LB Property Management, Inc. Named in Civil Rights Case

The tenant for life ordinance.

As told to the Los Angeles City government August 2019.

 Communications with city employees

Denial of housing services
* The intercom system unit 9 and outside the building is unusable. The intercom needs repair
* Unit 9 tenants are still being denied a tandem parking stall
* The back interior stairs remain unstable and need repair as they are dangerous wobble when walking on them

July 12 2018

Los Angeles- LB Property Management was sued in Superior Court Case 17IWSC03877 filed May 23, 2017. The plaintiff tenant claimed in part “failure to correct deficiency, unreasonable , bad faith, false (fraud), specific performance.” Over the course of two court hearings, LB Property Management did not appear at either hearing. That usually means entry of default judgment against such a defendant. But because the Superior Courts tend to be notoriously corrupt in favor of landlords, the court refused to find LB Property Management liable. Nice to know Los Angeles Courts will rule in your favor just by not showing up; if that is the case, why do we need court proceedings? No loss because the damages continue against LB Property Management and when damages are continuing, or there is fraud involved, in many cases, the defendant can be sued again and res judicata does not apply. Agents of a landlord can be sued under a theory of negligence; also California code section 1942.5 (“Retaliation”) specifically holds agents separately and individually liable so keep that in mind if you have to sue an agent of a property owner or if you have to sue LB Property Management. If you continue to pay rent and the damages continue (paying your rent for lack of repairs is damages), then you could theoretically sue the landlord every other month!

 

November 20, 2016

Los Angeles- LB Property Management recently became the agent of Hi Point Apts LLC and Abady Holdings, Inc. LB Property management, Sherman Oaks,  is currently named as an agent in the civil rights case Johnson v. Hi Point Apts, LLC, et al, filed May 11, 2016, case CV16-03236 JLS, Central District Los Angeles, California.

“…racism, terrorism, and housing discrimination…”

As seen on Yelp and Facebook, 

“This company is named in civil rights lawsuit Los Angeles CV16-03236 JLS filed May 11 2016 for charges of racism, terrorism, and housing discrimination. An email to Julie Cross of October 17 2016 complains of arbitrary and unequal treatment at 1522 Hi Point St Apartments 90035 and as they are agent for Hi Point Apts LLC  for the building that was purchased by ABADY HOLDINGS INC in 2014. LBPM is also charged with violating CC 1962. The company has acted in an unreasonable manner in that over two years have passed and four tenants in the 18 unit building are still being denied intercom maintenance, denied tandem parking stall, and denied housing rent reductions and reimbursements as required under the Los Angeles Municipal Code rent adjustment regulations [rent control is a joke in Los Angeles under Mayor Eric Garcetti]. It is the city of Los Angeles who approved the intercom system and parking stalls in the 1972 issued CFO but the city and county now claim they have no jurisdiction over the Hi Point St building but city and county employees still get paid a salary. In court papers, lawyers for the defendants and LBPM employee Hi Point Apts LLC have compared conditions at Hi Point Apts to the terrorism case Ashcroft v. Iqbal 556 U.S. 662 (2009).”

“…rent control is a joke in Los Angeles under  Mayor Eric Garcetti”

The executive team presumably in charge of racial discrimination at 1522 Hi Point Apartments is:

http://lbpm.com/about-us/meet-the-team/

Robert Lopata; Gregg Bernstein; Brandon Stein; Brian Theobald CCam; Salle Yerumyan; Greg De Rubeis

Click here for LBPM Racism Team

November 20 2016

[Taken from court documents:]

“Again, as [plaintiff] has asked in communications to the Defendants thru their lawyers, is it [harassing or vexatious] for anyone, even if not the PLAINTIFF,  to report that an intercom needs maintenance, or to ask for a tandem parking stall, parking being substantially important in Los Angeles, and an intercom substantially important for health and safety, or is it harassing and vexatious to complain about discrimination and retaliation in the eyes of the Defendant WILLIAMS REAL ESTATE ADVISORS, INC., a company who is under a legal duty not to engage in housing discrimination and retaliation, and the very company that advertises to the Public that units in the building come with intercom and parking, for the benefit of the Public.” Opposition by Plaintiff at Court document 93, filed October 24 2016. Page ID 2363, Case CV16-03236 filed May 11 2016.

