The Brief

At the Sea Castle apartments, just steps from the beach in Santa Monica, a small one-bedroom with an ocean view starts at $2,900 per month. But some tenants pay only about 30% of their income and use Section 8 housing vouchers or other government subsidies to cover the rest.

Moving in was life-changing for Lorenna Taylor, 55.

“It took me a week to get up my nerve to come here and apply,” she said, wearing bike shorts and an animal-rights T-shirt outside the eight-story beachfront building that’s a short walk from Santa Monica Pier.

Taylor moved here about a year ago from a nonprofit-run affordable apartment building in the city that was “nasty” and, she said, management “treated us badly.” But she found a warm welcome at the Sea Castle. Now, she said, “I’m able to live the life I want to live. I’m handling stress better.”

The Housing Choice Voucher program — also known as Section 8 — helps 2.4 million households nationwide who can’t afford market rents to stay housed. It is supposed to give participants a chance to live where they choose, including in communities like Santa Monica, one of the Los Angeles area’s most desirable places to live not only for its sea air and ocean views, but because of the city’s high-achieving schools and plentiful parks and libraries.

But in Los Angeles County, relatively few voucher holders enjoy those amenities. More than two-thirds of Los Angeles County voucher holders live in areas the state considers “low resource,” according to a Capital & Main analysis of data from the U.S. Department of Housing and Urban Development, California state housing agencies and the U.S. Census Bureau. Six of the 20 L.A. County census tracts with the most voucher holders also rank among the county’s highest in rates of poverty and racial segregation.

Santa Monica is an outlier in the county, the analysis showed. All of the census tracts in the city, which is home to more than 1,500 voucher holders, are considered “high resource.” Higher resource tracts have higher home values, households with higher incomes and better academic outcomes compared to the rest of the state.

In response to Capital & Main’s findings, California Civil Rights Department spokesperson Rishi Khalsa said his department, which enforces anti-housing discrimination law, “is always interested in identifying any additional potential pattern in discrimination.” Such discrimination “can certainly be one of many factors that might contribute to a higher concentration of voucher holders in low opportunity neighborhoods.”

Marcie Vega, director of Assisted Housing Programs for the Housing Authority of the City of Los Angeles, noted that “even with a voucher, low-income renters are competing for a very limited number of available homes.”

Discrimination is also a factor despite laws in California, the District of Columbia and 23 other states that make it illegal for landlords to reject tenants because they rely on housing assistance. A recent Capital & Main investigation found that some of the county’s largest landlords avoid Section 8 renters.

Responding to suspected discrimination

Sea Castle, where low-income tenants live side by side with affluent neighbors, is an example of the program working as intended.

One reason the Section 8 program works well in Santa Monica may be the city’s immediate response to suspected discrimination. Romy Ganschow, a chief deputy city attorney who oversees the program, said that an attorney contacts the landlord — often within a day of receiving a discrimination report — to explain the law and the city’s determination to enforce it.

“By the time the tenant files a lawsuit or gets the authorities involved the unit’s going to be given away to somebody else,” Ganschow said.

Indeed, the state Civil Rights Department, which takes most such complaints, can take more than a year to resolve them. The city’s rapid response turned some 40 refusals to rent into offers to lease between 2015 and 2024, Ganschow said.

Santa Monica’s enforcement system is “extremely unique,” said Michelle Uzeta, executive director of the Berkeley-based Disability Rights Education and Defense Fund, which advocates for fair housing.

“There’s no other city that does anything like that in California,” Uzeta said. In 2023, she requested public records from 16 cities, including Los Angeles, that had passed local laws prohibiting discrimination against tenants with housing assistance. She asked them to provide data on enforcement efforts and describe them.

“Only one of the municipalities contacted — the City of Santa Monica — had taken any affirmative enforcement action to enforce the source of income protections in their local ordinances,” Uzeta said in an email.

“For people to be able to use their Section 8 vouchers is a major solution to our homelessness crisis,” Ganschow added, noting that housing discrimination is “rampant in areas that don’t have this level of enforcement.”

Sea Castle resident Tom Lang and his disabled dog, Karma, live at the Sea Castle in Santa Monica.

