience.

LAist saw estimated wait times up to 6 hours, and it took a little more than 4.5 hours for this reporter to get through. On the bright side, there were still plenty of tickets left, including for the first day. Do not refresh the page or you may lose your spot.

The details: All tickets are timed entry. Tickets are $25 for adults and $21 for those 65 and older. Children, members, active-duty military, personal aides or attendants and EBT cardholders have free entry. Museum neighbors in the LM37 program will also be free, with that pass opening in August.

But how do I buy: Each person is limited to nine tickets, and you’ll have 20 minutes to check out once they’re added to your cart, according to the museum. You can find the link here.

What's next: The grand opening is Sept. 22.

Go deeper: How to secure Lucas Museum of Narrative Art tickets ahead of the fall opening