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 U.S. Department of Justice has attempted to use a number of tactics in recent weeks to remove California voters they say are likely noncitizens from state voter rolls — despite the voting process having already begun.

Election security experts told LAist, however, that the federal government’s case is unlikely to succeed, and that voters should proceed filling out their ballots as normal.

“I don't think most people in the L.A. area or beyond will actually encounter any of the disruption that the administration is trying to project,” Loyola Law School professor Justin Levitt said.

The backstory

Last week, Department of Justice election officials sent a list of 20,000 California voters it says it has “high confidence” are not citizens. (L.A. County election officials said they received records on a thumb drive, which they could not open for security reasons.) Two days later, the Trump administration sued California for not complying with its request to use the list to remove any noncitizens from local voter rolls.

California on Tuesday filed an extensive response to the DOJ lawsuit, saying it “borders on the absurd.”

Separately this week, the DOJ announced it had filed charges against 28 people, accusing them of registering to vote as noncitizens.

What is the DOJ claiming?

DOJ representatives said Monday they are attempting to keep U.S. citizens’ votes from being canceled out by noncitizens.

“We have an election coming up next month,” Bill Essayli, first assistant U.S. attorney, said. “Our biggest priority is to safeguard the integrity of the election.”

Essayli suggested he may prosecute election officials who knowingly process ballots “once we’ve informed them who the non-citizens are” and indicated the DOJ is working on “many more cases.”

Regarding the list sent to state and local officials, DOJ officials also said they have “high confidence” — not complete certainty — that the people on the federal government’s list are noncitizens.

“There may be some names on there who it turns out ultimately are citizens,” Trent McCotter, acting deputy attorney general, said Monday. “We're not perfect, and that's why we've asked California to cooperate with us.”

In a court declaration filed today, L.A. County Assistant Registrar Monica Flores said the DOJ’s list is “unreliable.” Analyzing a sample of 200 records, she said a majority are not active voters, and nearly 40% of the records indicate the individual was born in the U.S.

The L.A. County registrar of voters said officials here did not comply with the request to use the federal list and began coordinating with state officials — a point DOJ officials stressed on Monday, with McCotter saying this is “an emergency of their own [California’s] creation.”

Rick Hasen, a UCLA law professor who runs the school’s Safeguarding Democracy Project, disagreed.

“The federal government didn't produce its list of voters or its methodology to California until just a few days ago, so this is not an emergency of California's own making,” Hasen said. “It is not the federal government's job to decide who is on voting rolls. That is a job that is given to states.”

A DOJ spokesperson declined to comment for this article beyond pointing to Essayli’s X social media feed.

What role will local election officials play?

In large part, Hasen and Levitt said officials will play the same role that they always have, even though more eyes will be on them. County election officials send out ballots, process and verify signatures, and reach out to voters if there are any outstanding issues. The registrar then has 13 days to report on ballots to the state, including provisional ballots and same-day registration ballots, and 30 days to finish counting them.

That said, Hasen said Essayli’s threat of possible criminal prosecution against election officials is “really dangerous” — even though he said these cases are also unlikely to succeed.

“We've got a threat of criminal prosecution against election administrators for not being aggressive enough in policing voting rolls to the Trump administration's liking,” Hasen said. “Even if they were negligent in how they policed their voting rolls, there's no criminal liability here.”

What should voters do?

Levitt, who previously worked on voting rights at the Justice Department, said he doesn’t think Trump’s DOJ is serious about the legal merits of their lawsuit against California.

“I can completely understand that people may be freaked out,” he said. “Part of what DOJ is doing is an attempt to freak people out.”

For their part, local officials have reassured voters that they should proceed to cast their ballots. In a statement, L.A. County Supervisor Janice Hahn called the DOJ’s actions “voter intimidation and a blatant attempt to undermine trust in our midterm elections.”

Levitt recommended voting as early as possible to give voters time to check their registration and resolve any issues. If you have concerns, he recommended visiting an early voting center in person.