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Jeremy Lindenfeld

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Capital & Main

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Getting into Sea Castle was that kind of solution for 56-year-old Tom Lang, who was homeless and living on the beach 16 years ago. He had a Section 8 voucher but he thought his chance of moving in was almost nil.

“I walked in just to stink up the lobby,” he joked.

At that time, Lang said he had just one more day to find an apartment before his Section 8 voucher expired. Voucher holders usually have between two and six months, or they lose their eligibility — and Lang’s was nearly up.

“You got a Section 8 opening for a bum like me?” he recalled asking a building manager. His timing was right, and the manager said yes.

Lang doesn’t owe his luck to city enforcement; Santa Monica approved its law prohibiting discrimination against housing voucher holders five years after he moved in. But he is pleased with the apartment he shares with Karma, his 15-year-old poodle mix who uses only her front legs and a wheeled contraption to get around. As Lang sat outside the building, several of his neighbors waved or stopped to chat.

“They love me,” he said. “I’m not crazy, and everybody likes my dog.”

Sea Castle tenant Colin Chen was heading home on a recent weekday morning with a canvas Trader Joe’s bag full of groceries slung over his shoulder. He said he had learned from casual conversation in the building that some of his neighbors pay rent with government subsidies.

“We all just commingle,” he said.

Not everyone is so accepting. One tenant grumbled about neighbors who don’t work.

Enforcing housing laws in California

In California, fair housing laws are mostly enforced at the state level by the Civil Rights Department. But its resources are stretched thin. One attorney and three investigators enforce laws that bar discrimination against people who use government housing assistance. Resolving complaints can take a year or more. Spokesperson Rishi Khalsa said the department has an online portal where members of the public can report discriminatory ads, like those that say “No Section 8.” The department also holds regular educational webinars for landlords and tenants on a range of civil rights issues.

“When people do report, our department reviews it and sends a notice to the entity to remind them of their legal obligations,” Khalsa wrote in an email.

Local fair housing enforcement is likely one reason that affluent downtown Santa Monica, where the Sea Castle is located, ranks 12th among L.A. County census tracts with the highest voucher holder populations in the county. Census tracts are small geographic areas of 1,200 to 8,000 people that researchers use to study demographic trends and socioeconomic disparities. Of the 20 L.A. County tracts with the most voucher holders, the tract that includes downtown Santa Monica is the only one that state housing officials categorize as “high-resource,” based on measures such as income, employment and high school graduation rates, Capital & Main’s analysis found.

Wesley Wellman, a founder of ACTION Apartment Association Inc., a Santa Monica landlord group that has often been at odds with the city’s pro-renter policies, praised the city’s fair housing enforcement as “a constructive approach to attempt to resolve discrimination complaints as soon as they arise rather than just defaulting to litigation.”

In the city of Los Angeles, where affordable housing is also a top issue, Ivor Pine, a city attorney’s office spokesperson, said in an email that the office “takes the issue of fair housing and the prevention of housing discrimination for all tenants — including those relying on government subsidies — very seriously.”

Pine didn’t answer Capital & Main’s question about whether the city attorney’s office had considered a more active approach to enforcement, like Santa Monica’s. He noted that the office had sent cease-and-desist letters to landlords whose advertisements said they don’t accept Section 8 tenants, but didn’t respond to follow-up questions about how many such letters were sent, when they were sent and what the results were.

Finding a place to live

In fact, most Section 8 tenants who want to live in more affluent areas of L.A. County lack the backing that Santa Monica tenants have.

When Jennifer St. Jude planned to move from the remote high desert city of Lancaster — 80 miles north of downtown LA — to a neighborhood where she and her two adult daughters could more easily access services for their disabilities, she said it was almost impossible to find a landlord who would accept her Section 8 voucher. The search was even harder, she said, because many landlords charged higher rents than the Los Angeles County Development Authority, the county’s housing authority, was willing to pay.

“You can’t get a house or an apartment or anything, anywhere outside of low income areas,” said St. Jude, who is a graduate student in social work at the University of Southern California. “It was like, nope, nope, nope, nope.”

