NEWSLETTER

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A Message from LAHD General Manager Tiena Johnson Hall

Thank you for reading this edition of the LAHD newsletter! Summer is here, and we are starting a new fiscal year. If you followed the budget process this year, you will know that the City of Los Angeles is facing some significant fiscal challenges. I am grateful to Mayor Karen Bass and the Los Angeles City Council for recognizing the crucial work we have ahead of us here at LAHD as we work to preserve, protect and produce affordable housing. While the road ahead of us may be challenging, I am deeply committed to our core mission and values, and I am proud of LAHD staff for working to maximize the resources we have. 

Measure ULA has provided us with a resource that is vital during these challenging times in our efforts to produce more affordable housing while enabling Angelenos facing housing insecurity to remain in their homes. The ULA ballot measure was developed by a diverse coalition of community organizations – and passed by nearly 60% of Los Angeles voters in 2022.  It focuses on both affordable housing production and homelessness prevention – and though still ramping up to full implementation, the eleven programs it created are already positively impacting lives across our City. 

Thousands of households were stabilized through the Short Term Rental Assistance program, enabling Angelenos who were facing housing insecurity to be able to pay their rental arrears. ULA programs are providing support for seniors and people with disabilities by providing funding to stabilize their ability to remain in their homes, which is particularly vital for our growing senior population. More seniors today face housing insecurity than ever before, and by providing them with support, ULA is helping them remain safely at home, living with the dignity they deserve. 

In the months ahead, you’ll hear more about the Homes for LA Notice of Funding Availability (NOFA) which is an incredible opportunity to really move the needle on affordable housing production. Moving forward, ULA programs will also provide crucial funding for construction, preservation, ownership of affordable housing – from traditional multifamily to alternative social housing, to single family homes. It will also create thousands of career path, union jobs in the process. Without this funding stream, the City and LAHD would be extremely limited in our ability to generate the affordable housing units we so desperately need. And LAHD is committed to making the most of this incredible commitment and investment made by Angelenos at the ballot.

With gratitude,

Tiena Johnson Hall

NEW YOU CAN USE

Just Cause For Eviction Ordinance (JCO)

Since 2023, rental properties in the City of Los Angeles are subject to the Just Cause Ordinance (JCO), which prohibits termination of tenancy without just cause, and requires relocation assistance for no-fault evictions. The JCO covers most residential properties in the City of Los Angeles that are not regulated by the City’s Rent Stabilization Ordinance (RSO). The ordinance applies to buildings that are newer than October 1, 1978; and it may also apply to single-family home rentals.

The Just Cause Ordinance applies to a tenancy once the tenant either has lived in the same unit for at least six months, or their original lease expired, whichever comes first. There are other specific exceptions to the JCO including, but not limited to, transient hotels, licensed care facilities, fraternity or sorority houses, owner’s roommate, cooperatives under certain circumstances, some non-profit facilities for the homeless or short-term treatment centers for substance abuse.The JCO ensures tenants can only be evicted for legally valid reasons. Legal grounds for eviction include both tenant “at-fault” and “no-fault” causes. The reasons are as follows:

On March 7, 2025, the Los Angeles City Council passed Ordinance # 188561, temporarily prohibiting evictions under the JCO for  renovations through August 1, 2025. This pause allows the City to develop permanent protections for non-RSO rental units.

Property owners with vacant units may request a fee exemption using the Annual Temporary Exemption Fee Application (EC Form). Visit the Annual Fee Exemptions page to learn more about the Just Cause Enforcement fee and eligibility for exemptions.

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Los Angeles Resident Protections Ordinance (RPO) -Strengthening Occupant Protections

In Los Angeles, the City’s aging and deteriorating residential buildings present developers with an opportunity for redevelopment. However, development efforts must be balanced with preserving and expanding affordability, and safeguarding the interests of current residents. These concerns are addressed by a new City law that took effect on February 11, 2025, known as the Resident Protections Ordinance (RPO). This new law codifies requirements outlined in the State Housing Crisis Act for demolishing and redeveloping residential buildings. The RPO mandates the creation of more housing units, the inclusion of at least as many affordable units as the original building, and ensures that displaced residents are granted meaningful protections to mitigate the impact of displacement.