[The same information has been forwarded to LB Property Management, Inc. Sherman Oaks, California, with no response from LBPM.]

November 27, 2016

Maintenance and parking stall refused to Black Tenant by the State of California, County of Los Angeles, City of Los Angeles, and Property Owner *

[email/letter]

“Continuing Conditions and Damages at Hi Point Apartments [90035] and Illegal Rent and taking of rent for criminal purposes “

[from tenant]

Sun 11/27/2016 1:06 PM

To: jcross@LBPM.com

LB Property Management Inc.                                                                                                              4730 Woodman Avenue, Suite 200                                                                                               Sherman Oaks, California 91423

Dear LB Property Management, Inc.  Robert Lopata, Gregg Bernstein, Brandon Stein, Brian Theobald, Ccam, Salle Yerumyan, Greg De Rubeis et al:

Rent Payments*

Rent is current … although the Nov. 1 2016 check cashed showing it was “payment under protest”. Your stated “paylease’s property payment connection” continues to be unavailable to me to pay the rent; the website is not allowing me to register. As I said before, mailing the rent check is not an option. There is a resident manager onsite but according to you, the rent cannot be tendered to the resident manager; according to you, the only option is to take the rent to your Sherman Oaks office which is about 16 miles from this address. I believe having to take the rent to your Sherman Oaks office violates the intent of CC 1962 that rent can be paid at a location no more than 5 miles from the residence.

Dogs loose in the common areas

There continues to be a dog walking service on the property in which it appears more than six dogs at one time are on the property and regulated by tenant apt 1. My main concern is the risk of physical injury in that the dogs are running loose in the common area parking lot and hallways,  without being on a leash. I have reported this before and I believe other tenants have reported it. Weeks ago I witnessed a maintenance person almost mauled in the parking lot and witnessed him fall up against the gate in attempts to protect himself from a dog in the parking lot that was not on a leash. Please deal with this issue.

What are the qualifications for the resident manager position?

I have asked this question before without getting an answer. What is the rate of pay, duties, and hours of work for the resident manager position?

I also remind you that the intercom system and parking stalls were authorized by the city government of Los Angeles by granting of the CFO (certificate of occupancy) in 1972 to the property owner.

Intercom

The intercom to apt 9 is not working and still has not been maintained or replaced, since circa over 961 days since reported. In addition, what are the non-discriminatory qualifications for getting maintenance/replacement of intercom for apt 9? The intercom is a housing service same as the bathroom sink, toilet, kitchen sink, refrigerator, and stove. On what date will the intercom be repaired or replaced? I have given LB Property Management, Inc. et al ample opportunity to answer this question and they have refused to do so.

Parking stall

The rental agreement 2010 indicates that we were to be provided spaces for two cars. Your agent Cliff Renfrew indicated in writing in 2014 that tenants apt 9 had been assigned at some point to parking stall #14, a two car stall. The apt 9 tenant(s) have been denied tandem/two car stall parking since circa over 900 days since reported.  In addition, what are the non-discriminatory qualifications for getting a tandem parking stall for apt 9 tenants at 1522 Hi Point St (90035)? The parking stalls is a housing service same as the bathroom sink, toilet, kitchen sink, refrigerator, and stove. On what date will the tandem parking stall be provided to apt 9 tenants? I have given LB Property Management, Inc. ample opportunity to answer this question and they have refused to do so.

In addition, Parking stall #13 was converted by the owner from a single stall to a tandem stall. How and when was that opportunity offered to me as a Black American tenant to have stall #8 converted from single stall to a tandem stall?

All rights reserved.

