Los Angeles, California.
Complaints Against 1522 Hi Point St Apts 90035
[Numerous complaints have been filed with the RSD department against this property since November 2017. There has been no resolution from RSD to the complaints. Numerous calls and emails to RSD department have been ignored. This is another reason why you should not move into rent control properties, especially if you are Black.]
Saturday, May 12, 2018 3:10 PM
Hello [TENANT 9],
Thank you for contacting the Los Angeles Housing + Community Investment Department (HCIDLA). Your questions are very important to us, as we are fully committed to meeting the needs of all Angelenos. You will receive a response to your inquiry within 1 – 2 business days. If you have any immediate concerns, you may also call the HCIDLA hotline at 866-557-7368 for further assistance. Again, on behalf of all of us from HCIDLA, thank you for your request and the opportunity to serve you.
Ticket reference number: 37381
Subject: Reduction in service and rent reimbursement and clarification
The RAC determines that parking in this zip code is valued at $200 per month. My parking was reduced from parking for two cars to parking for one car. The damages have continued the last three years, which is the time period the HCIDLA can go back. I pay my rent every month but only have parking for one vehicle, but my roommate and I own two vehicles. The owner refuses to tell us how we can get parking for two vehicles but there are available stalls about four.We previously were assigned to a two car stall while another tenant was assigned to our previous single car stall. The RAC regulations determine that an intercom is a housing service. We received an intercom upon inception of tenancy in 2010. In 2014 the Intercom needed maintenance but the owner refused to repair or replace it but over time he replaced intercom sin ten other units. I request the cost of parking at $200 x 36 months = $7200.00. I request the cost of replacement of the intercom at $240 (part is $40.00 and $200 labor estimated) x 36 months = $8640. Please make this a rent control complaint. All rights reserved.
[Editor: Total in damages requested and allowed under the rent control ordinance: $15,840. Making a rent control complaint is in addition to other remedies under state and federal law including general damages and punitive damages. If making complaints against a landlord, always notify the landlord of the complaint, even if they rule against you, because such notification is proof if the landlord retaliates against you.]
Subject: HCIDLA Support: Reference #37383 ‐ “ALLOWABLE INCREASES”
Date: Sun 5/13/2018 8:55 AM
Hello [Tenant 9],
Thank you for contacting the Los Angeles Housing + Community Investment Department ﴾HCIDLA﴿. Your questions are very important to us, as we are fully committed to meeting the needs of all Angelenos. You will receive a response to your inquiry within 1 ‐ 2 business days. If you have any immediate concerns, you may also call the HCIDLA hotline at 866‐557‐7368 for further assistance. Again, on behalf of all of us from HCIDLA, thank you for your request and the opportunity to serve you.
Ticket reference number: 37383
Subject: ALLOWABLE INCREASES
To Rushmore Cervantes, Robert Galardi, Mayor and Council et al: This is about owner obligations under the LAMC rent control ordinance. Even though I have been served with a THP application as a current tenant, my question here concerns the other 17 or so units/tenants. The RSD has the authority to investigate in absence of a complaint. There are a total of 18 units in this building. When the current owner took over in 2014, five units were vacant. Thirteen were occupied. Over the next three years, two or more units at a time, the owner announced primary renovations and proceeded to renovate a total of fifteen units. For the ten that were occupied before renovations began, no THP applications, based on city public records, were ever served on those ten tenants or filed with the City. According to numerous cites to city regulations, primary renovations cannot proceed without the THP application and approval in place. I understand that the lack of THP application and buyout notification for the ten tenants that vacated means that the owner could not raise the rent for those ten units. The owner did raise the rent for those ten units by about $500 per month. Please takes steps to reimburse all tenants for the units where there was no THP submitted. The units would be 6, 1, 18, 10, 11, 15 that never received the THP application while they were tenants in the building and I can supply the other four units. Units 2,3,7,12,17 were vacant in March 2014 before new ownership. Units 9, 8, 5 remain for primary renovations. Other units that did not receive THP applications were 4, 13, 14, 16. Tenants who paid illegal increases within the last three years should be reimbursed for all rent increases not allowed. Current rents of applicable tenants should be lowered to account for the illegal increase that was not allowed due to the city admitted lack of THP applications.
