The Brief

This story was produced by the nonprofit journalism publication Capital & Main in partnership with ProPublica’s Local Reporting Network.  It is co-published with permission. Read part one and part two of the investigation into L.A.’s residential hotels.

As part of Mayor Karen Bass’ signature homelessness initiative called Inside Safe, the city of Los Angeles awarded Las Palmas Hotel a contract potentially worth about $2 million to temporarily shelter people living on the streets.

But the 62-unit hotel in Hollywood was already supposed to be providing housing for people who couldn’t afford to live anywhere else under a 2008 city law meant to ease a “housing emergency” that has grown more severe in the past 15 years.

Inside Safe participants now fill most of Las Palmas’ rooms at nightly rates of up to $140, according to the hotel’s contract with the city — more than double the amount Las Palmas would likely earn if long-term residents rented the rooms as that law requires.

Las Palmas is one of eight residential hotels that have received contracts over the past year to house homeless people through the new Inside Safe program, a Capital & Main and ProPublica investigation found. Of those, five hotels including Las Palmas have collected city funding despite seemingly violating the housing ordinance by offering rooms to tourists.

L.A.’s struggle to preserve low-income housing while simultaneously trying to shelter the growing number of people living on the streets represents an increasingly common national problem as city leaders wrestle with the competing needs of different populations amid a limited housing supply.

Residential hotels, which offer basic single rooms sometimes with shared bathrooms, have long been a kind of last-resort housing for low-income, older and disabled people. The 2008 law bars landlords from turning their buildings into condos or tourist hotels unless they build new units or pay an equivalent fee to the city’s Affordable Housing Trust Fund.

Altogether, at least 18 residential hotels have turned into interim shelters through various homeless services programs since 2016, according to a review of the Los Angeles Housing Department’s residential hotel list, Inside Safe contracts, state awards for housing construction and a Los Angeles Homeless Services Authority database of interim housing sites.

Now, that number is set to grow as dozens more residential hotels could become temporary shelters. On Nov. 1, citing a “desperate need for interim housing,” Bass issued an executive order that allows Inside Safe or similar programs to use the city’s 16,000 residential hotel rooms in 300 buildings during the city’s declared homelessness emergency as long as the rooms are unoccupied.

Turning such permanent housing into temporary shelters only makes the city’s housing problems worse, said Barbara Schultz, director of housing justice at the Legal Aid Foundation of Los Angeles.

“It is inconceivable to me that the city would reduce the number of permanent units affordable to low-income people when we are in the middle of this ginormous housing crisis,” Schultz said.

Bass’ press secretary Clara Karger said in an email that the mayor’s office decided that temporary housing is a better use of the rooms given LA’s housing crisis.

“It is troubling that residential hotels were being misused for daily rates and short-term vacation rentals,” she wrote. “Now, many of those rooms are being used to urgently bring people inside and save lives, and the mayor has directed the Housing Department to address enforcement and to conduct a comprehensive review of all residential hotels.”

This summer, Capital & Main and ProPublica reported that the Housing Department had done little to enforce the residential hotel law as 21 properties openly offered rooms to tourists on travel websites. Following a request by the mayor’s office, Housing Department managers investigated and issued citations to the owners of 17 hotels, including Las Palmas.

Pankaj Naik, CEO of Shivay Hospitality, which operates the hotel, declined to comment or answer questions. Las Palmas has appealed its citation and joined other hotels in a federal lawsuit against the city, alleging that residential hotel enforcement violates their constitutional protection against unreasonable searches. The owners also argue the city has given them tacit approval for short-term rentals by accepting nightly hotel tax payments. The lawsuit is ongoing.

The Housing Department told the mayor that with additional resources, the agency could “stop rogue property owners from violating the Residential Hotel Ordinance and undermining the availability of affordable housing stock.”

But now Bass’ office has removed hundreds of those same residential hotel rooms from the permanent housing market. And the Housing Department’s enforcement hasn’t stopped the city from giving the hotels hundreds of thousands of dollars in taxpayer money. Las Palmas’ Inside Safe contract expires in mid-November, but it provides for a six-month extension.

Patricia Harrold, an 80-year-old pianist at Miceli’s, a landmark Hollywood restaurant, has lived at Las Palmas for 29 years.

