The Brief

About a month after the Eaton Fire destroyed thousands of houses in Altadena, fleets of smoke remediation vans could be seen parked outside the homes still standing.

Ash from the fire is potentially hazardous to human health, according to the public health officials. Work to safely remove that debris is now in full swing inside many homes.

But there’s no van outside the Pasadena home of a tenant we’re calling Elizabeth. Her single-family rental house is about three blocks south of houses that were incinerated. When she asked about her landlord’s plans to do something about the smoke damage, the landlord ordered her, her husband and her two young children to move out.

“After all the things that we've all been through, to now hear that your landlord is not only not going to clean the house, but wants you out because you’ve asked him to take care of the cleaning of the house ... it's so upsetting,” Elizabeth said.

LAist is not using her full name because of her concerns about further straining her relationship with her landlord and jeopardizing any future housing search. We have reviewed her landlord’s correspondence with her to verify what she’s been told.

Elizabeth is among several tenants near the Eaton Fire burn area who told LAist they’re not getting clear answers from landlords or property managers about who will take responsibility for cleaning homes coated in ash. In some cases, landlords have outright refused to fix smoke damage, telling renters they can either pay for it themselves or move out.

Housing experts say that under state and local laws, landlords are required to address smoke damage. But in practice, some renters are being told by government officials that their only path for getting this work done is to take their landlord to court.

‘No plans to clean this house’

Elizabeth’s family is renting a Craftsman home. The architecture is charming, but like many houses in Pasadena, it shows its age. The old latch windows don’t fully close. Hurricane-force winds were able to spew ash through the cracks, leaving visible residue in many areas.

The worst ash buildup is in her 10-year-old daughter’s bedroom, where the windows blew open, Elizabeth said. A dark layer of soot covered the child’s desk and toys.

Elizabeth said finding another nearby home to rent isn’t a viable option because the market has been flooded with fire victims. There are few available homes, and costs have skyrocketed as landlords increase asking rents — in many cases, higher than what is legally allowed.

“We're still paying rent here, and yet living at a friend's house for free for a couple more weeks,” Elizabeth said. “Then we really don't have anywhere to go because there's been no plans to clean this house.

“Unless we pay out of pocket and clean this place up, it's not going to happen.”

Smoke remediation vans have become a common sight in Pasadena, but some renters say they're struggling to get answers and timelines.

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David Wagner

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Who’s responsible for Eaton Fire ash?

Housing rights attorneys and landlord advocates agree that, under state law governing rental housing habitability, removing potentially toxic debris after a fire should be a landlord’s responsibility. They told LAist that renters are on the hook for any damage to their personal belongings, such as couches or mattresses saturated with ash. But it’s the landlord’s job to make the rental housing unit habitable, experts said.

Amy Tannenbaum, an attorney with Public Counsel, said government officials “should be making clear that this is the landlord's responsibility — bottom line.”

Housing experts said many landlords are fulfilling their duty to clean up rental homes. But some may be unsure where to start.

“The first call an owner should be making is to their insurance company,” said Daniel Yukelson, executive director of the Apartment Association of Greater Los Angeles. “They need to get a proper abatement company out to the property to assess it and do whatever cleanup is necessary before the tenants move back in, so that tenants have a safe environment to go back to.”

Renters feel out of the loop 

But some landlords and property managers are declining to tell tenants if, or when, they will arrange for smoke remediation.

Jason, a tenant who also asked LAist not to use his full name because of concerns about retaliation from his landlord, said a representative from his renters insurance company confirmed that his policy would not cover smoke remediation for his two-bedroom apartment in Pasadena.

“They would cover my personal property, but not the premises,” Jason said. “I was like, ‘Well, who would do that?’ And he was like, ‘Well, your landlord should.’”

“Yeah, they should,” Jason continued. “But they are, I think, trying to avoid that.”

Jason said he and his daughters have been bouncing between Airbnb rentals and hotel rooms, waiting for updates from his property manager. He said the apartment building has been inspected by a remediation company, but he hasn’t heard anything about the results.

“I don't want to live in a place that could be dangerous with two young kids,” he said. “It just doesn't feel like a very honest, transparent relationship, which is unfortunate when people's safety is at risk.”

Personal belongings are piled on a sidewalk outside an apartment building near the Eaton Fire burn area.

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David Wagner

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LAist

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Pasadena says ash is toxic, but doesn’t violate code

Pasadena health officials have been telling tenants that ash from the Eaton Fire is potentially toxic. But the city’s housing officials have been telling tenants they cannot force landlords to carry out ash cleanup.

