The Brief

In her State of the City address this month, Los Angeles Mayor Karen Bass boasted that her administration had fast-tracked the construction of more than 30,000 affordable housing units.

A Crosstown analysis of the data indicates the pace of actual building may be considerably slower. Bass’s Executive Directive 1 was supposed to slash red tape and accelerate approval times for housing projects that consist entirely of affordable, or below market rate, units. She said builders already had broken ground on 6,000 of them.

Of the 32,838 units plan-approved under ED1 through the end of last year and listed on the case summary dashboard, 4,993 have been issued building permits for new construction, a Crosstown analysis found.

Just 26% of affordable units entitled during ED1’s first year, 2023, have been granted building permits, all of which have been approved for two years or more.

“Mayor Bass was correct in her statement that 6,000 units are currently under construction,” the mayor’s press office said in a statement to Crosstown. The mayor’s office did not provide a clear explanation as to how that total was calculated.

The slower-than-advertised pace of affordable units is just one part of a broader stagnation afflicting the city’s home-building sector. Last year, a total of 7,892 apartment units were permitted, according to data from the Department of Building and Safety. That includes everything from affordable units to luxury apartments. It represents a 1% increase from the year prior but a 34% decrease from 2019.

Los Angeles faces an acute housing shortage, a problem that has exacerbated a longstanding homelessness crisis and has contributed to rising unaffordability that burdens many of the city’s residents. According to the Southern California Association of Governments, the city of Los Angeles must produce 456,643 housing units during the decade, a pace it now appears certain to miss by a wide margin.

Despite the chronic need for more housing, builders say they are up against an array of obstacles in Los Angeles. Production costs are more than double the average costs in Texas, according to a RAND study. The controversial Measure ULA, informally known as the ”mansion tax,” has also been blamed for construction slowdowns. The levy, which went into effect in April 2023, adds a 4% tax on residential and commercial properties sold for $5.3 million or more, and a 5.5% tax on properties sold for over $10.6 million, including apartment blocks. The revenues are intended to be put toward affordable housing. But the extra tax makes building an apartment project and then selling it particularly burdensome.

Ari Kahan, principal of California Landmark Group, said his development firm has significantly scaled back their Los Angeles projects.

“We still explore unique opportunities, but we cannot afford the risk of both ULA and the inevitable other shoe dropping on another related issue in the city of L.A.,” Kahan said.

The city’s housing crisis has been at the forefront of Bass’s first term agenda. ED 1, which went into effect in 2023, was intended to fast-track construction by reducing approval times for affordable housing projects and shelters to 60 days. The directive prompted a flurry of new proposals. But moving those proposals from the drawing board to actual construction has been slow.

Building struggles

ED1 and programs that encouraged affordable housing, such as bonus diversity programs and the Transit Oriented Communities Incentive Program — which incentivizes low-income housing near bus and train stations — have been big enticements for new development. However, Kahan said Measure ULA has made it difficult for developers to turn a profit on those projects, and he predicts that most of them will never be built.

The measure has generated over $1 billion through January 2026. Critics assail the nickname “mansion tax” because the levy equally applies to multifamily apartment buildings and commercial properties, not just expensive single-family homes. Fifty-nine percent of transactions are single-family residences, 25% are commercial properties and 13% are multi-family residences, according to the ULA Revenue Dashboard.

Joe Donlin, director of United to House LA, the coalition of housing, labor and renters groups behind the measure, defended the tax and said it’s important to let the policy “breathe and take effect” to understand its full impact. He called the measure an economic engine for the city, adding that $400 million in ULA revenue went out to affordable housing developers last fall.

“We’re talking about hundreds of new homes being built, thousands of new construction jobs, investment in neighborhoods that haven’t seen investment like this in a long time,” Donlin said.

Donlin said Los Angeles’ housing struggles are likely due to stubbornly high interest rates, insurance costs and construction material costs around the time Measure ULA went into effect.

Stephanie Klasky-Gamer, president of LA Family Housing, said she has been able to sidestep Measure ULA because she manages the properties she builds instead of selling them. For her, one of the biggest affordable housing hurdles is a lack of federal assistance to help low-income tenants pay rent.

“[Los Angeles’s] largest housing gap is for our extremely and very low-income households. In order to make housing affordable to that target income group, it would require a larger allocation of rental subsidies,” Klasky-Gamer said.

