The Brief

Rent control can either be your friend or your enemy.

The laws are often the bane of landlords who’d like to charge more and a potential safety net for tenants who can’t afford steep rent hikes. But why it’s around isn’t necessarily because politicians want to protect the little guy — rent control has historically been used to mitigate another problem.

If you want a breakdown of how rent control may work in your area today, here’s the guide for that. But in this one, we’ll explore more of the backdrop: how high inflation, wartime efforts and a housing crisis birthed different eras of rent control.

The wartime effect

L.A.’s first round of modern rent control came more than 80 years ago — and it was perhaps the strictest we’ve seen.

When World War II began in 1939, industrial employment ballooned. The Great Depression was easing, so workers migrated to Los Angeles in the tens of thousands for employment. But the surge in population, combined with the war effort, created a perfect housing storm that lasted for years.

More people were coming at a time when our housing stock couldn’t keep up. About 15,000 residential projects went unfinished because labor and supplies were diverted to the war, according to research from the UCLA Luskin Center. With demand way up, many people had no choice but to live in severely overcrowded and unsuitable conditions. The situation was so dire when a federal study was conducted that a veteran shared how he was living in a house with 18 other people while trying to turn a chicken coop into a place to stay.

A 1945 poster letting tenants know about their rights under rent control.

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United States Office of Price Administration

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Illinois Digital Archives, Illinois State Library, and Secretary of State Alexi Giannoulias

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The ultimate solution would be more housing, but that would take years to improve. In the interim, the federal government deployed a rent freeze (and other price controls) in 1942 to ensure essentials remained affordable. Alisa Belinkoff Katz, lead author of UCLA’s study of rent control in L.A., says this move made rent control part of the war effort and more acceptable to landlords.

“It was considered sort of the patriotic thing to do, at least at first while the war was going on,” she said. “It became something that was widely publicized and that people were engaged in.”

That publicity campaign helped to make tenants aware of their rights. Landlords and renters were also required to sign a property registration form that recorded the rent amount under the freeze. To Katz, the tenants who kept tabs on compliance, along with federal enforcement, is what made the rent freeze effective.

A line of people outside of the rent control office at Broadway in Los Angeles on Nov. 5, 1942.

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Herald Examiner Collection

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Los Angeles Public Library

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Property owners register their rentals at the Broadway rent control office in Los Angeles on Sept. 25, 1942.

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Herald Examiner Collection

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Los Angeles Public Library

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The support of landlords didn’t last long, though. The L.A. County apartment association’s president at the time, David Culver, complained about treatment in a meeting with landlords, and together they vowed to take action. They argued that the rent cap was too low to afford taxes and maintenance, and some threatened to take their rentals off the market.

Once the war ended, rent control became a ticking clock. After a postwar federal housing act went into effect, allowing local governments to lose the rules, the L.A. City Council voted to decontrol. Residential rents went back under the sway of the market.

Property owners cheer as the L.A. city council votes 10 to 4 in favor of rent decontrol on July 2, 1950. More than 2,500 owners and tenants packed the council chamber.

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Herald Examiner Collection

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Los Angeles Public Library

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‘Stagflation’ in the 1970s and Proposition 13

Decades later, L.A. was in a different predicament.

An oil crisis was going on, aiding a surge in inflation while economic growth was at a snail’s pace. This is when the term “stagflation” was coined (a portmanteau of stagnation and inflation). Among a number of other things that became more expensive, L.A. home prices were skyrocketing along with owners’ property tax bills.

Landlords again organized around this issue. Howard Jarvis, then-executive director of the L.A. County apartment association, went down in history as the champion of 1978’s Proposition 13 — a measure that aimed to cap property tax rates. But in order for it to pass, he knew that the state’s renters — which made up 45% of households, according to Katz’s research — needed to be convinced to vote for the proposition.

Howard Jarvis and Paul Gann, co-sponsor of the measure, celebrating after Proposition 13 was declared a winner on June 6, 1978.

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Ken Papaleo

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Herald Examiner Collection/Los Angeles Public Library

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Landlords got involved to persuade their tenants. They argued that getting their tax bills reduced would trickle down to their tenants, too. Some even offered rent rebates if it was successful. But after Proposition 13 prevailed at the polls, the rose-colored glasses fell off. Despite what they’d said previously, many owners continued to raise their rents — some by more than 20% that same year.