Just one in five voucher holders in L.A. County live in a census tract that the state ranks as either “high” or “highest resource.”

“Living in a high resource, low poverty neighborhood is really good — especially for kids for long-term life outcomes,” said Martha Galvez, executive director of the Housing Solutions Lab at New York University’s Furman Center, whose research backs up her view.

The Housing Authority of the City of Los Angeles is part of a national Community Choice Demonstration project to help voucher holders move to more affluent areas. The few hundred L.A. families who participate are given a coach, move-in expenses and housing search assistance. The Los Angeles housing authority is also among several that offer higher rent ceilings in more expensive ZIP codes to give voucher holders a better shot at living in those areas. Last year, however, the rent ceilings were lowered because of a budget shortfall, and the agency stopped issuing new vouchers to the more than 24,000 people on its already years-long waiting list. In June, HACLA spokesperson Courtney Harris told Capital & Main that the budget picture has improved, but wouldn’t comment on whether rent payment limits would increase or whether the agency would resume issuing new vouchers.

Funding is also uncertain as Congress considers next year’s Department of Housing and Urban Development budget. The National Association of Housing and Redevelopment Officials has raised concerns that House budget proposals would not cover rising Section 8 program costs.

In mid-2024, after an 18-month search, Jennifer St. Jude finally found a house in Castaic, a northern L.A. County suburb the state considers “high resource” based on factors like home values and its residents’ incomes and educational attainment. She and her daughters finally began receiving the support services they needed.

“It was grueling to get to this place, and my heart breaks for all the people that will never be able to fight that battle and get a house,” she said.

Back in Santa Monica, Lorenna Taylor said that her new apartment is “amazing because when you’ve been beat down so long, it’s hard to accept that this can be possible.” Gesturing toward the ocean, she said, “I come out here and I can just let it all go.”

Derek Thomas of Thomas Data Consulting supported the analysis and created the data visualizations for this story.

Copyright Capital & Main 2026

The board that oversees the California High-Speed Rail Authority voted Friday to rein in Chief Executive Ian Choudri's contracting authority following a state investigation that showed consultants billed the agency $600,000 in questionable travel expenses.

The investigation by the office of inspector general for the high-speed rail project found that some consultants flew first class, hailed luxury rides and traveled to a night club, a cigar lounge and numerous restaurants, bars and residences, sometimes after hours, on taxpayers’ dime.

Investigators looked at travel expenses submitted by four consulting firms over a two-year period and found that most of the trips were unauthorized, poorly justified — at times at the agency’s top executives’ request — and that agency staff failed to sufficiently vet the requests before approving them. In some cases, agency staff didn’t even know about the trips until they received invoices.

The board on Friday voted 7-2 to strip Choudri of his sole authority to sign and manage contracts under $25 million and to require the agency’s in-house attorneys to approve or change any new or existing contracts. The board already has to vote to award any contracts over that amount.

Board chair Steve Kawa told reporters afterward that the decision “adds additional eyes and ears and authority” over issues exposed by the investigation.

“We are not just gonna sit back and ignore that we had this travel issue,” he said. “Not one dollar of California taxpayer dollars should be misused.”

“I am outraged that we would be treated like a piggy bank for these kinds of expenditures.”

Several board members slammed the consultants for the travel expenses. Lynn Schenk, who has served on the board since 2003, said the spending suggests a troubling pattern and deserves a deeper dive.

“I am outraged that we would be treated like a piggy bank for these kinds of expenditures,” she said during the board meeting. “And it says to me that there are other expenditures that are being treated this way.”

Board member Henry Perea suggested the travel payments are so egregious that the state should end its contract with the firms right away, something Gov. Gavin Newsom has also floated. However, Perea said he worried that doing so could set back the long-delayed rail project even further.

“I’d terminate these four [contracts] tomorrow or today, but I understand there’s a question of operational needs that we have with these folks,” he said.

But the board did not grill the authority’s top executives for failing to catch the behavior, even though the probe revealed that consultants told agency staff many times that they were traveling at the request of the agency’s top officers, including Choudri.