President Donald Trump’s 2026 budget proposal aimed to cut over $26 billion from federal rental assistance programs, but the House Appropriations Committee rejected the cuts and increased funding for housing assistance programs. Tenant-based vouchers received $2.4 billion more than they did in the 2025 fiscal year, and the project-based rental assistance program received an extra $1.65 billion.

Westchester grows, downtown dwindles

In a rocky year for issued apartment permits, some Los Angeles neighborhoods showed marked increases, while others saw steep declines.

Westchester had 787 apartment units permitted last year, the most of any neighborhood. North Hollywood had the second most at 502, and Mid-City had the third most with 449.

Downtown saw a substantial dip in permits issued. Last year, 207 units were approved, nearly half as many as the year before and an 87% decrease from 2022.

The regression comes as downtown contends with a massive homelessness population. Downtown had the most non-emergency calls for homeless encampments, 8,417, of any neighborhood in 2025, according to MyLA311 service data.

How we did it: We examined all ED1-related projects on the city’s case summary dashboard and compared those with the Department of Building and Safety’s permits issued for new apartments. In addition, we compiled the number of apartment new units permitted for construction in the city over the past decade. In a previous article, Crosstown used a slightly different methodology to determine the number of permitted apartments in the city. The slight changes in methodology account for the difference in numbers in that article.

Have questions about our data? Write to us at askus@xtown.la

The Los Angeles County fires last year drove up insurance costs for many Californians. Now, a proposed settlement means some State Farm policyholders whose premiums rose won’t see additional increases, and others should even get refunds.

State Farm, the largest insurer in the state with about 20% market share, received approval for unprecedented emergency insurance rate increases in California last May. The company told the state that the billions of dollars it expected to pay out after the deadly fires placed it in financial peril.

The proposed deal among the state Insurance Department, consumer advocacy group Consumer Watchdog and State Farm, disclosed late last week, comes after months of public hearings convened by the insurance department and settlement talks.

Consumer Watchdog, which questioned the rate increases State Farm asked for, says the settlement saves the company’s California policyholders a total of $530 million. From the proposed settlement:

• Homeowners’ rate hikes will stay at the previously approved interim rate of 17% instead of the 30% the company sought.
• Condo owners who saw interim rate hikes of 15% will see their rates drop to an increase of 5.8%, and get refunds with interest dating back to June 1, 2025.
• Rental unit owners with interim rate hikes of 38% will see those increases drop to 32.8%, and receive refunds with interest. 
• Renter policyholders will see an increase of 15.65% vs. the interim rate hike of 15%.

In addition, State Farm has agreed not to cancel any new policies this year, and it won’t be canceling some policies it had planned not to renew in wildfire-affected areas. The insurance department characterized those provisions as important to the continued stability of the state’s insurance market, which has been beset with availability and affordability issues.

“When consumer advocates are able to challenge the data and present their own analysis, excessive requests are reduced and consumers are protected,” said Harvey Rosenfield in a statement. Rosenfield founded Consumer Watchdog and wrote Proposition 103, the voter-approved law that governs insurance in California.

State Farm has paid out more than $5 billion in claims from the L.A.-area fires so far, said spokesperson Tom Hartmann.

After consumer complaints and lawsuits, the insurance department is investigating the company’s handling of claims from the fires and expects results from that examination later this spring.

The agreement, which must be approved by an administrative law judge, also requires State Farm to undergo additional review of its rates in 2027. The company will be required to make a one time 2.5% premium discount available to renewing policyholders if its ratio of premiums to available cash reaches a certain level; Consumer Watchdog litigation director Will Pletcher said the deal will give the group more timely access to the company’s annual financial statements to help keep it accountable.

The insurance department expects the judge to decide on the settlement by April 7. Insurance Commissioner Ricardo Lara will then review the judge’s decision and have the final say.

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

Iran's state media issued what it said was a statement by Iranian Supreme Leader Mojtaba Khamenei, vowing to keep the Strait of Hormuz closed and keep up attacks on U.S. bases in the region, as the U.S.-Israeli war with Iran entered its 13th day.

It was purported to be the new leader's first statement since he succeeded his father Ayatollah Ali Khamenei, who was killed in an Israeli strike on the first day of the war.

The statement said Iran will avenge the blood of its "martyrs," including the victims of a March 1 attack on a girls school in the city of Minab, which Iranian officials say killed at least 165 people, many of them children. NPR has confirmed the U.S. military is investigating how it could have targeted the school.