“It should be an incentive to keep rents low, one would think,” Katz said. “But it hasn't worked out that way because property values continue to rise all over the city. [It helps landlords] because their taxes aren’t going up. So if their taxes are stable and their rents are allowed to increase all the time, then of course it helps them.”

In effect, the law was a type of rent control but for landlords, because it lowered their property taxes and limited increases.

Renters feeling the pinch

Demand for tenant protections was high in this decade, especially in middle-class communities. Renters had few rights and people were feeling the pinch.

“Our phone started ringing off the hooks,” said Larry Gross, executive director of the Coalition for Economic Survival. “It appeared that the speculators discovered Los Angeles. They were buying up rental units throughout the area, raising rent, putting a fresh coat of paint on it, some minor repairs, and then selling it again."

Gross was one of the key people leading the fight for rent control and helped organize tenant unions. He says some apartment buildings were getting flipped four to five times a year. And after Proposition 13, he says the “lid blew off” with rent.

“It was the first of many broken promises that landlords provided to their tenants.”

Renters rallied, urging L.A. leaders to take action. The city council members who represented white, middle-class districts supported the measures, but the ones leading Black and Latino districts did not. Back then, rising rent was viewed as a middle-class problem, and community leaders in lower-income districts worried that rent control would drive away investment in their communities.

Still, the council got enough support to roll back and temporarily freeze rents. Mayor Tom Bradley claimed it was a necessary step to halt “outrageous rent increases.”

The freeze gave the council time to draft a long-term response, which is where the Rent Stabilization Ordinance in place today came from. With this law, landlords can only increase rent in certain properties (built on or before Oct. 1, 1978) generally between 3% and 8%, based on inflation. (There’s a rent freeze on these properties currently because of COVID-19.)

Where we are now

Since the '70s, a lot has changed. Rent control has grown to multiple cities, but so have the legal battles surrounding it.

“It's literally been somewhat of a cat-and-mouse game with landlords,” Gross said. “Because landlords will find loopholes in the law and then use that to evict tenants or increase rent. And then we'd identify those loopholes and we get the city council to close them.”

Property owners looked to change these rules, too, and they got key laws passed from higher up.

New rent laws

1985: The Ellis Act, a California law that allows landlords to evict residential tenants in order to leave the rental business, passes. A landlord filed a lawsuit against Santa Monica, which instituted rent control six years earlier, for refusing to let him demolish his rental property, claiming it was in bad repair. He lost the case when it reached the California Supreme Court, but shortly after the state legislature passed the Ellis Act.

1995: The landlords’ grand slam, the Costa-Hawkins Rental Housing Act, passes. This was the state legislature’s response to landlords' building frustration with rent control laws, which were more regulated in some cities.

West Hollywood and Santa Monica, had the strict “vacancy control” rule. Under that provision, owners couldn’t raise rents to market rates between tenants, but small increases were allowed during tenancy. The act made that provision illegal statewide.

“It literally puts a bullseye target on the back of particularly low rent, long-term [rentals],” Gross said on the removal of vacancy control. “If they get those tenants out by any means, they can jack up rents to whatever they want.”

The act also prohibited rent control on residential properties built after Feb. 1, 1995, excluded single-family homes and condos, and generally tied city leaders' hands.

“It froze existing local rent control laws,” Katz said. “It had a huge impact because it prohibited what local governments were able to do to protect renters in their jurisdictions.”

2019: The Tenant Protection Act created a statewide rent increase cap. This cap is adjusted yearly based on inflation. It’s intended to prevent very large increases. And, coming soon, California will be voting on rent control in 2024 (for a third time).

Navigating rent control

It can be tough to easily understand how, when, and where rent control affects you. Everything can change depending on what city you’re in, your building type and when it was built.

Some basics you should be aware of are the main types of rent control:

• Rent freeze (rents are not allowed to rise at all in a given period).
• Vacancy control (rent can’t rise to market rates between tenants, but smaller increases are allowed during tenancy — this is illegal in California).
• Vacancy decontrol (rents can rise to market rates between tenants, and increases are allowed during tenancy — the standard in the state now).

Another way that rent control can change is with how much of the consumer price index, which measures inflation, gets factored in.

For example, the city of L.A. typically lets rent controlled properties increase between 3% and 8% a year, depending on the full rate of inflation. But Katz says that other cities have used a lower percentage of CPI. And the city of L.A. has a freeze on increases in rent controlled buildings until February 2024.