Pasadena housing officials have told tenants to consider hiring an attorney and that local regulations don’t specifically address toxic ash in rental housing. The city’s code compliance employees have emailed tenants, saying, “there are no codes in regards to ash so this would be considered a civil matter.”

Pasadena’s building code says housing units are not considered habitable if they contain “debris, garbage, offal, rat harborages, stagnant water, combustible materials” or other materials that could “constitute fire, health or safety hazards.”

The word “ash” is not explicitly mentioned in Pasadena’s code. By contrast, the city of L.A.’s building code specifically lists “ash” and “partially burned building materials” as hazardous.

Tannenbaum, the Public Counsel attorney, said that discrepancy doesn’t mean ash is beyond the scope of Pasadena’s code. She said local laws include broad language about health and safety that clearly cover ash containing chemicals from thousands of destroyed homes.

“If you're saying that this ash probably contains toxic substances — including asbestos, including lead — this is injurious to human health, but it's OK for a tenant to move back in there. That's a pretty callous disregard for a tenant's health and safety,” Tannenbaum said.

LAist emailed Pasadena code compliance officials to ask how they interpret laws governing habitability of rental housing with smoke damage. We asked if they would give a home coated in Eaton Fire ash a passing grade upon inspection. They have not responded to those questions.

The city’s spokesperson, Lisa Derderian, emailed a statement saying issues that affect a renter’s well-being “may give rise to a civil action between landlord and tenant.”

The statement goes on to say, “The [Rent Stabilization] Department is also in the process of offering mediation services to facilitate resolution of complex landlord-tenants concerns, which will be available to fire victims.”

Ash from the Eaton Fire is visible on a windowsill that held potted plants. Health officials have said ash from the recent wildfires is toxic.

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David Wagner

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Renters unsure when they can return

Ryan Bell, the chair of the Pasadena Rental Housing Board, said he has heard from dozens of tenants who feel they've been left to fend for themselves.

“I think tenants are rightfully concerned,” Bell said. “Most tenants that I've talked to are simply saying to the landlord, ‘Can you please just give us a timeline? We just need to know: Do we need to stay with our folks for a month? Is it two weeks? Is it three months?’”

Renters insurance plans typically cover temporary relocation costs. But different policies have different coverage limits. And some tenants worry they’ll have to pay out of pocket if remediation work isn’t scheduled soon.

Marah Eakin and Andrew Morgan rent a home in Northwest Pasadena about one block from homes that burned down in Altadena. Since Jan. 7, they’ve been living in hotels and short-term rentals with their 6-year-old twins.

Morgan said their current Airbnb rental in South Pasadena costs about $2,000 per week.

“It costs more than our rent,” he said. “It's much smaller than our house. We don't have most of our stuff. We're just thrown way off balance. ... Like most families, we really thrive on a routine and a schedule. And it's just kind of out the window.”

The struggle to get clear answers 

Eakin and Morgan said their property management company — Cornerstone R/E Management, Inc. — went weeks without confirming whether their landlord would cover smoke remediation or when that work would happen.

Last month, a Cornerstone representative told the couple, “We are working on the basis that until told otherwise, properties are assumed livable,” according to emails sent to the tenants and reviewed by LAist. The representative said, unless anything changed, February rent would still be due.

“It feels like there's no good answer,” Eakin said. “Do we get a rental for a month? Do we get a rental for three months? Should we just cut bait and move out? There's nowhere to move, really, within driving distance of school. So I don't really know what to do.”

About an hour and a half after LAist emailed Cornerstone seeking comment about Eakin and Morgan’s situation, an employee contacted the couple to say a smoke and ash adjuster had been assigned to their case and they could soon receive a refund on their rent since the fire.

Trevor Barrocas, Cornerstone’s operating officer, emailed LAist with a statement: “We are working together with our clients and their insurance companies with the clear objective of: professionally assessing all damage, completing all necessary repairs and remediation; and, subsequently, returning displaced tenants to their homes as soon as possible.”

Shifting control of L.A. city homelessness spending away from the agency long entrusted with it to a department in city government could take a year and a half, city officials said Wednesday.

Bringing that spending in house was one of several options discussed by city councilmembers during a meeting of their housing and homelessness committee. Another option they’re considering is having the money be managed by the county, which started setting up a homelessness department about a year ago.

The city directs roughly $300 million per year to the L.A. Homeless Services Authority. L.A. County supervisors voted last April to withdraw funding for the agency, citing ongoing problems with the agency's oversight of homelessness funds. Now 10 months later, city officials are debating what to do with the troubled agency.

Just after Wednesday’s discussion ended, L.A. Mayor Karen Bass’ office released a statement urging the council not to withdraw funding from LAHSA without a plan in place.