The Iranian statement said the Strait of Hormuz, a key shipping route for a fifth of the world's oil supply, should remain closed. It said Iran continues to believe in friendship with its neighbors but will continue targeting U.S. bases in the region.

"The lever of blocking the Strait of Hormuz must undoubtedly continue to be used.," the statement said, according to an English version published by Tasnim News Agency, run by the Iranian Revolutionary Guard.

It's unclear if the statement was from Mojtaba Khamenei himself. Another person was heard reading out the remarks on Iranian state media, with a photo of Khamenei posted on the TV screen, as it was broadcast around the world.

There's been speculation about the leader's current condition and whereabouts. An Israeli official, speaking on condition of anonymity because they weren't authorized to speak publicly, told NPR that Khamenei was lightly injured early in the war.

This is a developing story that will be updated.

Here are other major updates about the conflict.

To jump to specific areas of coverage, use the links below:

Attacks on vessels | Oil stockpiles | Strikes across the Gulf | Israel-Hezbollah escalation | Iranian school attack

Two oil tankers hit in Iraqi waters

Two oil tankers were hit in Iraqi territorial waters near the southern port area of Basra, Iraqi officials said Thursday. It is the first oil-related strike reported in Iraq's waters during more than a week of war, in another sign of the conflict's escalation.

Iran, a critical ally of Iraq, took responsibility for attacking one of the tankers, which it said was owned by the U.S.

A port official said the attack targeted vessels near Basra's port approaches, and Iraq's security spokesman described it as sabotage.

Iraqi officials said one person was killed, and 38 crew members were rescued, with search operations continuing.

Iran has stepped up attacks on energy infrastructure and commercial shipping in response to U.S. and Israeli strikes, warning that the world should brace for oil prices to double.

— Jane Arraf

U.S. and allies to release record oil stockpiles  

The U.S. confirmed it will release 172 million barrels of oil from the Strategic Petroleum Reserve as part of a coordinated International Energy Agency (IEA) release of 400 million barrels from emergency stockpiles.

The U.S. contribution amounts to roughly 40% of the total, to be released gradually over about four months.

The IEA's executive director, Fatih Birol, said the goal is to keep the supply of oil flowing as the conflict disrupts shipping routes and energy infrastructure. But analysts warn stockpile releases can only partially offset prolonged disruption in the Gulf, where roughly a fifth of global oil consumption normally transits the Strait of Hormuz.

On Wednesday, President Trump said the price spike is temporary and said the reserve release would push prices down.

According to the popular app Gas Buddy, the current average cost of regular unleaded is now up to $3.61 a gallon.

- Camila Domonoske

Iran continues attacks on Gulf States

Countries in the Gulf reported new incoming threats and interceptions Thursday, as Iran continued firing drones and missiles across the region – including at U.S. military bases.

The UAE's defense ministry said air defenses were responding to Iranian missile and drone attacks, and that sounds heard in parts of the country were from intercepts.

Kuwait's defense ministry said its air defenses intercepted ballistic missiles and drones that penetrated the northern and southern parts of the country's airspace.

Saudi Arabia said it intercepted and destroyed drones headed toward the Shaybah oil field.

The United Nations Security Council adopted a resolution on Wednesday condemning Iran for recent attacks across the Persian Gulf region, calling them a "breach of international law" and "a serious threat to international peace and security."

- Rebecca Rosman

Israel launches large strikes on Hezbollah sites in Beirut after rocket fire into Israel

People inspect homes damaged by a projectile launched from Lebanon, in Haniel central Israel, on Thursday.

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The militant group Hezbollah launched its biggest rocket attack against Israel since the start of the war with Iran. The Israeli military said the Iranian-backed group fired heavy volleys toward northern Israel overnight into Thursday, triggering interceptions and sending residents repeatedly into shelters.

The Israeli military responded by launching more attacks against what it said were Hezbollah launch sites and command infrastructure.

Huge booms were heard across the capital and large black smoke billowed from the Dahieh neighborhood in south Beirut, while an attack in central Beirut – where thousands of people are displaced – killed 8 people and injured 31, according to Lebanese officials.

Wide evacuation orders for south Lebanon and Beirut's southern suburbs have displaced at least 800,000 people so far, according to the Lebanese government.