In response to the investigation, the authority paused all travel payments to the four consulting firms in question and has started reviewing their claims and training staff, executives and consultants on travel policies, said the authority’s Chief Financial Officer Jamey Matalka.

One legal consultant was paid $40,800 in travel reimbursements and an additional $86,500 in “travel time” for 30 trips between Denver and Sacramento in a year. When questioned about whether he needed to attend the meetings in person, he said Choudri had requested his presence so he did not need to justify it and that it would not be appropriate for him to question Choudri’s direction, “as other consultants in other Authority offices are learning the hard way.”

In response to the investigation, the authority paused all travel payments to the four consulting firms in question and has started reviewing their claims and training staff, executives and consultants on travel policies, said the authority’s Chief Financial Officer Jamey Matalka. The firms are: KPMG LLP, a global financial consulting firm; Nossaman LLP, a national law firm; AECOM-Fluor Joint Venture, which manages and coordinates the authority’s projects, and SYSTRA/TYPSA Joint Venture, which provides tracks and systems design.

The agency is seeking to recoup all questionable travel payments, he said Friday.

“We remain committed [and] we take full responsibility and accountability to fix if there was something broken in the system,” Choudri told the board.

Choudri also told board members that the agency has taken “disciplinary actions” against some consultants but did not clarify what they were. Choudri did not speak to reporters following the meeting.

Assembly Minority Leader Alexandra Macedo, a Visilia Republican, called for Choudri’s firing in a Thursday letter to the board. She accused him of demonstrating a “pattern of misuse of taxpayer dollars and abuse of public trust.”

“At a time when California families face unbearable financial pressures to cover essential household needs including rent, utilities and transportation, the routine approval of improper consultant expenses represents a severe breach of fiduciary responsibility,” she wrote.

‘They should all be here’

Of the four consulting firms investigated, only one sent representatives Friday.

Veronica Siranosian, an executive at AECOM-Fluor Joint Venture, told the board the company reviewed its travel invoices and found “no substantive departures from the established public processes.”

The inspector general’s investigation found nearly $380,000 in travel expenses by the company’s consultants that were not allowed under state regulations or the company’s contract with the state.

Nevertheless, another AECOM executive, Mike Burns, said the company has identified only about $1,000 in expenses it overbilled the state, including for an Uber ride, parking in a garage that charged a higher rate than surrounding buildings and a flight that was on an international carrier instead of an American airline.

Steve Kawa, chair of the board of directors of the California High-Speed Rail Authority, speaks during a special board meeting at the California Natural Resources Agency in Sacramento on Oct. 9, 2026

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Fred Greaves

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CalMatters

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In some cases, Burns stressed, the dollar difference was small. He said the company’s consultants once took an $86 Uber ride in an electric vehicle whereas the standard policy would require an $84 Uber X instead. “It was a $2 differentiation,” he said. “There’s some nominal incidences like that.”

Schenk gasped.

“Surely you are not saying that we are sitting here for these hours going through this … for a $2 difference,” she said. “And surely you will at least acknowledge that these instances show a disregard at the very least for state and high-speed rail requirements.”

“It’s gonna take a lot of $2 differences in Uber rides to get to the $380,000 that you guys billed the state of California,” said Vice Chair Anthony Williams.

Board member Emily Cohen slammed the consulting firms that did not appear Friday.

“They should all be here. Unbelievable.”

Authority to step up training, improve policy

Matalka said the authority would implement all the fixes the inspector general’s office recommended. He said the authority would, by the end of the year, create a new travel approval form requiring more details.

By the end of March, he said, it would establish a “consistent, uniform process” for advance travel approvals, ramp up training, create a list of approved office locations for consultants, recoup misspent state funding and use AI to flag travel requests that potentially violate policies.

But much of the steps seems like “basic oversight,” Schenk said. “Why weren’t we doing this at the outset?” she asked. “What is the root cause?”

Matalka said some questionable travel requests slipped through the cracks because staff did not review them deep enough.

“Training needs to be done so that we make sure you are not just looking at the labor hours, you are not just looking at the lodging rate,” he said. “You need to actually Google the address, look at the timestamp, look at some of the very small print on the fare class.”