“Withdrawing from LAHSA too quickly, without a plan and without the capacity, will no doubt cause unintended consequences that will leave more Angelenos to die on our streets,” Bass said in her statement. “What we need is a serious, thoughtful transition plan — the last thing we need is a new department and more bureaucracy.”

What’s on the table?

A staff report presented to the homelessness committee last April included several paths forward. Those options are:

• not changing anything major
• keeping the city money at LAHSA but beefing up city oversight
• shifting the funding from LAHSA to direct city control
• shifting the city’s funding from LAHSA to the county homelessness department to administer it

Councilmember Bob Blumenfield, who sits on the council’s housing and homelessness committee, said he’d be open to having the county handle the city’s homelessness spending if the county doesn’t charge the city for overhead costs.

 ”If they're doing that, then I might be willing to say, 'OK, let's give them some of our money.' … That's going help our programs and give us a more efficient route,” Blumenfield said. “We also need to get down to brass tacks and understand what it means financially.”

Currently, about 3.6% of the city’s spending through LAHSA goes to administration costs, according to LAHSA’s budget. That rate is 8% for the county’s funds at LAHSA, which will be pulled from the agency July 1 and shifted to the new county department.

Councilmember Tim McOsker said he was leaning toward working with the county on a limited number of programs, like interim housing.

City officials said they currently lack staff dedicated to advising them on homelessness policy and setting up the infrastructure to potentially take on direct oversight of the spending.

“There are no dedicated policy staff on homelessness in the city [government],” said John Wickham, a legislative analyst official at the city who presented the staff report of options to the committee Wednesday.

Additional accountability

The statement from Bass’ office encouraged the city council to develop a “thoughtful transition plan” before shifting funds away from LAHSA.

The statement touted a new Homelessness Bureau the city created for the budget that started last July to focus on “oversight, accountability and results” to the city’s homelessness spending.

But city officials noted at Wednesday’s committee meeting that no one has been hired yet at the bureau, nine months after the council approved its funding.

“We have not hired a single person for the bureau yet,” said committee chair Nithya Raman, who championed the bureau a year ago. “We need more capacity to be able to manage this work at the city and to make sure that every dollar is working well. We just do. We're not staffed to be able to handle that right now.”

Limited time for discussion

Wednesday’s discussion didn’t start until just before 4 p.m., following two hours of discourse on other items at the meeting and lasted about 45 minutes.

“It's getting very late,” Raman said around 3:45 p.m., before the committee began talking about the possible funding shift from LAHSA.

It’s been two years since Councilmember Monica Rodriguez introduced the item that was up for discussion Wednesday, with the staff report of options delivered almost a year ago. She told councilmembers Wednesday that they’ve been wasting precious time and need to be decisive.

 ”In the 316 days since this report was issued, we are finally here engaging in this conversation,” Rodriguez said. She recently criticized Raman, the committee’s chair, for not scheduling the discussion sooner.

“ No longer can we afford indecision in making decisive actions around how we change this system. We must act. We must act now,” she said.  ”We still have a broken and dysfunctional system without a singular entity directing our work around homelessness.”

Raman has said she plans to hold one more discussion — expected to be March 18 — before the committee decides next steps. From there, it will be up to the full city council to decide. The committee’s recommendations are influential, as the panel’s five members are one-third of the full council and most of what it would take to form a deciding majority on the council.

No written agreement

Officials also noted Wednesday that under their current approach, there’s no written agreement laying out what LAHSA and the city’s responsibilities are. They said one is in the works.

“What I've seen in my short period is that … if we didn't ink it, nobody could think it and then they get away with not doing the work,” said Councilmember Heather Hutt. “I think we need to be more intentional about identifying roles.”

LAHSA is in ‘crisis,’ CEO says

LAHSA was created by the city and county in 1993 to oversee homeless services. It’s governed by a CEO who reports to a commission of 10 members. Half of the members are appointed by the mayor and the other half by each of the five county supervisors. Bass also serves on the commission, having appointed herself in fall 2023.

While it’s long-faced criticism, it’s been under particularly close scrutiny for more than a year.

An audit and court-ordered review found it failed to properly track its spending and whether services were being provided.

LAHSA also has been facing criticism more recently for months-long delays in paying tens of millions of dollars to reimburse service providers — a problem officials vowed to fix nearly two years ago. Several providers recently told LAist they've had had to dip into reserves or take on debt.

While addressing the commission that oversees the organization last Friday, CEO Gita O’Neill said LAHSA was “in crisis. And I say this not as a criticism to any of our really hardworking staff. They've built what they were asked to build.”

O'Neill added of LAHSA staff that “morale is very low.”