Lebanon, which does not have diplomatic ties with Israel, has unusually called for direct talks with Israel to end the escalating fighting with Hezbollah. Israel has not officially responded.

Israeli strikes on Iran have continued, with Iran firing missiles at Israel intermittently, including overnight.

Israeli military officials say about half of the missiles Iran has launched at Israel have carried cluster warheads, which spread out into smaller bombs over a wider area – increasing the risk to civilians.

- Daniel Estrin, Hadeel Al-Shalchi and Rebecca Rosman

Pentagon: Preliminary assessment suggests U.S. likely responsible for strike on Iranian school

The Pentagon has opened a formal investigation into the missile strike on an Iranian girls school that killed at least 165 civilians, many of them children, after a preliminary assessment suggested the U.S. was at fault, according to a U.S. official who was not authorized to speak publicly. The investigation is expected to take months and will include interviews with all those involved, from planners and commanders to those who carried out the strike.

If a U.S. role in the attack is confirmed, it would rank among the military's most deadly incidents involving civilians in decades. Congress created a special Pentagon office to prevent the accidental targeting of civilians but it was dramatically scaled back by Secretary of Defense Pete Hegseth soon after he took office last year.

"This investigation is ongoing. As we have said, unlike the terrorist Iranian regime, the United States does not target civilians," said White House spokesperson Anna Kelly.

The Pentagon did not respond to a request for comment.

NPR previously reported — based on commercial satellite imagery and independent expert analysis — that the strike was more extensive than initially reported and appeared consistent with a precision strike on a nearby military complex, raising questions about whether outdated targeting information contributed to the tragedy.

- Tom Bowman, Kat Lonsdorf, Geoff Brumfiel

Rebecca Rosman contributed to this report from Paris, Jane Arraf from Erbil, Iraq, Hadeel Al-Shalchi from Beirut, Daniel Estrin from Tel Aviv and Camila Domonoske, Tom Bowman, Kat Lonsdorf and Geoff Brumfiel from Washington.
Copyright 2026 NPR

The story first appeared on The LA Local.

If you’re a soccer fan — or just a fan of South Korean phenom Son Heung-min — you may have heard that the Los Angeles Football Club planned to put up a larger-than-life mural of the footballer in Koreatown last month. But the mural has yet to appear. 

LAFC planned to reveal the mural during the launch of their 2026/2027 jersey at The LINE Hotel. Now the reveal has been pushed back to sometime in June. 

The delay stems from issues with the city’s mural approval process, at least according to city officials. 

Gabriel Cifarelli, a spokesperson for the Los Angeles Department of Cultural Affairs, said they received a mural registration application for the site. But the department said it could not issue a notice to proceed because the application was “ineligible and incomplete” under the city’s mural ordinance and administrative rules.

“DCA staff offered the applicant advice and further guidance, and remains available for questions,” Cifarelli said. 

If a mural includes a team logo it is considered an advertisement and not original artwork, according to the city department. In that case, the permit must be issued through the city’s Building and Safety Department.

A new application has not been submitted through the mural program, Cifarelli said, and it was not immediately clear whether LAFC applied for a permit through the Building and Safety Department. 

LAFC spokesperson Danny Sanchez didn’t confirm if a new permit has been submitted.

“The mural unveil was rescheduled to June to better align with World Cup festivities,” Sanchez said. 

Dave Young Kim was commissioned to paint the mural and previously painted a Son mural on the side of the Crosby building in Koreatown in October, but that was only up for a few weeks.

He still plans to paint the mural on The LINE Hotel in June.

“I’m assuming at this point, LAFC is likely trying to line it up for a more opportune time,” said Kim. “The mural was originally supposed to line up with the launch of the new jersey so something similar.”

Leo Hernandez, 35, said he hopes the mural goes up before the World Cup.

“I didn’t know it was pushed back all the way to June,” he said. “I’ll be in Mexico for the World Cup.”

Hernandez, who goes by “El Soccer Guy” on Instagram and has nearly 50,000 followers, has been attending LAFC games since 2018. He said Son’s arrival to L.A. has brought a new wave of fans to the club.

“I’ve never seen so many Koreans,” he said. “He’s bringing a whole new community to LAFC. I don’t know if they love soccer or they love Son or both, but it’s amazing to see.”

“Son is starting to be my favorite on the team,” he added. “He’s so good. He wants the team to shine. And I love his positivity and energy.” 