[tenant name and address redacted]

* Rental agreement section: “18.Designation of parties. The term “owner” includes a “manager”, “agent of the owner” , and “management company”.

Penal code 484.  (a) Every person who shall feloniously steal, take, carry, lead, or drive away the personal property of another, or who shall
fraudulently appropriate property which has been entrusted to him or
her, or who shall knowingly and designedly, by any false or
fraudulent representation or pretense, defraud any other person of
money, labor or real or personal property, or who causes or procures
others to report falsely of his or her wealth or mercantile character
and by thus imposing upon any person, obtains credit and thereby
fraudulently gets or obtains possession of money, or property or
obtains the labor or service of another, is guilty of theft.

42 U.S. Code § 3617 – Interference, coercion, or intimidation

It shall be unlawful to coerce, intimidate, threaten, or interfere with any person in the exercise or enjoyment of, or on account of his having exercised or enjoyed, or on account of his having aided or encouraged any other person in the exercise or enjoyment of, any right granted or protected by section 3603, 3604, 3605, or 3606 of this title.

[This has been redacted from the original.]

[Editor: In recent court papers filed, defendant Williams Real Estate Advisors, Inc., agent of Hi Point Apts, LLC and Abady Holdings, Inc., presumably because the Black tenant complained about denied housing services, is asking the court for an award of $25,000 against the Black. The Black tenant filed a [counter motion] asking the court to sanction Williams Real Estate Advisors, Inc. and others  $2 [two] million dollars each.]

Updated December 1,  2016

 Subject:
Your obligations under LAMC section 152.07 re Tenant Habitability Repairs Primary Renovations at Hi Point
Apartments

From:[Tenant]
To: jcross@LBPM.com;

Date: Thursday, December 1, 2016 8:47 PM
LB Property Management Inc.
4730 Woodman Avenue, Suite 200
Sherman Oaks, California 91423
Dear LBPM Julie Cross Robert Lopata, Gregg Bernstein, Brandon Stein, Brian Theobald,
Ccam, Salle Yerumyan, Greg De Rubeis, et al, and agent for Hi Point Apts, LLC
I remind you that tenants subject to primary renovations are entitled to the tenant habitability plan [“THP”] under ordinance 176544, section 152.07 LAMC.
“Ordinance 176544 Sec 152.07 F. Any agreement, whether written or oral, waiving any of the provisions of this article shall be void as contrary to public policy.”
This means that LB Property management can be liable for any acts that force an unknowing tenant to sign any agreement that is contrary to ordinance 176544, and that LB Property management can be liable for any tenant who is not paid permanent relocation monies in the required amounts in the THP section of the LAMC. At least one tenant who is over aged 62 would be entitled to $19,000 relocation monies and another tenant who has a child would also be entitled to $19,000 if she chooses to relocate permanently. Any agreement to the contrary is void.
All rights reserved.
[Tenant 1522 Hi Point St name redacted]
c: ATTORNEY FOR COUNTY OF LOS ANGELES, AND ALAN CHEN Renee E Jensen
lduarte@fwhb.com, rjensen@fwhb.com
ATTORNEY FOR WILLIAMS REAL ESTATE ADVISORS, Inc. Thomas L Watters
twatters@hartwattersandcarter.com
ATTORNEY FOR STATE OF CALIFORNIA
Martin Ageson martin.ageson@doj.ca.gov, marsha.petty@doj.ca.gov
ATTORNEY FOR CITY OF LOS ANGELES, CHARLES GARCIA, BARBARA
BRASCIA, RICHARD BRINSON, ARMIDA-OLGUIN FLORES
Robert P Moore robert.p.moore@lacity.org, julie.martinez@lacity.org
ATTORNEY FOR HI POINT APTS, LLC, WALTER BARRATT, CLIFF RENFREW Jared
A Barry jared@barrylawgroup.com

[Editor: this email has been redacted from the original. This email arises due to the fact, and according to court documents, numerous tenants at Hi Point Apartments, due to the actions of Hi Point Apts LLC, Walter Barratt, Cliff Renfrew and government officials, were never given the required THP application before moving out. This is part of the $501 million dollar lawsuit damages allegations against the City of Los Angeles, County of Los Angeles, and State of California Ku Klux Klan housing discrimination case.  The THP is a rent control regulation under Mayor Eric Garcetti. The lawsuit asks that federal funding to the city of Los Angeles be revoked due to their admitting to conspiracy to deprive Blacks of their civil rights. It is for a bad reason that you will not see any of this reported in local newspapers.]