Cities with floors for increases, like L.A., can wind up with a problematic deal for renters and a better one for landlords if rents rise above CPI.

“Several times in the last few years, CPI has actually risen less than 3%, but landlords were allowed to raise the rents by 3%. So that's another question, whether that should be adjusted," Katz said.

Figure out where you stand

Rent control is a tangled web of seemingly boring rules, but it does have real effects. To supporters of the protections, the aim is about keeping things affordable and fair.

“It helps to give some security to tenants in a sense that it extends the protections that homeowners have,” Gross said. “What rent control does is level the playing field.”

If you're a renter and would like to know more about where your home stands with rent control, check out my colleague David Wagner’s cheat sheet to rent hike. If you’re in the city of L.A., you can also put your address into ZIMAS and check the housing tab to see what laws apply.

The Long Beach Unified School District is looking for a new operator to handle a major after-school program following the city of Long Beach’s decision not to participate in an attempt to save money.

Since 2002, the city’s Parks Department has helped anchor the initiative, known to families as WRAP. It provides free programming for hundreds of transitional-kindergarten through eighth-grade students across seven local campuses: Garfield, Edison, King, Grant, Lafayette, Burbank and Herrera.

Long Beach Unified officials stress that the vital student services will continue under a new operator this fall. It’s not clear yet who it will be and what, if any, changes they’ll make.

The city’s quiet retreat from the program has sparked deep anxiety among three full-time and 80 part-time municipal workers who now face potential layoffs.

Workers say they were first notified of the decision during a June 15 staff meeting with a city superintendent, where they were told their employment with the program would conclude on Aug. 15.

“Everybody was kind of caught off guard,” said one 13-year city employee based at an elementary school, who spoke on the condition of anonymity to protect her position. “I mean, again, I’ve been doing this for 13 years; we had people there that had been doing it over 20 years that had never moved sites.”

Today, the before- and after-school services are paid for primarily through the state-funded Expanded Learning Opportunities Program (ELOP), a combination of California’s After School Education and Safety (ASES) grant and specific ELOP apportionments.

Historically, the city was granted this funding by the school district without a formal bidding process, typically receiving roughly $15 per student plus administrative fees, which it supplemented with allocations from its own general fund.

This year, however, the school district was forced to overhaul its grant-funding process and consider bids to meet tightening state mandates for the program’s ELOP funding.

Shortly after, the city informed the school district it would not bid on the program.

City spokesperson Jennifer De Prez said the decision “was made so that the department can focus its limited financial resources” on other programs it runs.

The city is facing an estimated $61 million budget shortfall in the upcoming fiscal year — a deficit that top administrators warn makes citywide reductions inevitable.

The city could not immediately provide numbers on how much money it expected to save by ending its participation in the WRAP program. Last year, the city provided $193,254 of in-kind-services at its own expense on top of the program’s grant-funded budget, according to documents provided by De Prez.

Meanwhile, the school district went ahead with a bid application for a replacement operator on May 22. Proposals were due June 12 and are scheduled to go before the Board of Education for consideration at its July 15 meeting.

District officials emphasized that the state funding remains fully intact and that student services will continue without interruption.

The district and the city are also working on a joint letter to families detailing the transition, which is scheduled to be sent out soon.

But for the frontline staff, the transition has been destabilizing and abrupt.

These part-time employees, who work between 20 and 30 hours per week depending on the season, rotate through campuses where individual site enrollment ranges from 85 to 160 students.

The employee who spoke with the Post said that despite directives from supervisors to keep the changes quiet until future plans solidified, she chose to notify parents so they would have time to prepare.

“As a parent, I would want to know if it’s not the same people that I’ve trusted my kids with for years,” she said.

The long-term fate of the workforce remains unresolved, forcing many to look for employment elsewhere.

“As far as employment opportunities, they didn’t lay us off, they didn’t fire us, they just basically told us the contract with the schools will be done August 15,” the anonymous employee said. “Past that, we have no idea what’s going to happen.”

City officials say they will soon meet with representatives of the International Association of Machinists (IAM) union to discuss the workers’ future.

“We are committed to ensuring this process is transparent, informed by complete information, and focused on protecting both employees and the quality and continuity of the vital services the WRAP program provides to the Long Beach community,” said Sashi Muralidharan, a spokesperson with IAM 947.

Editor’s note: This story was updated with more information about the program’s cost to the city.

A community organization in Los Angeles is criticizing how the FBI enforced a strict no-drone policy around World Cup venues after federal agents disrupted a community gardening event in South L.A.

