Council Adopts Protections for L.A. Renters

October 26, 2017 by · Leave a Comment 

The Los Angeles City Council on Tuesday took action to provide protections for tenants facing relocation due to condominium conversion projects.

On a 12-0 vote, the panel approved Ellis Act amendments to the city’s Rent Stabilization Ordinance.

The state’s Ellis Act allows landlords to exit the rental market, but has guidelines on how it can be done and can require landlords to provide relocation assistance to tenants who must move out.

“Today’s council action cements our place as a leader in tenant protections. Los Angeles has one of the strongest Rent Stabilization ordinances in the nation,” said Councilman Gil Cedillo, who introduced the motion that led to the amendments. “These amendments make it harder to displace tenants using the Ellis Act, and guarantees the rights of those tenants are adhered to under the law.”

The amendments clarify that a property owner must provide relocation assistance to tenants that are displaced as the result of a condo conversion and that property owners wishing to re-rent units within 10 years from the date the property was withdrawn from the residential rental market shall give the tenants who were displaced a right of first refusal to rent or lease the unit they were previously displaced from.

The amendments also clarify that in any legal action brought by the property owner to recover possession of a rental unit withdrawn from the residential rental market pursuant to the city’s Ellis Act provisions, the tenant may raise as a defense the failure on the part of the property owner to comply with one or more of the requirements set forth under the Ellis Act provisions and/or the Rent Stabilization Ordinance.

Plans for Apartment Complex Leave Tenants Scrambling

July 21, 2016 by · Leave a Comment 

Los Angeles Mayor Eric Garcetti reminded renters last week that they have rights under the city’s Rent Stabilization Ordinance, but as one group of tenants in Highland Park has found out, those rights don’t apply to everyone.

The city ordinance provides protections against eviction and rent hikes to some tenants living in older apartment dwellings, but not to the nearly 60 families living at the Marmion Royal apartment complex at 5800 Marmion Way, across the street from the Highland Park Gold Line Station. The tenants are facing eviction by the property’s new owners, Skya Ventures and Gelt Ventures, who purchased the property from Azusa Pacific University for $14.3 million.

In May, Skya’s president, Gelena Skya-Wasserman, told real estate news site The Real Deal that they plan to renovate the building’s façade and apartment units, and to upgrade security and add new amenities to the complex, which according to The Real Deal was 91% leased when the property changed hands.

Residents and housing advocates on Tuesday denounced the evictions as another example of families being displaced by gentrification of the Northeast Los Angeles neighborhood.

Theresa Andrade, mother of three, told EGP about a year ago she was forced to leave her apartment located on Avenue 51, near Monte Vista Street, because they were increasing her rent.

“Now I’m being evicted from this apartment too,” she added worried.

Flor Ventura and her husband and son have lived at the Marmion Royal for 10 years. On May 16, they received a notice informing them they had 60 days to vacate their apartment.

Ventura told EGP she was at first confused, but soon realized she wasn’t alone. Many of her neighbors had received the same notice.

Not knowing what else to do, she told EGP they reached out to their local councilman, Gil Cedillo, who chairs the city council’s housing committee.

According to Ventura, staff in Cedillo’s Highland Park Field Office told them the problem was out of their hands because the property doesn’t fall under the rent stabilization ordinance, and therefore there was nothing the council office could do for them.

Residents and activists protest the eviction of tenants from the Marmion Royal apartments in Highland Park. (EGP photo by Jacqueline Garcia)

Residents and activists protest the eviction of tenants from the Marmion Royal apartments in Highland Park. (EGP photo by Jacqueline Garcia)

“Basically, they told us the people who bought the building have a lot of money and there’s nothing we can do but leave,” Ventura told EGP in Spanish.

Protections under the Rent Stabilization Ordinance or RSO, apply to multi-unit buildings built before 1978; the Marmion Royal was built in 1987.

The lack of protections for tenants like those at the Marmion Royal has allowed landlords to raise rents as high as they want and has led to a flood of no-fault evictions at the same time that the demand for housing is on the rise, claims the NELA Alliance, a group of local activists documenting gentrification in Northeast L.A.

The majority of tenants living in the units are working-class Latinos. Several tenants receive Section 8 housing subsidies.

“Tenants have asked why we [Los Angeles] do not offer an extended rent control policy,” Cedillo spokesman Fredy Cejas told EGP. According to Cejas, under the 1995 Costa Hawkins Act, “no law can interfere with an owner’s ability to establish the rental rate for his/her property.”

“The Marmion Royal complex does not fall under RSO protection, which means there is little room for us to intervene,” he told EGP.

Ventura said tenants attempted to come to an agreement with the owner that would allow them to return to their apartments once the remodel is complete, but while he was amenable to allowing them to return, their new rent would be nearly double what they now pay.

There’s also the additional cost of finding a new place to live while construction is going on, making the deal unaffordable.

The tenants have formed the Marmion Royal Tenants’ Union, a new entity under which they will fight their displacement.

About 50 tenants have so far signed a petition to fight their evictions, according to John Urquiza, a NELA Alliance activist.

Attorney Elena Popp with the Eviction Defense Network of Los Angeles is helping to protect the tenants from retribution by the landlord.

“When we get to the eviction process, the attorney will kick in and defend tenants,” Urquiza said.
In the meantime, tenants claim the landlord, who already has crews to begin working on the building, is harassing them.

“They have cut the water several days without previous notice,” Marylyn Zamaniego told EGP during Tuesday’s protest. “My daughter is afraid of the constant noise crew workers make,” she added.

EGP reached out to the new owners for comment, but they had not responded as of press time.

However, in May, The Real Deal reported that Skya-Wasserman boasted the “walkability of the up-and-coming neighborhood.”

“The owners prized the adjacency to the [Gold Line] station, which was built in 1911,” according The Real Deal.

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Twitter @jackiereporter

jgarcia@egpnews.com

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