Under the law, tenants of the original building slated for demolition and redevelopment have a right to remain in their homes until six months before construction begins. If displaced, tenants are entitled to relocation benefits, with lower-income residents receiving increased benefits under the State’s Housing Crisis Act—typically more than twice the amount previously provided. After being displaced, lower-income residents have the right to return to an affordable, comparable unit in the new building. If the redevelopment fails after displacement, the original residents have the right to return to the building and resume their previous rental terms.

The RPO requires that the newly built structure contain an equal number of units, including those designated as affordable. The affordable units must remain affordable for 99 years—virtually doubling the requirement under prior City law. In this way, the new legislation aims to strike a balance between the need for redevelopment, the expansion of housing options, and the preservation of affordable housing, while also safeguarding the interests of displaced residents.

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After the LA Wildfires: How  LAHD Housing Inspections Contributed to Remediation Efforts

The Pacific Palisades Fire on January 7, 2025 prompted widespread evacuations and caused significant damage to residential properties. According to CAL FIRE surveys as of January 22, 2025, the wildfire destroyed 60 properties covered under the Rent Stabilization Ordinance (RSO), affecting 774 RSO units, along with 22 non-RSO multi-family properties containing 103 units. The devastation has left many residents displaced, requiring coordinated recovery efforts to assess structural damage and facilitate rebuilding.

Starting February 4, 2025 LAHD Housing Inspectors conducted full assessments of 48 multi-family properties that remained standing, providing a foundation for the next phase of evaluations. Interior inspections began in April to determine the full extent of damage and guide remediation efforts.

Since April 29, 2025 Code Enforcement staff have completed 25 inspections, confirming that all affected buildings have either begun ash and debris cleanup or are working with insurance providers to initiate the process. Two properties have completed remediation, allowing residents to return home. Additionally, LAHD Code Enforcement staff have requested reassessment of two buildings by the Los Angeles Department of Building and Safety due to newly identified structural damage. These ongoing inspections are critical to ensuring safe living conditions and supporting the long-term recovery of impacted communities.

EMERGENCY RESOURCES INFO

Rebuilding after the Wildfires – Updates and Information

In response to the January 2025 windstorms and wildfires in Los Angeles, the City, County, State of California, and Federal government have implemented a range of measures to address the challenging and evolving situation. Mayor Karen Bass declared a local state of emergency, enabling the mobilization and allocation of resources, and she issued an executive order to expedite debris removal and accelerate the approval process for rebuilding permits.

Mayor karen bass in discussion

The State, through the California Governor’s Office of Emergency Services (CalOES) and its Department of Housing and Community Development (HCD), in coordination with LA County, has established and consolidated Task Forces on Housing, Rebuilding & Long-Term Recovery, bringing together qualitative expertise to assist residents. The City of Los Angeles has conducted rapid safety-assessments of damaged properties in the Palisades, established a Permitting and Inspections Task Force, and opened a One-Stop Rebuilding Center (located at 1828 Sawtelle Blvd., Los Angeles, CA 90025) to assist and guide residents through the building permitting process. The permit center is staffed with representatives from the City of LA Departments of Planning, Building and Safety, Engineering, Sanitation, Transportation, Fire, Housing, and more. For more information on the variety of recovery resources the City of Los Angeles is coordinating, visit: https://emergency.lacity.gov/recovery

2025 METRICS TO DATE

FEATURED UPDATES

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Celebrating Two Years of ULA: A Milestone in Affordable Housing and Tenant Resources 

April 2025 marked the two-year anniversary of United to House Los Angeles (ULA), a transformative ballot measure that has significantly advanced affordable housing production and tenant protections in Los Angeles. Since its implementation in April 2023, ULA has provided critical funding for programs that have helped thousands of Angelenos secure stable housing and avoid displacement.

What is ULA? 

