The Brief

The ash hadn’t yet settled on thousands of destroyed homes when eagle-eyed tenant advocates started noticing the massive rent increases posted on a popular real estate website.

Within days of the historic fires in Los Angeles County, advocates began tracking listings for rental housing on Zillow that raised asking rents far above the 10% limit under California’s law banning post-disaster price gouging.

Now, after weeks of combing through listings (more below on the methodology), a group of volunteer rent gouging investigators has released their analysis, which they say is evidence of widespread illegal activity.

The study’s findings

Calling themselves The Rent Brigade, the group released a study Monday with their findings:

• Between Jan. 7 and Jan. 18, a total of 1,343 listings on Zillow appear to have violated the state’s price gouging ban.
• Those listings appear to have collectively sought to illegally overcharge tenants by $7.7 million per month, or $92.4 million per year.
• Rent hikes outside of legal limits were steeper on the lower end of L.A.’s housing market. The bottom quartile of listings by price saw a 46% median rent increase compared with a 27% increase in the top quartile. [Keep in mind that 10% is the post-disaster cap.]
• ZIP codes in areas including West Hollywood, Malibu and Venice had the most listings that appear to be over legal limits. But lower-income neighborhoods like Koreatown and Vermont Square also had high numbers of listings.
• Of the 1,343 listings analyzed, the study’s authors said Compass had 58 listings that appear to exceed legal increases, the most of any single real estate brokerage.

In her day job, Chelsea Kirk is a policy director with Strategic Actions for a Just Economy, an L.A. tenant rights nonprofit. She said she independently started this effort to track rent gouging by launching a crowd-sourced online spreadsheet.

“For lack of a better word, it became viral,” she said.

One alarming conclusion from analyzing all this data, Kirk said, is that more dramatic rent hikes have been happening on traditionally lower-priced housing.

“One of the most surprising things was seeing how widespread this is, not just in affluent areas,” Kirk said.

How the study came about

The Rent Brigade is a new independent collective made up of tenant advocates, web programmers, housing researchers and ordinary Angelenos. Those involved in the effort say they naturally gravitated toward working together after posts about alleged rent gouging flooded social media in the days after the fires.

Lauren Harper said they got involved after seeing an Instagram post by Kirk about her efforts to build a crowd-sourced rent gouging spreadsheet.

“I messaged her and said, ‘Hey, I think we can scrape that data,’” Harper said. “I got very quickly swept into this whole project.”

Initially, the group relied on user submissions to collect data on listings, looking for rentals where rates were increased above legal limits. By Jan. 15, tech savvy volunteers with The Rent Brigade had built a tool to systematically scrape data from Zillow listings in L.A. County.

Kirk said more than 150 volunteers have now contributed to this work.

“I've been fielding a lot of questions about who's responsible for this spreadsheet,” Kirk said. “We're just a group of people. But what connects us is that we're all Angelenos and we're really pissed off about what we're seeing in terms of rent gouging being rampant across the city in the wake of the wildfires. And we're committed to doing something about it.”

How the data was gathered

Monday’s study combines user submissions that have been filtered along with that scraped data to conclude that 1,343 listings appear to have broken the state’s price gouging law in one of two ways.

• Either the listings had increased their pre-fire asking rents by more than 10% in the days after the fires
• Or they newly came on the market after the fires at more than 160% of the area’s Fair Market Rent as determined by the U.S. Department of Housing and Urban Development

The study found 442 listings that increased pre-existing rents by more than 10% after the fires. But the majority (901 listings) were new listings that violated the Fair Market Rent threshold.

“There’s a question about all of these empty listings that are suddenly coming onto the market,” Harper said. “We're really interested in using this data set for further questions about vacancy rates in Los Angeles and getting a better picture of what's happening in the rental market.”

The study’s limitations 

The study comes with some important caveats. Without a detailed investigation of each listing, it’s impossible to be certain that they all violated the law. Zillow users can sometimes misclassify or inaccurately input data for their listings, the study’s authors note.

In response to LAist’s questions about the study, Zillow representatives said they have already taken down many listings that appear to have illegally raised rents.

In an emailed statement, a company spokesperson said, “We believe it is essential for housing providers to follow local housing rules, including consumer protections against price gouging during and following a natural disaster, and we are providing resources to help them understand their responsibilities.”

LAist reached out to Compass to ask about the study’s findings, but we have not yet received a response.