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Under Inside Safe, which Bass launched shortly after taking office in December, city staffers target tent cities under bridges or on sidewalks. Outreach workers offer motel rooms while buses stand by to ferry those who accept the offers to their temporary dwellings. Once the encampment residents are gone, sanitation workers break up the camps, toss trash and hose down sidewalks.

The pressure on city leaders to bring people inside from street encampments is “immense,” said Gregg Colburn, a University of Washington real estate professor who studies homelessness. Currently, 46,000 Angelenos live in cars, tents and makeshift shelters, and Bass promised to find housing for 17,000 of them in her first year.

“The problem with that strategy,” Colburn said, “is it doesn’t end homelessness. It recharacterizes it from unsheltered into sheltered, which is why I and many others argue we need a lot more permanent housing.”

Housing enforcement, then lucrative contracts

The Housing Department is supposed to approve any conversion of residential hotel buildings from permanent housing, but department records for 10 of the hotels obtained by Capital & Main and ProPublica didn’t show that permission was obtained to turn the hotels into temporary shelters.

The Housing Department did not provide all the hotel files that the newsrooms requested. It also didn’t respond to an interview request or answer emailed questions about whether it had cleared the hotels and what procedures they have for Inside Safe. Instead, the agency said it would handle the queries as a public records request.

Housing Department records revealed that inspectors had cited two of the Inside Safe properties for residential hotel violations in recent years. Hotel booking websites showed three others were openly renting rooms to tourists against Housing Department rules shortly before signing contracts with the city.

Las Palmas is a prime example. The hotel for years advertised its central location for travelers visiting Hollywood, capitalizing on its fame as the site of the final scene in the movie Pretty Woman.

The final scene in the movie “Pretty Woman” was filmed on Las Palmas’ fire escape.

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The Housing Department had designated Las Palmas as a residential hotel in 2011. It based its decision, in the Las Palmas case and others, on the state’s legal definition of a residential hotel: a building of six or more units that are the primary residences of their guests. During the period analyzed in 2005, hotel tax records showed that 93% of its occupants were permanent residents.

But as tenants moved away or died, the struggling actors, writers and celebrity impersonators who called Las Palmas home watched as their landlord turned more and more of the units into tourist rooms. The hotel’s website features a photo of the lobby with a mural of “Pretty Woman” stars Richard Gere and Julia Roberts reuniting on the building’s fire escape. The website promises visitors a “wonderful holiday” and a “blissful stay.”

Today, only about a dozen permanent residents remain, according to residents and the latest rent registry filed with the Housing Department.

As rents have soared, Las Palmas is the only housing most can afford, said writer John Bucher, 72. He got his third-floor room at the hotel 12 years ago “when there was still a payphone in the lobby.” Bucher has driven for Uber and DoorDash to supplement his income and can count on his adult kids to help him in an emergency. But for his neighbors, the hotel “is their safety net,” he said. “They’ll die here.”

John Bucher, a 72-year-old writer, has lived at Las Palmas for 12 years. Over time, more and more rooms have been rented to tourists as residents have moved away or died.

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As Las Palmas turned into a tourist hotel, it did little to hide its marketing efforts. Outside was a large sign offering “DAILY” and “WEEKLY” rentals. A housing inspector even snapped a photo of it in 2019, potential evidence that the hotel was violating the residential hotel law. But there’s no indication the inspector asked about the sign or followed up to ensure the hotel wasn’t being rented to tourists. And Las Palmas wasn’t cited under the ordinance until this summer, a few months after receiving the Inside Safe contract.

That wasn’t the case for two other hotels that similarly landed Inside Safe agreements: the Top Hat Motel and the Central Inn in South Los Angeles. The Housing Department cited both hotels in recent years for advertising to tourists in violation of the residential hotel law.

But in both cases, the hotels’ attorney wouldn’t allow inspectors to reenter without administrative warrants. Housing Department enforcement records show no evidence that inspectors obtained warrants, and no further enforcement action was taken.

Yet even that knowledge of violations didn’t prevent the city from awarding them Inside Safe contracts.

Neither of the owners of the Top Hat or the Central Inn returned phone calls seeking comment, and the Top Hat’s owners didn’t respond to an email. One of the Top Hat’s owners, Dipakkumar Patel, said at an appeal hearing that he would lose “everything” if he were unable to continue short-term rentals at the hotel. The hotel also joined the civil rights lawsuit against the city.