More than a year-and-a-half after promising to provide up to 40 free carts to eligible street vendors, Long Beach hasn’t even made it halfway to that goal and now plans to cut funding for the program.

As of late February, Long Beach had supplied 11 free carts, with six more applicants waiting for final approvals. Health officials say this is because out of the 123 applicants, the vast majority haven’t completed all the steps necessary.

Long Beach originally allocated $429,500 for the free-cart program, but the City Council recently approved reducing that by $200,201, citing “low participation” and the need to balance a city budget that’s facing deficits.

Applications are still open for vendors seeking a free cart, but city officials are reviewing “the application process and overall program,” Health Department spokesperson Jennifer Ann Gonzalez wrote in an email.

Vendors, for their part, say the process was plagued by delays and complications.

Anita McCoy, who sells pastrami and hot dogs through her business Lucky Bee, said it took roughly eight months to receive a cart that was worth about $17,500. She was grateful but said it took countless emails and phone calls to the Health Department to finally get the finished product.

“I had to be diligent in my pursuit,” McCoy said.

De’Mon Tyndell, who runs The Quesadilla Calling, received his cart roughly a year after applying.

At one point, after months of email exchanges and “doing applications on applications,” Tyndell told city staff, “I don’t even want to do this anymore.”

Although he has the cart, Tyndell said he doesn’t use it for his various pop-ups throughout the week because the roughly 800-pound mobile kitchen is not “user friendly” to transport.

De’Mon Tyndell says the free cart he received from the city hasn’t been practical to use.

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Thomas R. Cordova.

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Long Beach Post

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Moving it requires a trailer with a winch because the cart’s built-in wheels are too small for it to be towed around, Tyndell said.

As a result, the cart has been sitting in storage for the past six months while he uses a flattop grill and tables he can easily load in his van.

The free cart program was aimed at small-time entrepreneurs who needed help complying with new rules the city drafted on street vending. To qualify, applicants needed to live in Long Beach, have no more than two full-time employees and operate only one cart. If approved, they could receive one of four types: fruit carts, grilled food carts, tamale carts and ice cream carts.

But many people trying to run a low-margin business don’t have time for a complicated application process.

For McCoy, selling pastramis and hot dogs from a corner in North Long Beach is just one of her side businesses. That means she doesn’t have to be out every day to bring in enough cash to sustain her operation. That flexibility gave her the time to pursue the free cart with a sense of urgency.

“I was begging them [to give me a cart] because I knew the program was going to be cut,” McCoy said.

Meanwhile, since early last year, the city has begun penalizing street vendors who don’t comply with its rules.

Health Department officials say it’s a necessary step to prevent food-borne illness caused by vendors who haven’t gone through a health inspection.

From early last year through Feb. 23, city staff seized and discarded food from 72 vendors and issued 103 administrative citations against vendors without an active business license. In 71 cases, they’ve also impounded street vendors’ equipment.

Penalties for the citations range from $100 to $500, depending on how many times a vendor has been cited.

Enforcement is carried out based on complaints. The Health Department says its staff first tries to educate vendors on how to comply, then they issue a notice of violation and finally an administrative citation. If vendors don’t heed that citation, a team responds to discard food and impound equipment.

Starting in 2022, California banned cities from outlawing street vendors altogether, but municipalities are still allowed to regulate when, where and how they can sell for health and safety reasons.

Since Long Beach adopted its rules, the city has received 358 applications from vendors seeking a business license to operate legally. As of Feb. 23, the city has granted just 55 (15.4%).

Rather than risk being cited, Tyndell limits his selling to pop-ups at farmers markets, outside bars and various events around the city where he can more easily get permits. Recently, he got a spot selling inside Good Times Billiards — a pool hall in Lakewood — and hopes to add a second location inside another pool hall on Broadway in Alamitos Beach.

That business is awaiting city approval, but Tyndell said he aims to open by the end of the month. There, he says, he’ll finally use his free cart to serve up gourmet quesadillas.

A Vietnam War memorial that became a symbol of government corruption was torn down Wednesday in Fountain Valley.

Former Orange County Supervisor Andrew Do had awarded $1 million in taxpayer dollars for the memorial in 2023 — to a nonprofit where his daughter, Rhiannon Do, was an officer.

The project was never completed.

When LAist visited the memorial last year, it was unfinished and cracked. And an architect who visited the site with LAist estimated that the monument cost a fraction of the taxpayer money awarded to build it.

Do is currently serving a five-year prison sentence in Arizona after admitting to directing money to several nonprofit groups and businesses that then funneled some of that money back to himself and family members for personal gain. LAist has been investigating the alleged corruption since 2023.