Anne Russell, president of the Greater Los Angeles Realtors Association, said in an email to LAist, "Our association fields calls every day from our members with questions about the price gouging law to make sure that they are complying with both the letter and the spirit of the law. Realtors have a duty under the law and the Realtor code of ethics to not partake in rent gouging, and we would encourage anyone who feels that they are encountering price gouging in the market to report it to the Attorney General or the relevant authorities.”

What’s next for anti-rent gouging efforts

Prosecutors have started enforcement of the state’s price gouging laws.

Last week, California Attorney General Rob Bonta filed criminal charges against an L.A.-area real estate agent over alleged rent gouging for a La Cañada Flintridge home, allegations the agent strongly denied. The listing at the center of that case was on The Rent Brigade’s spreadsheet. Bonta has said more investigations are in the works.

Kirk said it’s not clear that threats of enforcement are deterring landlords and agents. Even after prosecutors pledged to crack down, the study finds that listings appearing to break the law grew, with the most of any single day posted on Jan. 16 — more than a week after the fires broke out.

“I kind of expected that it would be curbed — that we would see it kind of taper off,” Kirk said. “But I'm actually feeling like people are learning, oh, I can do this.”

California could create its own multi-billion-dollar science and health research agency under a bill signed by Gov. Gavin Newsom Wednesday, helping to fill a gap left by the politicization of science under the second Trump administration. Voters will decide in a year and a half whether to fund the idea, which the University of California has championed.

Approved by state lawmakers at a time when federal science funding has become increasingly unpredictable, the bill places a $7.5 billion bond measure on the March 2028 ballot to pay for the creation of the California Foundation for Science and Health Research. The new state agency would provide grants and loans for projects in public health, climate science, agriculture and other areas. Panels of scientists would review proposals, and the agency would develop rules allowing the state to share in some of the profits from inventions made with its support.

“Scientific advancements are curing and preventing diseases, improving the lives of people living with chronic conditions, protecting our communities from wildfires, lowering the cost of food, and powering our economy,” the bill’s author, state Sen. Scott Wiener, said in a statement. “We cannot allow the federal government to throw away that hope for a better future.”

Newsom joined Wiener to sign the bill Wednesday atop the Golden Gate Bridge, a landmark built with voter-approved bond money in the 1930s that his press office described as a symbol of California ingenuity. He said the proposed science agency “does the opposite of what Donald Trump is doing (and) will allow us to double down on what makes this state great.”

It was a dramatic comeback for a measure that almost died in the Legislature earlier this year, when a more ambitious $23 billion version of the plan failed to make it onto the November ballot despite bipartisan support.

Researchers from UC Berkeley and elsewhere had joined with UC leadership to lobby for the bond, hosting rallies and inviting lawmakers to a science fair highlighting projects that had seen their funding stalled or canceled by the federal government.

There were plenty to choose from: The Trump administration canceled nearly $2 billion in research grants to the University of California beginning in early 2025, later acknowledging in court that officials searched for keywords such as “health equity” and “sexual orientation” in order to decide what to cut. While a court order restored much of the money, the National Science Foundation has since slowed grantmaking nationwide, and President Trump has proposed giving political appointees more power to veto National Institutes of Health grants that don’t align with his agenda.

This spring, the National Science Foundation canceled an additional $21 million in grants to UC Berkeley, accusing the projects’ lead researchers of accepting foreign funding without disclosing it, a charge some of those scientists denied. UC President James Milliken has called the disruption of federal research funding “one of the gravest threats to the University of California in our 157-year history.”

Lawmakers nevertheless declined to move the science bond forward this spring amid worries about competing demands on state funds – including a housing bond on the November ballot and the possible need to backfill other federal cuts. But negotiations among bill supporters, legislative leaders and the governor over the summer led to the scaled-down version that Newsom signed Wednesday.

Along with the University of California, California State University, private universities, and independent labs would all be potentially eligible for grants from the new state fund. A $7.5 billion state fund would not by itself make up for the instability in federal grants – the UC alone received nearly $5 billion in federal research funding in fiscal year 2024-25. But supporters say it could be especially helpful to researchers in fields such as climate science that are critical to the state’s future but have run afoul of Trump administration priorities.

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Berkeleyside partners with the nonprofit newsroom Open Campus on higher education coverage.

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This story was originally published by Berkeleyside and distributed through a partnership with The Associated Press.

A winter of potentially devastating weather driven by what scientists predict to be a massive El Niño event could strain many of California’s TK-12 public schools, experts say, likely damaging aging structures and forcing school closures.