The authority frequently approved expenses with vague justifications, such as “typical M-F week” trips, and approved travel at the request of executives without asking why. One consultant flew to California from Denver 20 times during the two-year period to “meet with the executive team” or attend executive meetings, without explaining why the meetings couldn’t have been remote, the investigation says.

The high-speed rail project is already long delayed and over its projected budget: In 2008, voters approved a $10 billion bond to build a high-speed rail line from San Francisco to Los Angeles by 2020 for an estimated $45 billion. The project is now estimated to cost between $126 billion and $231 billion, with a full buildout expected by 2040, according to the authority’s latest business plan. Current plans call for building a first leg linking Merced to Bakersfield.

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

It’s that time of year when black bears are beefing up, often on trash, in Southern California’s foothill communities.

From fall to early winter, bears quadruple their food intake in preparation for the cooler months — bears here don’t really hibernate given our mild weather and plethora of resources, but they do slow down during the winter (as we all should). And right now, mother bears are looking to find a safe place to den and have their cubs.

Bears aren’t just roaming the roads of mountain towns either. They’re in suburban neighborhood streets along the 210 Freeway corridor — including Altadena, Sierra Madre and Monrovia — and even in Encino and Tarzana.

A black bear walks along an Arcadia street earlier this month.

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Courtesy Wild Neighbor

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This time of year is when humans and bears might come into conflict more frequently, says a former biologist with the California Department of Fish and Wildlife.

“You're going to see those bears just eating ravenously, foraging all day for food, and then also they're going to start looking for these potential denning sites under our crawl spaces, unfortunately,” said Jessica West, a human-wildlife conflict specialist who over the last five years worked for the state on bear coexistence efforts from Santa Barbara to San Diego.

Nearly 60,000 black bears are estimated to live in California. Here in Southern California, the estimate is around 2,000, according to the latest count by the state’s Department of Fish and Wildlife.

State resources to help communities coexist with bears have been cut. That includes West, who was the sole wildlife conflict biologist serving Southern California counties. Gov. Gavin Newsom just signed a bill into law that aims to bring some of those resources back, but in the meantime, the need remains.

“More than ever, people and bears are sharing space,” West said.  "The fact is that they're here and they're not going anywhere, and we're here as humans and we're not going anywhere.”

Neither did West’s passion for wildlife coexistence when she was laid off. That’s why she just launched her own business to help fill the resource gap: Wild Neighbor.

Jessica West, a bear biologist, installs an "unwelcome" mat at a home. The electrified mat helps keeps curious bears away.

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Courtesy Wild Neighbor

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An "unwelcome" mat with bear prints outside of a home in Ojai.

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Courtesy Wild Neighbor

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She offers detailed property assessments and recommendations for $150. She focuses primarily on prevention, such as strategically placing electric wiring and “unwelcome” mats to secure crawl spaces, trash and other vulnerable areas, which can cost $350 to around $900 depending on the home. She also rents such equipment if residents prefer. West works with manufacturers of electric bear-resistant tools that have been vetted for fire safety and bear conflict.

“We really want to avoid potentially orphaning those cubs,” she said.

It’s best to avoid allowing a bear to get into your crawl space or trash in the first place, West said. When bears become too accustomed to humans and eating human food, the risk of injury to people and pets rises. And the bears themselves are more likely to be euthanized.

In 2023, California hit a tragic milestone: It was the state’s first documented killing of a human by a black bear, in Northern California. In Southern California, foothill communities such as Sierra Madre have seen several bear-related injuries in recent years (more on that in our 2024 podcast on this topic). Several bears, including a well-known one in La Cañada Flintridge, have also been euthanized in recent years.

In the vast majority of cases, this is preventable, West said, if residents take a little responsibility for securing their own properties. That can also save thousands of dollars in damage caused by a bear.

Since West is no longer with the state, she can’t trap bears that have risen to the point of becoming a problem — for example, those that learn how to regularly get into homes or cars, or have lost their fear of humans. She does encourage her clients to share sightings and any concerning conflicts with the Department of Fish and Wildlife, but she doesn’t share anything herself without clients’ permission. (Learn how to report bear sightings or human-bear conflict here.)