The Top Hat brought in nearly a half million dollars between late March and the beginning of October through Inside Safe, while the Central Inn earned more than $200,000 from May to September, according to invoices the motels submitted to the city’s administrative officer.

Stealing permanent housing

By turning residential hotels into temporary shelters, Bass may be working against her ultimate goal of transitioning people to permanent homes, housing experts said.

While Bass reported in September that about 17,000 people had moved to motels, traditional shelters or tiny home villages since she took office, only 2,235 had found permanent homes. For Inside Safe, just 190 of the nearly 1,700 participants had landed a permanent place to live as of mid-October. The city’s administrative officer, Matt Szabo, has told the City Council that there is not enough staff to help people find housing and also a shortage of affordable housing.

Inside Safe isn’t the first time the city has allowed residential hotels to be turned into temporary shelters. It’s unclear whether prioritizing getting people off the streets over preserving permanent housing was a deliberate policy choice or simple bureaucratic oversight: the result of well-intentioned housing policies from different eras colliding.

Eight other residential buildings have been pressed into service as temporary housing since 2016 through Los Angeles County or U.S. Veterans Affairs programs for emergency shelter or mental health and drug and alcohol treatment, or as part of the COVID-19 public health response.

Additionally, the state Housing and Community Development agency granted Los Angeles County and two nonprofit groups $19.3 million in Project Homekey funds to acquire and remodel two other residential hotel buildings to use as interim housing.

Schultz, the legal aid attorney, said it is a “mind-bogglingly terrible strategy” to use residential hotels as temporary housing because the ordinance provides such strong legal protection for their preservation — at least on paper. Residential hotels are the city’s only housing that can’t legally be demolished or converted to another use unless the housing is replaced, Schultz said.

The 72-room Highland Gardens, a midcentury modern hotel in Hollywood, highlights the tension between the city’s need for temporary shelter and its equally pressing need for permanent housing. Formerly known as the Landmark Motor Hotel, it is best known as the place where singer Janis Joplin died of a heroin overdose more than 50 years ago.

Highland Gardens had been designated as a residential hotel in 2009 but for years had also advertised its rooms to tourists. Then when local officials needed temporary housing to stop the spread of COVID-19 in homeless shelters, the hotel received a contract under Project Roomkey, paid for with federal pandemic relief funds.

Highland Gardens’ owner didn’t return phone messages left at the hotel.

By the time the program ended in December 2022, few participants had found permanent homes, and City Councilmember Nithya Raman pushed to keep Highland Gardens open as an interim housing site. She said she didn’t know it was a residential hotel.

“That’s part of the problem with the city is that we have such an ad hoc process for finding interim housing,” Raman said. Before Bass took office, Raman said, council offices took the lead in finding sites. “I personally would speak to the owner of this facility to tell them about the program and convince them that there would be benefits for them,” she said.

Raman’s colleagues backed her request, and now a $6 million contract, in effect until mid-2025, includes nearly $4 million to rent the hotel’s rooms and about $2 million for social services for people who had been living on the street. At just $50 per room per night, it’s a more favorable deal for the city than the Inside Safe hotels have negotiated.

Raman said she doesn’t think using the Highland Gardens for temporary housing is a mistake, given the urgent need for shelter. “It has saved lives,” she said.

Tommy Lachenmyer, 36, who moved into Las Palmas through Inside Safe after a fire ripped through a Hollywood encampment near where he slept this year, said the temporary housing has been “a blessing.” But while he’s found a job at Pizza Hut and is studying at a local film school for a career in music production, his quest for stable housing may be harder.

Lachenmyer revisits the location where he once lived in a tent on Vista Del Mar Avenue in Los Angeles.

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Lachenmyer said he filled out an application for permanent housing when he moved in about six months ago. He’s still waiting for approval before he can begin his housing search and said he holds out hope that his stay at the hotel will lead to permanent housing. As for the long wait, Lachenmyer said, “I’m OK with it. People have waited for years.”

But longtime resident Bucher said he is not as optimistic that his new Inside Safe neighbors will find permanent housing.