The southern and central parts of the state are expected to be hit hard along with coastal areas, as they were in 2023 when mid-March storms forced the closure of at least 178 schools. Only this time, weather scientists predict El Niño could stress levees to the max, and even bring potential for tornadoes, along with torrential rains, mudslides, storm-driven tides and heavy winds.

While district superintendents in especially vulnerable areas are already planning ahead, some schools may be ill-equipped to handle punishing weather. At least 59 California school districts are seeking voter approval for bonds in the November election, and have identified the need to repair or replace “leaky,” “dilapidated” and “decaying” roofs, an EdSource examination of local ballot language shows.

Gov. Gavin Newsom declared a state of emergency on Sept. 21, ordering pumps and sandbags to be stockpiled near vulnerable areas, among other precautions. Federal flood data show roughly 20% of the state’s schools are located within flood plains. In 2023, heavy storms flooded schools in Alameda and Merced counties as well as one near Watsonville, where a levee ruptured.

“Climate-driven El Niño conditions could mean months of dangerous weather, heavy rain, strong winds, deep mountain snow and flooding,” Caroline Thomas Jacobs, director of the California Office of Emergency Services, said at a news conference, adding that the public shouldn’t underestimate “the power of water.”

Preparing for a severe El Niño

As predictions of severe weather spread, there isn’t a school superintendent in an area that the El Niño is predicted to impact “that hasn’t been thinking about this for weeks already,” said Scott Borba, executive director of the California Small School Districts Association. Many small districts have aging buildings — some as many as 75 years old, Borba said.

“You’ve got leaks and dry rot and all the things that a super wet winter is going to just exacerbate,” he said.

While district leaders work with other local agencies during weather emergencies, they are largely on their own when making major decisions, such as whether to cancel school, Borba said.

“Sometimes you have some county office of emergency services’ support. But when it comes to making that decision, that decision lies with the superintendent alone,” he said.

One small school district leader who may soon be making such decisions is Raven Coit, the superintendent and principal of the 61-student TK-8 Peninsula Union School District on the south end of the Northern Humboldt Peninsula in Humboldt County. It’s perhaps the most isolated coastal school in California, roughly 600 yards from the ocean. Dunes often serve as a play area for students.

Coit took steps this year to try to limit storm damage. She had trees cut back and used money saved by deferring other projects to complete much-needed roof repairs. “There was a big storm that caused leaking. I’m proud to say that it won’t rain inside this year,” she said.

But the likelihood of impacts from El Niño remains. The school’s “in a vulnerable spot,” she said. Flooding could cut off access to the only road leading to the school. There’s a backup generator that she’s “trying to figure out if I can make it work.”

While nearly all the school’s students live nearby, many teachers do not, and may not be able to get to work. Local high school students are bussed to Arcata on the mainland — if buses can get through.

She said the school could also turn to remote learning in a crisis.

How El Niño may impact schools in coastal areas

One of the things that makes El Niños so dangerous in coastal areas like Coit’s is that they are known in California for also causing rising tides known as Kelvin waves.

They are slow moving, and can raise sea levels for weeks. Some could reach shore as early as October. At the same time, an astronomical phenomenon known as super king tides is expected from November to January, Danial Swain, a climate scientist with the University of California Agriculture and Natural Resources, said in an online presentation.

“That would probably bring record-breaking coastal flooding this year.”

A worst-case scenario “would be an El Niño Kelvin, plus a peak king tide, plus a significant storm,” he said.

A Southern California school leader of one of those districts said it’s bracing for storms.

Don Austin, superintendent of Laguna Beach Unified School District in Orange County, said that living on the coast, “I have seen our beaches get washed away with recent storms and homes destroyed.”

His schools have “roof leaks and other issues that will be heavily impacted by an El Niño,” he said.

The most impactful weather-driven damage to a California school in recent years was in March 2023 when a broken river levee caused the Pajaro Middle school near Watsonville to flood, along with the heavily Mexican immigrant and farmworker community it serves.

The school reopened in 2024. A complete replacement of the entire levee by the U.S. Army Corps of Engineers could take a decade, officials said.

Mark Strudley, executive director of the Pajaro Regional Flood Management Agency, said the agency is spending roughly $1 million to strengthen the levee, and that the breach that led to the school flooding has been permanently repaired. El Niño, he said, is the obvious concern, and the work is aimed at protecting the town of Pajaro and the middle school.