West said that in lieu of state resources, companies like hers may become more common.

“What [clients] can expect is someone who is going to listen to them, and someone who is passionate about their job and really wants to help them,” West said. “Because at the end of the day, I'm a bear biologist by training. I love bears, but my whole goal in all of this is to help people. Because if we help people, we're also helping bears.”

City inspectors have declared several buildings on the Peninsula unsafe to enter after Hurricane Rachel’s high surf and tides chewed away at the shoreline, tearing apart a section of a wooden wall that is the neighborhood’s last line of defense against the ocean.

Officials issued a notice Thursday night that a large section of the bulkhead, left exposed after waves from Hurricane Marie ripped away its surrounding sand, was badly damaged over the past day and left a gap that allowed water to reach homes and side streets.

Residents stood in shin-deep flooding on Friday, with vehicle access closed at 62nd Place. Waves continued to chew at homes’ foundations along the shoreline and tear planks from the boardwalk. At least one home in the 6500 block of Seaside Walk appeared close to collapse.

Laath Martin, a city spokesperson, said inspectors are still assessing the extent of the bulkhead and boardwalk damage.

Crews rushed to make emergency repairs, pump water off the streets and fill in the exposed section with roughly 1,000 sandbags. The city is bracing for rain this weekend, and more high tides and surf are expected.

Inspectors surveyed homes threatened by water damage and red-tagged two buildings containing three units in the 6400 and 6500 blocks of Seaside Walk. The red tag means they’re too dangerous to enter.

Craig Nakano, a spokesperson for the city’s Community Development Department, said Friday that nobody has been displaced by the tagging. One property was under construction, he said, while the other was confirmed by the owner to be vacant.

A young man talks with an employee helping pump water out of the street as high surf from Hurricane Rachel crashes into the Peninsula in Long Beach on Friday, October 9, 2026.

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Thomas R. Cordova

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The Long Beach Post

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A third building received a yellow tag, which means its owner may go in briefly to collect belongings but may not stay. Nakano confirmed that the owner had already found somewhere else to stay.

Two buildings were already yellow-tagged after damage from Hurricane Marie weeks ago. The latest damage brings the total to five damaged Peninsula structures, two red-tagged and three yellow-tagged. The tags are preliminary, and a red tag can be downgraded to yellow once repairs are made and inspectors sign off. Inspectors will keep checking homes twice a day.

The latest bout of strong waves — whipped up by Hurricane Rachel — came just weeks after other hurricane-charged swells battered the Long Beach coast and the Peninsula.

The city is planning a multimillion-dollar dredging project to rebuild the stretch of Peninsula beach that’s been eroded. Long-term fixes are expected to be even more expensive.

In the meantime, storms keep rolling in.

The forecast for this weekend

Bryan Lewis, a meteorologist with the National Weather Service, said high surf and tide are expected to rise precipitously each day through Sunday, with tides reaching 7.5 feet high on Saturday and nearly 8 feet high on Sunday morning around 10 a.m. Waves are currently ranging from 4 to 7 feet high, but are expected to rise to up to 8 feet by Sunday, he said.

Conditions on Sunday evening and Monday morning, he said, will mirror Saturday, and likely will not relent in strength until Wednesday morning.

The NWS expects to announce a flood warning later Friday. They currently have an advisory running through Tuesday. Warnings are usually triggered when coastal buoys the Service monitors — in this case ones in the San Pedro Channel and city harbor — are routinely hit with high enough surf, Lewis explained.

This storm could also bring rain and wind. The city expects up to a half-inch of precipitation this weekend and gusts strong enough to knock down trees and power lines.

“Protecting our residents is our top priority as high surf and erosion impact our Peninsula community,” Mayor Rex Richardson said in a statement. He praised emergency crews and urged residents to “be prepared and follow City guidance.”

Lewis said rain showers could start in the area as early as Friday night and Saturday morning, with a second storm system hitting the area on Monday. Showers are expected to total between a half inch and three quarters of an inch of rain.

“This will bring additional rain, so that’s kind of separate from what tropical storm Rachel could be responsible for,” Lewis said.