ULA is a sustainable funding stream dedicated to affordable housing production, preservation, and homelessness prevention. It was authored by a diverse coalition of dedicated community members  who crafted a ballot measure that was endorsed by more than 200 local organizations, and approved by 58% of Los Angeles voters in the November 2022 election.

ULA established a real estate transfer tax that is applied on high value properties sold for over $5.15 million. Funds generated from ULA are used to fund programs that keep Angelenos housed and to construct more affordable housing. This means that high-value real estate transactions contribute to funding vital programs to improve housing affordability, stability and quality of life for vulnerable Angelenos.

ULA went into effect on January 1, 2023, and applicable property transfer tax collections began on April 1, 2023.

small lots big impacts


Unlocking Potential: Transforming LA’s Small Lots/Unused Parcels into Homes
 

Small Lots, Big Impacts is a new initiative with the dual goal of creating home ownership opportunities while building sustainable communities. The City of Los Angeles, in coordination and partnership with cityLAB-UCLA and LA4LA, is hosting demonstration projects on public land that will offer a new way to build housing. Small Lots, Big Impacts is a two-stage initiative that creates ideas and inspiration through its use of underutilized public land. By using public land to create a new vision around development, it provides a vision and template for developing privately held lots. This is an open source initiative where creative ideas on design, policy and development strategies can be shared and utilized to inform future development in the City. 

The first stage of the initiative is a design competition in which designers, architects and students propose homeownership models on publicly owned land. The competition encourages participants to think creatively about developing housing in a City with a housing shortage, recognizing the need to develop housing expeditiously and in a cost-effective manner. Looking at housing through the lens of development with shared amenities and in urban infill environments allows participants to truly think outside the box and create sustainable communities. 

The second stage of the initiative is a Request for Qualifications (RFQ) in which the City will award small, underutilized and often forgotten parcels of City-owned land to development teams comprised of architects, developers and others to create housing prototypes. Prototypes take into account the character of a community, while adding affordable housing – creating a true vision of inclusivity.  

Throughout the City, there are thousands of small, underutilized, privately owned parcels which are zoned for residential construction. Through the insights gained from “Small Lots, Big Impacts”, these lots can be developed using the lessons learned in this initiative – providing a template for future integration of affordable housing into communities in a thoughtful, community-focused manner. 

HOUSING PRODUCTION UPDATES

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GRAND OPENING: Corazon del Valle

On February 8, 2025, Corazon Del Valle opened in Panorama City, providing 180 affordable apartments for nearly 400 residents. The complex includes studio, one-, two-, and three-bedroom units, with half designated for permanent supportive housing for individuals facing disabilities, chronic illnesses, or homelessness. An on-site clinic operated by the San Fernando Community Health Center ensures residents have access to essential medical care. Located near the future East San Fernando Valley Light Rail, the development supports transit-oriented living.

Funded by the Affordable Housing and Sustainable Communities Program (AHSC), the project also includes infrastructure improvements led by Holos Communities and the Los Angeles Housing Department (LAHD). Enhancements include over 2,000 feet of ADA-accessible walkways, 3.4 miles of Class III bikeways, and a traffic circle to improve pedestrian safety. Additionally, AHSC funding supports the purchase of eight battery-electric buses to expand clean transportation options for local residents.

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GRAND OPENING: Brine Residential
 

On March 28, 2025, LAHD celebrated the grand opening of Brine Residential, a mixed-use development in Lincoln Heights. Completed in December 2024, the 97-unit property includes 72 permanent supportive housing units, 24 affordable units for unhoused and low-income individuals, and one onsite manager’s unit. The project received funding from LAHD’s HHH program, the HOME Program, LACDA’s No Place Like Home Program, Citibank, and Red Stone.

Brine Residential offers studio to four-bedroom units, with half reserved for households earning at or below 60% of AMI and the other half for those at 30% AMI. Amenities include community rooms, a teaching kitchen, a landscaped courtyard with a garden, a rooftop deck, fitness facilities, and laundry rooms on each floor. Residents receive supportive services from multiple agencies, including the Los Angeles County Departments of Mental Health and Health Services, The People Concern, and Trillium Property Management, ensuring long-term housing stability.