Updated December 2, 2016

Subject: Tenant Rights and Primary Renovation Monies re Hi Point Apts LLC
From:[Tenant at Hi Point Apts 90035]
To: cliffrenfrew@gmail.com; walter.barratt@gmail.com;
Cc: jcross@lbpm.com; hcidla.rso.central@lacity.org;
Date: Friday, December 2, 2016 9:17 AM

Dear Hi Point Apts, LLC:

This is a reminder that 1522 Hi Point Apartments is under the jurisdiction of the Los Angeles Municipal Code and rent control.
The rent control regulations governs the amount of money that a tenant is entitled to for primary renovation permanent relocation. For example, the amounts could be over $10,000 and about $19,000, the $19,000 going to a tenant who has a child under age 18, or a senior citizen, or tenant with disability. Tenants may be also entitled to monies owed as a resident manager for inadequate compensation.
If Hi Point Apts, LLC, and its agents, continue to violate such laws, they as well as the City of Los Angeles could suffer monetary consequences.

“Ordinance 176544 Sec. 152.07 F. Any agreement whether written or oral, waiving any of the provisions of this article shall be void as contrary to public policy.”

[From tenant]
c: LB Property Management, Inc.

[Editor: this email has been redacted from the original.This email arises after complaints to the office of the Los Angeles County District Attorney requesting criminal charges be lodged against employees/agents of Hi Point Apts, LLC. Unsuspecting tenants could be owed thousands of dollars because the property owner and government officials violated their rights under the local rent control ordinance. The list is long of state, county, and local government agents who have conspired to deprive Black tenants of their rights at 1522 Hi Point St Apartments. There is a difference between $7,000 and $19,000, and if the White man has not told you the importance of this,  you will have to figure it out yourself.]

The California Unruh Act:                                                                                                                         “All persons within the jurisdiction of this state are free and equal, and no matter what their sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, or sexual orientation are entitled to the full and equal accommodations, advantages, facilities, privileges, or services in all business establishments of every kind whatsoever.” [emphasis added]

“42 U.S. Code § 3604 – Discrimination in the sale or rental of housing and other prohibited practices it shall be unlawful— To discriminate against any person in the terms, conditions, or privileges of sale or rental of a dwelling, or in the provision of services or facilities in connection therewith, because of race, color, religion, sex, familial status, or national origin.” [emphasis added]

[Editor Note: Walter Barratt and Cliff Renfrew are agents of Hi Point Apts, LLC for the property 1522 Hi Point Apartments [90035] and act under the authority of the city Los Angeles Rent Control ordinance. J. Cross is Julia Cross at LB Property Management, Inc. HCIDLA is the city rent stabilization department.]

Updated December 24 2016

“Certainly tenants who are white at the property, and the non-Blacks, have the use and benefit of intercom and parking stall, and certainly those tenants reasonably and justifiably place significant and substantial importance on such housing services since they signed the lease and pay over $1700 per month for such housing services. I can hear the voices of those now long dead Blacks in Alabama, ‘Oh, Mister Charlie, I just want me an Intercom boss, and some maintenance, and maybe a parking spot for my car, I am on my knees begging you boss.’ And the white plantation owner smiles down on the Darky and whips him for daring to ask a question. Well what year was that? 2015? The plantation owner continues, ‘And don’t even think of going to court, Boy, cause we gonna lynch you before you get there!’

Taken from “How does a Ham-Jew-DNA-Kushite Black American qualify for intercom?”  Click here to see page