Hasen encouraged voters to double-check the status of their ballots to ensure they’ve been processed and counted.

“We have very good ballot tracking,” Hasen said. “California is not going to simply start throwing out ballots from people who are on an unvetted federal list of supposed noncitizen voters.”

What’s the future of this lawsuit?

Hasen and Levitt said the legal problems with the federal government’s arguments can be traced back to federal law and the Constitution.

“The Constitution gives states the power to run elections subject to Congress passing laws that can override that,” Hasen said. “There's no congressional override that would give the federal government the authority to do this.”

That makes the DOJ’s case unlikely to succeed, the professors agreed.

“It's possible that a court might not even really deal with it at all,” Levitt said.

What about the people accused of voting fraud?

The charges announced this week against 28 people accused of registering or voting as noncitizens, however, may be more successful, depending on the evidence presented in each case.

“Isolated cases of alleged voter fraud occur in red and blue states alike, and they should be prosecuted wherever they occur,” a spokesperson for California Attorney General Rob Bonta said in a statement.

But Bonta noted that the 28 people charged represent 0.0001% of California’s registered voters. The percentage is about the same in L.A. County: The 12 L.A. County residents charged this week make up roughly 0.0002% of people on the voter rolls.

The Los Angeles Unified School District is preparing for possible “Super El Niño” storms that could damage schools and lead to closures, the district announced in a media release Tuesday.

District staff are clearing drains, trimming trees and checking roofs, windows and doors. LAUSD is also testing emergency equipment, including pumps and emergency lighting systems, and stocking supplies such as flashlights and drinking water.

“Preparing for severe weather starts well before the first raindrop,” Superintendent Andrés Chait said in a statement. “We can’t control the weather, but we can take steps now to protect our students and employees and help our schools stay ready.”

The district will monitor weather patterns using information from the National Weather Service and local emergency officials, it said.

LAUSD encouraged families to update their contact information to ensure they receive district calls, texts and emails. Families should also monitor weather alerts, follow emergency officials’ instructions, avoid flooded roads and review safe routes to and from school, according to the release.

“Preparing for a storm is a shared effort — from the crews maintaining school buildings to the principals reviewing emergency plans and the families making sure they can receive critical updates,” LAUSD said in the release. “By taking these steps before the rain begins, Los Angeles Unified is working to help students and employees stay safe and keep school communities as prepared as possible for the winter ahead.”

Southern California is likely in for a solid dose of rain this week, just days after heat and Santa Ana winds helped fuel several wildfires across the region.

Forecasters expect the bulk of the rain to roll into the Los Angeles basin Wednesday night and continue into Thursday morning, with a small chance of thunderstorms and hail.

The San Fernando Valley, San Gabriel Valley and coastal areas across L.A. and Orange counties could get around an inch over the next few days. Hills and mountains could get up to 3 inches.

“We could see some pretty high rain rates,” said National Weather Service meteorologist Mike Wofford. “It's a good storm for this time of year — it's a little stronger than what we would see normally.”

The possibility of significant rain in the mountains raises concerns about flooding in areas recently burned in wildfires, particularly around the Bryson Fire burn scar near Malibu, which is only a few days old. Burn scars can’t absorb heavy rainfall and are susceptible to landslides.

The National Weather Service has issued a flood watch for the Santa Monica Mountains and surrounding communities from Wednesday afternoon through Thursday. That means heavy rain there could flood streets, creeks and rivers. The flood watch area includes both the Bryson Fire and Palisades Fire burn scars.

This will also be the first nontropical storm of the season, meaning it’s moving into the region from the north. Most storms that hit Southern California follow a similar path, especially during the winter, unlike the tropical storms that formed off the coast of Mexico and brought muggy weather to the region this summer.

Nontropical storms also bring cold air to the region. On Wednesday and Thursday, forecasters expect highs in the 60s and 70s. High elevations will be even cooler.