Do was also ordered to pay $878,230.80 in restitution for his role in the bribery scheme that saw millions in taxpayer dollars diverted from feeding needy seniors, leading authorities to label him a “Robin Hood in reverse.”

Supervisor Janet Nguyen, who now represents Do’s former district, which includes the memorial site, said it would have been too expensive to repair or relocate it.

“Let’s restart and do it right,” she said at the time.

Go deeper ...

Here's a look at some of LAist's coverage of one of the biggest corruption scandals in Orange County history:

LAist investigates: Andrew Do corruption scandal
Ex-Orange County Supervisor Andrew Do is ordered to pay $878,230.80 in restitution
'Robin Hood in reverse.' O.C. Supervisor Andrew Do resigns and will plead guilty to bribery conspiracy charge
Former OC Supervisor Andrew Do turns himself in, begins 5-year federal prison term
6 questions we still have after disgraced former OC Supervisor Andrew Do’s sentencing
A quiet retreat for the judge married to disgraced OC politician Andrew Do

How to watchdog your local government

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• Read tips on how to get involved.
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Low-polling Democratic candidates for governor of California struck a defiant tone Tuesday in the face of mounting pressure from party leaders to drop out before a key deadline this week.

With nine major Democrats still vying for the state’s top job, party insiders have fretted for weeks about a splintered primary vote that could result in the two leading Republicans — commentator Steve Hilton and Riverside County Sheriff Chad Bianco — finishing first and second in the June 2 primary and ensuring a GOP victor in November.

In an open letter to campaigns published Tuesday, California Democratic Party Chair Rusty Hicks called that scenario implausible but “not impossible” and urged Democratic candidates to make an honest assessment of their chances before Friday — the deadline to file and officially appear on the ballot in June.

“If you do not have a viable path to make it to the general election, do not file to place your name on the ballot for the primary election,” Hicks wrote.

But candidates who have been mired in single digits for months, including state Superintendent of Public Instruction Tony Thurmond and former state Controller Betty Yee, showed no immediate signs of heading toward the exits.

At the Alameda County Registrar of Voters office in Oakland, Yee filed the paperwork to officially place her name on the ballot.

“When I was signing the declaration of candidacy, my hands were shaking because I just thought about my mother, who is 102, and how within a generation she’s able to see her daughter do this,” Yee told KQED. “We’re undergoing a process of constant assessment, and every time we do that, we just see that this is still a wide-open race.”

Thurmond, who is Black and Latino, accused the state party of “essentially telling every candidate of color in the race for governor to drop out.”

“Aren’t we supposed to be the party who embraces democracy — a party of, by and for the people?” Thurmond said in a video posted to social media. “Well, the establishment might not be, but our campaign is, and that’s why we’re in this race to win it.”

Hicks did not call on any specific candidates to leave the race but asked those who continue their campaigns beyond this week to “be prepared to suspend your campaign and endorse another candidate on or before April 15 if your campaign cannot show meaningful progress toward winning the primary election in the coming weeks.”

The chair’s plea comes weeks after Democratic delegates failed to agree on an endorsement at the state party convention in San Francisco.

Since then, polling in the race has been largely static, with investor Tom Steyer (who has spent tens of millions of dollars on television ads) being the only Democrat to see significant traction in recent surveys.

Rep. Eric Swalwell, former Rep. Katie Porter and Steyer were the top polling Democrats in polls released last month by Emerson College and the Public Policy Institute of California.

Below that trio is a crowded field of Democratic hopefuls that includes Thurmond and Yee, along with former Health and Human Services Secretary Xavier Becerra, former Los Angeles Mayor Antonio Villaraigosa, San José Mayor Matt Mahan and former Assemblymember Ian Calderon.

Meanwhile, Hilton and Bianco have faced little competition for the Republican primary vote.

Jon Slavet, a GOP tech entrepreneur who was polling at around 1%, suspended his campaign Tuesday.

“The last few months have been a gift,” said Slavet, in a video posted on social media. “It’s also shown me that building a winning coalition, brick by brick, will take time.”

With Slavet out of the field, a primary election simulator created by Paul Mitchell, vice president of Political Data Inc., put the chances of a Republican vs. Republican general election at roughly 25%.

In his letter, Hicks said a Bianco-Hilton general election would not only upend Democratic leadership of state government but also depress Democratic turnout in the California congressional districts the party is hoping to flip in November.

“The result would present a real risk to winning the congressional seats required and imperil Democrats’ chances to retake the House, cut Donald Trump’s term in half, and spare our Nation from the pain many have endured since January 2025,” Hicks wrote. “We simply can’t let that happen.”