Leaders of the Pajaro Valley Unified School District remain concerned about El Niño, but haven’t identified a temporary site to move students to if the school floods again, according to Peggy Pughe, the district’s executive director of teaching and learning.

Asked what the district officials are doing based on their experience with the 2023 floods and the threat of El Niño, Pughe said they are “canvassing local neighborhoods, encouraging families and residents to sign up for emergency alert services.”

Data journalist Daniel J. Willis and staff writer Emma Gallegos contributed to this story.

In August, the Trump administration announced a significant overhaul of the Head Start program, leaving early childhood providers in Los Angeles concerned about their ability to serve low-income children.

The proposed rules strip Head Start of many of its regulations and impose new requirements, like teaching in English only.

The public comment period ends Oct. 6 — after which the administration could finalize the new rule. It’s unclear when that will happen, and experts say it could be caught up in litigation.

Why does the administration want to change the rules?

Federal officials said the deregulation would provide for more local flexibility.

An administration statement said the moves reduce both regulatory burden and administrative costs, allowing for more available slots — as many as 236,000 Head Start slots nationwide — and save $2.2 billion.

“We are removing unnecessary bureaucracy, strengthening nutrition and physical health, trusting parents and local communities, and opening Head Start to hundreds of thousands more children,” said Robert F. Kennedy Jr., the secretary of health and human services. “That’s how we renew the promise of Head Start for the next generation.”

Earlier in the administration, the White House proposed to cut Head Start entirely from the budget but reversed course.

The case against the proposed rules

Head Start providers worry the new rules, if implemented, could be the start of whittling down a program that provides early education and other wraparound services for about 70,000 children across the state.

“It's a holistic program really designed to lift kids out of poverty and to set them up for future success, so what's at risk when the standards are changed are a lot of those elements and guidelines that support the program quality,” said Melanee Cottrill, executive director of Head Start California.

For example, Head Start provides support services beyond education, like developmental screenings and dental care, which would no longer be required under the Trump administration’s plan. The new rules would also require documentation beyond self-attestation for families experiencing homelessness.

“Putting a lot of documentation requirements in place would be very onerous for people who are in really difficult circumstances,” said Donna Sneeringer, president of the Child Care Resource Center, which serves about 2,000 kids in its Head Start programs in northern L.A. County. The program opened up a Head Start center at a family homeless shelter last year.

The administration’s proposal also sets a 5% cap on administrative costs, down from the current 15%, which Sneeringer said will be hard for nonprofits to implement.

“I think many Head Start operators are really going to struggle to even keep their programs open,” she said.

Many California college students struggle to find affordable housing. Gov. Gavin Newsom signed a package of four bills on Wednesday meant to speed up the process of building student housing and reduce the cost for developers.

Newsom also signed a law earlier this month giving former foster youth and unhoused students priority for student housing. The law also allows those students to defer their student housing payment until they receive their financial aid.

“It’s really about a package of laws to try and handle the demand that exists for students,” said Assemblymember David Alvarez, a Democrat from Chula Vista and author of one of the laws, Assembly Bill 1732, the marquee bill of the package that exempts student housing projects from the California Environmental Quality Act.

Additionally, the laws include incentives for developers to build affordable housing. They also reduce obstacles to student housing projects by exempting them from local ordinances and blocking frivolous lawsuits.

Shaun Chilton, president of the Associated Students of Cuesta College in San Luis Obispo, said he’s heard from students who say it’s difficult to find housing, and they sometimes cram themselves together four to a room.

With the limited housing, San Luis Obispo can be an expensive place to live. A five bedroom, 2,400-square-foot house near Cuesta College costs $12,000 a month to rent, according to rent.com, which also lists one-bedroom studios for $1,900 to $2,600 a month.

“We see a lot of uncomfortable housing situations at ridiculously high price points,” Chilton said.

All five laws were sponsored by the Student Housing Coalition. Four of them help developers overcome barriers to building more affordable student housing units. The coalition started in 2022 by what outgoing coalition chair Kate Rodgers described as a group of student “housing nerds” who saw a need for a pro-housing movement.

Student housing is “kinda seen as small potatoes” compared to larger statewide development problems, according to Rodgers, who is now the legislative director of California YIMBY in Sacramento.

“Our counterpoint as an organization to that is, the University of California and the California State University are far and away the largest public institutions that house people,” Rodgers said.

Laws from 2025 are moving housing projects along

Both on- and off-campus student housing projects have faced multiple delays in the past due to zoning restrictions and lawsuits. Rodgers identified several projects where new laws have helped developments avoid similar issues.