Rosas Place

GROUNDBREAKING: Rosa’s Place
 

On March 13, 2025, LAHD, alongside the Downtown Women’s Center, Daylight Community, and GTM Holdings, celebrated the groundbreaking of Rosa’s Place in Skid Row’s Council District 14. This seven-story development will provide 97 residen

tial units for women experiencing homelessness and survivors of domestic violence, with financing support from Citi Bank, Apple, R4 Capital, the Department of Housing and Community Development, and HACLA.


Situated on two parcels formerly owned by CRA/LA, Rosa’s Place is adjacent to the Downtown Women’s Center Headquarters. The City is contributing a $6.5 million land loan and $7.7 million in Federal HOME funds, while HACLA is providing 97 Project-Based Vouchers. Amenities include four community rooms, a mother’s wellness area, a donation center, a learning center, a second-floor open-air courtyard, and offices for property management and supportive services. “The opportunity to provide housing for women at a critical point in their lives can change the trajectory of their experience and enable them to be productive and healthy going forward.” said Tiena Johnson Hall, General Manager of LAHD; “This project highlights the importance of partnerships.”

GROUNDBREAKING: Peak Plaza

Groundbreaking for Peak Plaza, an affordable housing project in the Historic South Central neighborhood of Council District 9, was held on April 17, 2025. The seven story building will provide 104 residential units to support large families and individuals with incomes between 30-60% of the area median income (AMI). Partners include Hollywood Community Housing Corporation, CitiBank, Bank of America, and the Department of Housing and Community Development Affordable Housing Sustainable Communities (AHSC) program.

Peak Plaza will offer elevated amenities designed for comfort and sustainability, including two community rooms, landscaped yard, an interior courtyard, laundry facility, and a dedicated bicycle parking room. Other features include secure bicycle spaces for resident bike-commuters, and all three-bedroom units include balconies to enhance family living. With a total cost of $78.67 million, the project is supported by City of Los Angeles funding through the Permanent Local Housing Allocation Program and Measure ULA.

PROGRAMS

ULA Support

ULA Income Support Program – Paul’s Story

After years of hardship worsened by the COVID-19 pandemic, Paul, a 58-year-old tenant in a rent-controlled one-bedroom home in Valley Village, faced a mounting crisis. A devastating divorce, worsening diabetes that led to irreversible nerve damage, and the inability to work left him with more than $16,000 in rental debt. Multiple eviction notices for nonpayment forced him to search for free eviction prevention resources. Thanks to prior tenants’ rights advice, he quickly responded, negotiating a repayment plan with his landlord. Still, the burden of debt weighed on him, dominating his thoughts morning and night.

Then, in early February 2025, relief arrived. Paul received an email confirming that his ULA Emergency Short-Term Assistance Program application had qualified for the new ULA Income Assistance Program (ISP). As part of ULA’s broader effort to prevent and end homelessness in Los Angeles, this first-of-its-kind pilot provides one-time financial aid to approximately 500 eligible low-income renter households—including seniors and individuals with disabilities—at risk of displacement. The program is a key component of ULA’s Homelessness Prevention initiatives.

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Letter from the Outgoing ULA COC Chair

This year marks the two-year anniversary of the Measure ULA program, and the completion of my two-year term as the inaugural Chair of the ULA Citizens Oversight Committee (COC or Committee) Chair. As I transition into the Vice Chair position, and Committee Member Zerita Jones takes over as Chair, I am proud to continue to serve on ULA’s Citizen Oversight Committee. The COC actualizes our City’s demand for transparency and accountability. We are a Citizen’s Committee with specific expertise and lived experience in matters of affordable housing and homelessness. In the past two years, the COC has developed guidelines for ULA programs, hired an Interim Inspector General (IIG) to staff the committee, hosted the first annual Town Hall, begun work to audit the House LA fund, and completed an initial housing needs assessment. This year and beyond, we commit to continuing our work to oversee and guide the House LA funds.

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