[Editor note: the city has previously admitted by letter and email that it knew and participated in the denial of THP applications to numerous tenants. Subsequently, said tenants may not have received the correct relocation monies, if at all, and owners were prohibited from raising rents, but owners raised the rents anyway. Mayor Garcetti and council claimed thru Deborah Breiuthaupt letter April 20, 2018 that the city has not done anything “unlawful”. Others who participated in this scam against tenants were Walter Baratt, Cynthia Ogan, Williams Real Estate Advisors, Jade Beck, Mozannar Construction, and the AAGLA.]
Updated April 25, 2018
HCIDLA case number CE233072
Illegal rent increase, reduction of services
Against Hi Point Apts, LLC at 14 Ozone Avenue Venice CA 90291
Attachment to LA Housing HCIDLA Rent Stabilization Complaint
from , tenant 9
To: HCDLA entire rent control department including Rushmore Cervantes, Mayor Eric Garcetti, and the Mayors Fund.
In or around May 2017 this unit was served with a rent increase notice that did not comply with the required 30 day notice prior to increase. Therefore the owner was not entitled to charge or accept rent increase which tenants unit 9 paid under protest.
The approximately $68.00 charge increase was illegal also for other reasons:
- In 2014 our housing service parking was reduced from tandem stall to single stall. We never received the $200 per month rent reduction. The tandem stalls were available when the building was built and were available [present] at the inception of the tenancy. The rent agreement has spaces for two cars.
- In 2014 our housing service maintenance to the intercom has been reduced and not provided. We never received a rent reduction per month for the denial of maintenance to the intercom. The maintenance is a housing service.
- Rent control has authority over the maintenance and the parking.
- Code enforcement under Eric Garcetti has maintained that the city LAHCID told code enforcement that they do not have jurisdiction over maintenance, such statement not in compliance with applicable federal and state laws building code and health and safety code.
- Thus the current rent is illegal due to the failure to comply with 30 day notice requirements in 2017, and reduction of housing services as noted herein.
- I also request $2,000 per day per city employee for each day I am without the required rent reduction as noted herein.
CC 1942.5 (excerpt)
(f) Any lessor or agent of a lessor who violates this section shall be liable to the lessee in a civil action for all of the following:
(1) The actual damages sustained by the lessee.
(2) Punitive damages in an amount of not less than one hundred dollars ($100) nor more than two thousand dollars ($2,000) for each retaliatory act where the lessor or agent has been guilty of fraud, oppression, or malice with respect to that act.
(g) In any action brought for damages for retaliatory eviction, the court shall award reasonable attorney’s fees to the prevailing party if either party requests attorney’s fees upon the initiation of
(h) The remedies provided by this section shall be in addition to any other remedies provided by statutory or decisional law.
A recent denial of a claim for damages against the LA Housing and City of Los Angeles is not acceptable as a resolution.
All rights reserved.
Garcetti’s Rent Stabilization Department will not help Black tenants
Do not move into Hi Point Apts
Under the rent control ordinance, a landlord must give you 30 day notice of any yearly rent increase. The landlord can only make this demand once every 12 months. If he gives you less than the 30 day notice, he has demanded and accepted an illegal rent. You should pay the rent to avoid eviction, reserve your rights in writing, and file a complaint with the local rent control board. Some unscrupulous landlords will forget about the increase then charge you, then try another one when 12 months has not passed; this is also illegal. There must be twelve months between each rent increase demand.
Do you know why the city of Los Angeles passed the tenant buyout ordinance? It was the city government’s way of directly telling owners that if they want to raise the rents to market rate, then just “buyout” all your tenants. [Remember prior to that ordinance, there was already a city ordinance that made non-THP renovation buyouts void. Check out that ordinance.] Of course if every rent control building owner buys out all their tenants and tenants move out, and the rents are increased to market rate, then there will never be “affordable housing”. Get the picture?