“All they’re doing is warehousing people,” he said. “Nobody thinks about anything but getting them off the streets.”

The Japanese American National Museum announced today it will reopen in January after a two-year, $25 million overhaul of the country’s largest museum dedicated to the Japanese American experience.

The museum in L.A.’s Little Tokyo is reshaping its galleries and expanding its signature exhibition to include more perspectives and connections between Japanese American history and current debates over race, immigration and democracy.

The new exhibition at JANM features A.I.-assisted avatars of Japanese American survivors of incarceration.

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“We want to tell the story in a way that is more expansive and that other immigrants, communities can see their own story reflected,” said Ann Burroughs, the museum’s president and CEO.

That effort to tie history to the present comes as JANM itself has faced political pressure, with the museum losing federal funding amid Trump administration cuts.

From the outside, visitors returning to the museum, which has been closed since January 2024, will recognize its modern, minimalist exterior. Once they step through the doors, though, the experience will be vastly different.

The biggest change will be the installation of a 9,200-square-foot permanent exhibition occupying nearly all of the museum’s first floor — more than twice the space of the exhibition it replaces.

"Common Ground," which opened in 1999, covered Japanese American history from migration to the U.S. in the 1800s to the passage of a federal law — the Civil Liberties Act of 1988 — that formally apologized for the incarceration of Japanese Americans during World War II and provided $20,000 in reparations to surviving detainees.

The new exhibition, called "In the Future We Call Now: Realities of Racism, Forging Democracy," will include more recent history, such as Japanese American support for reparations for Black Americans and vocal opposition to the Islamophobia that swelled after 9/11. It will also cover the Japanese American response to ICE detention and incarceration of migrant children, drawing parallels to World War II camps.

Galleries have been reconfigured to include more recent history and more objects from the past, including kimonos owned by women from Japan, who immigrated to the U.S. in larger numbers starting in the turn of the 20th century.

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It will also bring lesser-known perspectives to familiar history through telling the story of incarceration from “women and mothers” and those incarcerated at Tule Lake, the camp in Northern California where Japanese Americans labeled as disloyal by the U.S. government were isolated during World War II.

“JANM hadn’t told that story before,” Burroughs said. “You can’t draw those parallels of what’s happening now if you don’t talk about the camps and if you don’t talk about Tule Lake.”

The new exhibition will also lean more heavily into audiovisual storytelling, using technology and archival media to make the history feel more immediate.

The interactive “StoryFiles” incorporate AI so visitors can pose questions to digital avatars of incarceration survivors like the actor George Takei.

Burroughs stressed that the museum is not using generative AI, but drawing upon hours and hours of interviews in which subjects answered hundreds of questions.

The new exhibition will also draw deeply from JANM’s extensive collection of Japanese American home movies, including footage dating to the 1930s, and give visitors a window into everyday life before World War II.

Some of JANM’s best-known objects will be included in the new exhibition, like barracks from the Heart Mountain incarceration camp in Wyoming and a model of Manzanar in California’s remote Owens Valley, the first of the camps to be built.

The museum is also emphasizing everyday culture, with displays ranging from kimonos brought by Japanese immigrant women at the turn of the 20th century to rice cookers, and the worldwide reach of Hello Kitty.

The Hirasaki National Resource Center has been relocated to the second floor and will showcase work from artists like Ruth Asawa and Isamu Noguchi.

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The larger new exhibition was created without growing the museum's footprint through reconfiguring the building. For example, the museum’s Aratani Central Hall will take on a new role as the museum’s main entrance, with visitors entering through its sweeping curved glass wall and moving directly into the exhibition galleries. But Burroughs said the redesign will not come at the expense of the hall’s longtime function as a community space available to local nonprofits.

Upstairs, visitors will find reconfigured spaces including a new reading room filled with works and furnishings by Ruth Asawa and Isamu Noguchi. Behind the scenes, JANM has upgraded decades-old building systems such as its HVAC and elevators.

The museum overhaul was funded as part of a much larger $135 million fundraising campaign, Burroughs said. The rest of the campaign supports JANM’s operations and long-term financial stability, including about $56 million in endowment and board-designated reserves.

"You know, life is never secure in the nonprofit world or in the museum world," Burroughs said. "We have to do a lot more to build up our endowments. We just will keep going."