The incident took place the first Sunday of the tournament, while crowds were watching matches at the FIFA Fan Festival at the Los Angeles Coliseum. Nearby, the Los Angeles Neighborhood Land Trust was hosting a celebration for teenagers who had created a native plant garden on a patch of land that used to be an oil drilling site.

Then someone flew a drone to photograph the moment. Minutes later, Department of Homeland Security agents and Los Angeles police officers were on the scene, according to Bz Zhang, a project manager who was helping run the event. Soon the FBI arrived. They confiscated the drone and fined the person operating it.

The Neighborhood Land Trust was hosting a celebration for teenagers who had created a native plant garden on a patch of land that used to be an oil drilling site when authorities arrived.

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Wendy Salvador

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" We were unknowingly in violation of federal airspace, and we were told that we were a threat to national security," said Zhang, who witnessed the encounter.

The drone had violated temporary flight restrictions implemented for the World Cup. The Federal Aviation Authority has banned unauthorized drones within "3-nautical-mile radius and up to 3,000 feet above ground level" around stadiums on match days and also prohibited them around certain fan events, like the one at the Coliseum.

Since the tournament started in L.A., federal authorities have seized dozens of drones near SoFi Stadium and the Coliseum, according to the FBI. In total, more than 600 drones have been confiscated across the country.

The crackdown is part of an effort across all 11 U.S. host cities to identify and remove unauthorized drones from the skies around World Cup venues and fan events. Ahead of the tournament, FEMA awarded host cities $250 million specifically to combat drone usage.

"We knew we needed to act quickly to keep the World Cup safe from the rising threat of unmanned aircraft systems and that’s exactly what we did,” said Karen Evans, FEMA's acting cdministrator, in a statement announcing those funds.

But Zhang said that the incident at the garden represented the unintended consequences of hosting mega-events like the World Cup for ordinary community members.

" It's one thing to be aware of construction. … It's another to be expected as residents to know, to the 10th of a mile, that I'm in a particular zone and that, to the hour, I need to be in compliance," Zhang said.

Laura Eimiller, FBI spokesperson, disagreed. She said drone operators are responsible for knowing the rules and that every person in L.A. who had a drone confiscated during the World Cup also received a fine.

"There's been a zero-tolerance approach," Eimiller said.

Hiding out among the luxury beachfront condos in the Newport Beach neighborhood of Corona Del Mar is an outpost where scientists have been conducting important marine research for nearly a century.

And you can go check the place out for yourself.

A ‘magical’ marine station 

With its Spanish style architecture that includes a central tower and red-tiled roof, Caltech’s Kerckhoff Marine Laboratory looks like it’s been teleported in from another time and place.

Originally built as a boat and club house, it was purchased by Caltech in 1929 for use as a beachfront science outpost.

Victoria Orphan, James Irvine Professor of Environmental Science at Caltech and director of the Kerckhoff Marine Lab, said the place is one of the oldest running marine labs on the West Coast.

“There’s something just really magical about marine stations. They’re rustic, so it’s not like you’re going into a fully polished clean room. But that’s part of the charm and you really feel the history,” Orphan said.

One of her favorite spots? The tower. That’s where Orphan said some famous papers were written.

“Sometimes when I have writer’s block, I’ll go and sit in the tower and try to channel the scientists of old,” she told LAist.

That would include the work of Wheeler North, one of Orphan’s heroes. From 1962 to 2002, he conducted pioneering research on the ecology of kelp forests. Orphan said North’s work was instrumental for learning how an imbalance in the sea urchin population can decimate kelp forests.

These days that important research continues, with scientists at the lab looking at how microbes can capture carbon dioxide, mitigating global warming. They even have a 4-foot, bright yellow autonomous vehicle that scans the seafloor so scientists can learn more about seagrasses, which are important for oxygen creation and carbon capture, serve as fish nurseries and help protect the coastline from storm surge.

Kerckhoff Marine Laboratory in Corona del Mar

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Courtesy Caltech photo archive

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“In areas where you have seagrass, you get less sediment erosion [and] a little more protection of the property on land, which people who live on the coast care about,” Orphan explained.

Engineers from Jet Propulsion Laboratory are also interested in using autonomous vehicles in cooperation with the lab to see how they can help study the deep ocean right outside the harbor.

You can visit the lab to learn about all of the science going on there, with free open houses on Tuesdays and monthly ‘Science and Sunsets’ events that include dinner and cocktails at the historic outpost.