The Marvel Cinematic Universe is all about people with superpowers living in a world very much like our own.

And there’s a lot of real Los Angeles mixed into the recent MCU series “Wonder Man,” now on Disney+, which makes for a version of the MCU that feels a little more grounded in reality, especially for Angelenos.

It's an action-comedy about two struggling actors also dealing with superhuman forces and secret government agencies. Think The Studio meets Agents of S.H.I.E.L.D.

Sir Ben Kingsley reprises his Iron Man 3 character Trevor Slattery, the messy British actor hired to play a bad guy called The Mandarin. And Yahya Abdul-Mateen II plays Simon Williams, aka Wonder Man.

Through their adventures trying to book the gig-of-a-lifetime while surviving the perils of the MCU, L.A. landmarks and cultural references abound, and ground the series in a relatability for many Angelenos, including lots of inside jokes for those working in the entertainment industry.

3 cultural references that make Wonder Man feel like real Los Angeles

Historic places, some we’ve had to part with

There’s a series of roughly 100-year-old small, independent movie houses used as locations in Wonder Man — the Eagle Theatre now home to Vidiots, Westwood's Village Theater now operated by American Cinematheque (with views of The Bruin Theater across the street), and the Highland Theatre which closed in 2024.

A scene from 'Wonder Man' on Disney +.

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Speaking of iconic L.A. spots breaking local hearts, the vintage bar within Echo Park’s Taix French Restaurant was used as an interior location for the series. Taix is closing at the end of the month to make way for new development.

“Taix, the Highland Park Theatre — these places that it was only three years ago were there,” Wonder Man showrunner Andrew Guest told LAist, “a lot of these establishments sadly, are not surviving. And this town is in a rough, rough place.”

(Though actor/director Kristen Stewart recently said in an interview with Architectural Digest that she bought The Highland Theatre and is restoring the building.)

L.A. traffic (especially around the Hollywood Bowl on a performance night)

Traffic is part of life in Los Angeles and with so many scenes shot in Hollywood, even the main characters of Wonder Man must experience that bumper-to-bumper frustration.

Though, because it is a TV show, they were able to indulge in the fantasy of beating that traffic in a way that in reality would be highly dangerous (and illegal).

“We got to shut down Sunset Boulevard for a little while to shoot a car going onto the sidewalk in front of the Palladium,” said Guest. And surprisingly, he explained, they didn’t have to shoot in the middle of the night to make the shot happen: “That was Friday night…. We didn't close all lanes of traffic. The street was open. We were shooting while Los Angeles was still going strong.”

The scene also references the frequent traffic back up during big shows at the Hollywood Bowl, even earning the show a social media repost of the scene from Chaka Khan.

Having family and friends 45 minutes away, who you rarely visit

Wonder Man includes an episode titled Pacoima where the main character visits his family and childhood home.

“My wife grew up in Chatsworth, and one of the things I found fascinating about her experience growing up there was that many of her friends and their families never went to Los Angeles,” said Guest.

“The idea that Simon grew up close to, but far enough away that Hollywood and Los Angeles did not feel like they were part of his life…so when he moved to the city, Pacoima is not a place he goes to a lot. And I feel like that's a part of L.A. that is true to this city. That doesn't get explored a lot and felt like it was another detail that we got to sort of throw into the show.”

There’s lots of other Southern California. references to enjoy from the Talmadge Apartments, an historic renaissance revival building on Wilshire Blvd., a mural of Danny Trejo, and even a cameo from Gisellle Fernandes, real-life L.A. broadcaster for Spectrum 1 News.

Should you get lost in the multi-verse, at least this L.A will be pretty familiar.

BONUS: Could there be a Season 2 of Wonder Man? And would it still be set in L.A.?

Guest couldn’t confirm anything about a possible Season 2, but told LAist, “It’s still on the table as an option, potentially."

As for whether a potential Season 2 would also film in Los Angeles and continue to highlight the city in new ways, Guest said it’s occurred to him that one of the best ways to write about Hollywood could be “ to send our show somewhere else because everybody in this town who's working has to move — whether it be Budapest or London or Ireland or Vancouver — very little is actually happening in this town. And that’s a story that I don’t think is being told right now about L.A.”

Season 1 of ‘Wonder Man’ is now streaming on Disney+.

Watch Julia Paskin's interview with actor/comedian X Mayo, who plays Simon Williams' agent in 'Wonder Man':