Public health officials are urging people to be wary of flea-borne typhus after a recent outbreak of the illness.

The outbreak in late July was centered in the Pico-Union neighborhood of Los Angeles. The L.A. County Department of Public Health said five people were hospitalized; all recovered.

The outbreak comes as typhus cases continue to tick up in L.A. County.

Cases have been increasing fairly steadily for more than a decade, but they nearly doubled over the last three years. The Public Health Department logged a record 220 cases in 2025, and officials say this year is on track to exceed that.

Public health officials say the increase is likely because human-animal interactions are also increasing. That could be due to human population expansions into areas with more animals, available food sources for wildlife in populated areas or more people owning pets.

The bacteria that causes typhus is transmitted from animals to humans through fleas.

Typhus can’t be passed from one human to another, and public health experts say the illness is completely treatable, especially if it’s caught early.

Outbreaks and how to prevent them

Most of the time, typhus cases are spread out across L.A. County. But sometimes, there’s a localized spread over a short period of time that turns into an outbreak.

Public health officials respond to a few of them in L.A. County each year.

Generally, outbreaks are triggered by high concentrations of host animals.

“Wherever these animals may be present or wherever they may be congregating, in those areas we can see an increase in the number of human infections,” said Dr. Aiman Halai with the L.A. County Department of Public Health.

The most common hosts for typhus are rats, opossums and free-roaming cats. When people or pets come in contact with host animals, they can pick up the infected fleas and bring them into homes, spreading them to other people and animals in the process.

Halai says a variety of factors can attract animals and lead to an outbreak, including overflowing dumpsters, overgrown vegetation or a well-meaning neighbor feeding local critters.

You can help prevent outbreaks by securing trash in bins, making sure food isn’t left outside, and ensuring pets are on up-to-date flea control medication. Cutting back overgrown vegetation and blocking off crawl spaces can eliminate places where animals can shelter in and around homes.

Halai also says it’s important not to feed wildlife.

Should you be worried?

Although public health experts are wary of the typhus uptick in L.A. County, the 220 cases recorded in 2025 in L.A. County are not overly concerning.

"That’s a very  low rate at the population level,” said Dr. Jeffrey Klausner, a professor of infectious diseases at USC’s Keck School of Medicine.

Typhus is an acute infection caused by bacteria known as Rickettsia typhi. Variations of the bacteria also cause other illnesses transmitted by fleas, ticks, lice and mites, including tick-borne Rocky Mountain Spotted Fever.

Doctors can test for typhus fairly easily, and it is treatable with antibiotics. Symptoms are similar to the flu, and can include fever, headaches, muscle aches and nausea. It can also cause rashes in some cases.

Most infections are mild, but they can cause hospitalization and, in rare cases, can be fatal.

Klausner said the concern is that testing for typhus is not always routine.

“The most important thing is that when patients come in to their doctor — and they have fever, they may have a rash, they may have headache, may have muscle or joint aches — that the doctor's thinking about potentially flea-borne infectious diseases because the treatment can be different,” Klausner said.

The best treatment for typhus is the antibiotic doxycycline. If a patient with typhus gets another type of antibiotic like penicillin or amoxicillin, the treatment may not be as successful.

According to Klausner, when presented with flu-like symptoms, it’s also a good idea for patients to tell their doctors if they’ve been around animals, spent time in an encampment or even just gone on a hike.

Topline:

Why it matters: The small amphibian is found in the grasslands of Southern California and the Central Valley. But habitat loss, urban sprawl and longer droughts have been threatening the species’ population in recent decades.

What the protections do: Now that the Western spadefoot is a candidate for permanent protections, any development project planned for Western spadefoot habitats will have to take the amphibians into account.

Some exceptions may apply: The commission did carve out exceptions for solar projects in the Central Valley. To take advantage of federal tax credit deadlines, some projects can continue to be built, as long as they protect breeding pools and curtail construction during the season when spadefoots are most active.

What conservationists say: Brendan Cummings, conservation director with the Center for Biological Diversity, said in Southern California the biggest threat to the Western spadefoot is not solar development: “It’s warehouses or data centers and road widenings and all manner of construction activities.”

What happens next: The California Department of Fish and Wildlife will conduct a year-long review to determine if the Western spadefoot should be permanently protected.