A pop-up book that’s seeking to break the world record for size has unfolded at the Central Library in downtown Los Angeles.

The art piece is 31 feet wide, more than 11 feet tall, and weighs in at 1,800 pounds.

Luceros y Penumbras, which roughly translates to “starlight and shadows,” is rooted in L.A. artist Daniel González’s experience visiting the library and his family in Mexico as a child.

“It's a knowledge tree that's been shaped by all these different things that I've learned at the library, about myself, about the city I grew up in, [and] about the town where my family's from,” González said.

The nonprofit Library Foundation of Los Angeles collaborated with the library to commission the piece as part of the Central Library’s centennial celebration.

The project is inspired, in part, by the library’s Toy Movable collection, an archive of more than 2,000 pop-up books.

“Normal pop-up books … they seem so simple, but something amazing pops out when you open the page,” said Todd Lerew, the foundation’s director of special projects. “That sort of childlike wonder that you feel that's persistent, even as an adult, is something that was really important to capture and dial up to 11 with this project.”

The origin of 'Luceros'

The foundation asked González in June 2025 to create a book that told the story of his personal relationship with the library. As González pondered questions including  ”What did the library do for me as a young person?" and "Why was I so attracted to it?" he thought about how knowledge was passed down in his family through the generations.

His grandmother told him stories about the stars above her farm near Teúl, Zacatecas, in Mexico. She said those that emerged at dawn — luceros — were among the most special because they signaled the start of a new day.

“ I looked at those stars … and the histories that my grandparents were sharing with me as these guiding lights,” González said. “Just like the library is a guiding light for many people.”

Daniel González's maternal grandmother, Isabel Gómez, told him stories about the creatures that lived near her farm, including owls, that could teach healing.

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Courtesy Daniel González

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González grew up blocks away from the Benjamin Franklin Library in Boyle Heights.

“ I spent summers there because it was literally the coolest place to be,” González said. “It just gave me the opportunity to explore anything that I had an interest in.”

Daniel González, as a child, after an unsuccessful attempt to make a kite after a trip to the library.  "My dad's like, 'I'm gonna take a picture of you so you can see what you look like when you get grumpy,'" he said.

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Courtesy Daniel González

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Later, he’d visit the Central Library during a middle school field trip and return on the bus to wander the stacks and ask the staff questions.

“ I'm really lucky that I met the people that nurtured that curiosity,” González said.

From sketches to ‘paper engineering’

First, González sketched the images, carved them into linoleum, printed them with ink and digitized them to add color and other details.

A few of Daniel González's tools. In the future, he plans to sell prints related to "Luceros y Penumbras."

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Mariana Dale

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LAist

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Matthew Reinhart, children’s book author, illustrator and “paper engineer,” was tasked with translating the images into three dimensions.

“ My job is really making mistakes,” Reinhart said. “Making mistakes, figuring out where they are and solving them and — of course — making them look good.”

The construction and the fabrication of the book took the work of more than 30 people over a series of months. At least a dozen people using giant poles capped with cushions turn the pages.

Luceros y Penumbras is four pages that open to create two scenes — one of the Central Library building and another of a sprawling tree with an I Spy-like collection of creatures and images throughout. The featured pages will change throughout the exhibition, which is open until mid-November.

There are at least a dozen different symbols throughout “Luceros y Penumbras."

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Mariana Dale

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LAist

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The sea turtle at the base of the tree is a reference both to the creatures that live in the San Gabriel River and to the original inhabitants of the L.A. basin. The Gabrielino-Tongva Tribe tells a story that connects the region’s earthquakes to the turtles.

“When we think of sea turtles, we think of these faraway places where they live, like tropical places,” González said. “But they exist here and they've had to adapt to a changing climate, a changing environment, and find places to call home, just as people do.”

Other images include:

• A star resting in an outstretched hand in honor of Octavia E. Butler, the science fiction writer who also spent time in the library. 
•  Quetzalcoatl, the feathered serpent Aztec deity and a frequent motif in East L.A.’s murals. 
• An owl, a symbol of knowledge associated with the Greek goddess Athena and the Roman goddess Minerva. 

González said the goal is for viewers to create their own narrative about what they see.

“ I just hope that people carry with them a sense of curiosity to further explore the things that I present, but also maybe something within them,” González said.

Visit the pop-up book

Central Library Centennial Festival

On display