According to Rodgers, a UC Santa Barbara development that is underway did not have to meet California Coastal Commission minimum parking requirements due to a law signed in 2025 compelling the commission to defer to state or private colleges and universities when determining parking needs for residents of their housing projects.

Construction began in June and the university plans to move students in by fall 2028.

In another example, Santa Monica College and the Student Homes Coalition co-sponsored a successful bill in 2025 exempting California community colleges from local zoning requirements for student housing projects on land owned or leased by the college.

Now the college is moving forward with a project to house 750 students. It will be developed through a public-private partnership between Santa Monica Community College District and Michael’s Student Living.

Additionally, the San Bernardino Community College District utilized the same new law when it filed for exemption from local zoning laws for its Legacy Village housing development. The project includes 452 student beds, 180 workforce housing units, and retail space.

Rodgers said Student Homes Coalition’s core strategy is to work with developers every step of the way when putting together bills to address developer-side construction costs and delays. “We do not want to be spending our time on something that is not going to produce units,” she said.

Student housing now exempt from CEQA review

As part of the latest round of new laws, the Student and Faculty Housing Opportunity Act adds public colleges and universities to a law passed last year allowing CEQA exemptions for affordable housing developments. However, because public university properties are under the jurisdiction of the state, they didn’t qualify for the exemption under that law.

CEQA requires local and state agencies to provide a report assessing the potential impacts of a large project on the environment and take steps to lessen those impacts. Developers can be sued over allegedly inadequate findings or mitigation measures in these reports, which can slow down or halt projects entirely. The exemption aims to streamline affordable housing projects.

Alvarez told CalMatters that this bill in particular is intended to apply to on-campus housing projects at universities with adequate capacity.

“But some universities don’t have on-campus capacity, so they will be allowed to utilize this tool to streamline the construction of [housing] off campus,” he said.

Numerous organizations and individuals supported the bill, including California YIMBY, Student Homes Coalition and the University of California Student Association.

Kai Wang, a first-year political science major at UC Davis, spoke in support of the bill before members of the Assembly Committee on Housing and Community Development on April 13.

“Higher education should be opening doors, not leaving students searching for one,” Wang said.

Even with the CEQA exemption, developments remain open to litigation that can slow or stop them. Democratic state Sen. Angelique Ashby of Sacramento wrote Senate Bill 916, which will help prevent bad-faith lawsuits against student housing developments.

Current law allows courts to require a plaintiff to put up bond money for lawsuits against low- or moderate-income housing projects when a court finds the lawsuit frivolous or meant solely to slow or stop a project. The new law extends this same protection for student housing projects.

One new law, Assembly Bill 2118, streamlines the approval process for building mixed-income housing along commercial corridors. Another new law, Assembly Bill 2480, adds incentives for developers when they set aside part of their projects for affordable housing.

Currently, off-campus housing developments that set aside 20% of their units for low-income students qualify for these incentives, which include the ability to add more units and reduce parking. The new law gives even more incentives for dedicating at least 24% of the units for low-income students.

Foster youth, unhoused students get priority housing 

Some of California’s most vulnerable college students, those who are unhoused or in the foster system, now have priority for on-campus student housing. Newsom signed Assembly Bill 2766 on Sept. 14, adding the state’s community colleges to the list of campuses required to give priority housing to those students.

The bill also requires community colleges and California State University campuses to identify eligible students via housing applications, advertise housing benefits on their websites, and defer fees and housing deposits until students receive their full financial aid.

They must also prioritize eligible students for the NextUp foster youth support program, which provides them support and can include housing.

The University of California campuses are requested to do the same, but cannot be required due to their being constitutionally independent.

Diana Karageozian, lead clinical case manager at Fresno State’s Center for Essential Needs, said she’s looking forward to this law.

“I think people kind of forget about college students and how hard it is,” Karageozian said.

More funding for affordable student housing will be on the California ballot this November. Proposition 1 would allow the state to borrow $11.25 billion in bonds to fund housing projects across California. Some of that would go to efforts like student housing, tribal housing and farmworker housing.

Aaron Friesen and Anahid Valencia are contributors with the College Journalism Network, a collaboration between CalMatters and student journalists from across California. CalMatters higher education coverage is supported by a grant from the College Futures Foundation.

This article was originally published on CalMatters and was republished under the Creative Commons Attribution-NonCommercial-NoDerivatives license.