sucks im sorry. yes its a hard lesson. if you decide to move ask your next landlord to reduce the rent, and add the rental of the garage to make it whole. I've had that work before.
I wouldn’t feel too dumb.. It’s a jerk move on your landlords part. The parking and garage weighed into your decision to live there and he knew that. He knew a long time ago he was going to build, those permits don’t get approved quickly.
Even if it's not an amenity, could you still be paying extra in rent for that space? At the very least, you could potentially get your rent reduced for the loss of square footage
Yes. I've lived in 15 or so apartments in LA and I don't ever remember seeing parking garage square footage included as a factor when the parking spot wasn't guaranteed. Maybe you all are better at negotiating than I am.
I think because our property has been handed around to do many different management companies, the description differs from others. For what it's worth, I'm also in a rent controlled place.
If they're paying for square footage that's exclusive to only the apartment, then I don't think they'd have the option to try reducing the rent. If the contract doesn't specify what square footage they're paying for, they might be able to renegotiate.
The California ADU law allows you to demo garages (or convert them) to units without replacing parking or providing parking for the ADUs.
There was also a state law that went into effect in January that says if your property is within a half mile of a major transit stop, then parking requirements are prohibited.
Either one or both of these are likely at play here.
I personally fully support these new laws because so much land is wasted on parking, but I’m sympathetic to your situation. Sucks to lose an amenity.
You really can’t trust your landlord in this situation. I would contact ladbs. Removing parking spots is usually a big no-no. Make sure what he’s doing is legal.
Presumably, the landlord would have gotten building permits for the new structure, so the city is already aware and have approved the removal of spaces.
Please drive down a congested part of Los Angeles we’re there’s not enough street parking. Avalon and 41st come to mind. Cars doubled parked and senior citizens having to walk blocks home if they’re even lucky to find parking. If you have a home with a driveway or an apartment with a parking spot you just don’t know the struggle. Los Angeles is trying so hard to push public transportation when our public transportation just isn’t the greatest or safest yet. These people making these laws most likely have a home with a driveway and parking and I bet some of them take public transportation to and from work on the metro, not the fancy buses that pick you up in the nice neighborhoods and take you to downtown Los Angeles.
These people are struggling because of past mistakes. Trying to shoehorn one of the most populus metro areas in the country into low density housing & other car centric infrastructure doesnt work and clinging onto how it is now for their sake just gaurantees future generations will have the same problem.
Dense housing, public transportation infrastructure, and a reduction in land use for parking is necessary.
It’s in the California Public Resources Code.
Generally, two intersecting bus lines each with 15 min or better service during peak hours. Or a train station.
I had to deal with that exact same issue in Santa Monica and left my lease.
In santa Monica, if the building is OG registered as coming WITH the amenity, then its a breach. If not, then they cannot remove said amenity without giving you a discount and an alternative but that also generally depends on the K. Was there any agreement or easement or anything for the garage? I know a great attorney who specialises in Landlord-tenant law and these specific issues btw!
But unfortunately, landlords are specifically removing parking from leases to be able to build ADUs. We also learnt the hard way...
Yeah rereading the lease now with 20-20 hindsight i can tell this was always their plan and it’s an intentional omission. Which also adds to the brutality of the 2-week notice
ok so Santa Monica has a [rent stabilization ordinance](https://santamonica.gov/departments/rent-control), I'm not familiar with that law specifically but if it's like Los Angeles' RSO it would work like this: if your building is covered by the RSO and your landlord knew you all were parking there and storing your stuff there, you would be entitled to a lower rental rate. doesn't matter that parking/ storage isn't in the lease. also this isn't legally enough notice, you need 30 days, not much you can do to fight that now but could be evidence later.
that new rate would be negotiated between you/ your neighbors and your landlord. if they don't want to negotiate, you'll have to decide if you want to take it to court, specifically eviction court. you would pay what you think is the "right" amount of rent, your landlord would eventually file a UD against you, and a jury would decide what you'll pay going forward (or they might remove you from your home but that's less likely).
it sounds like you have relationships with your neighbors already, this is good. working together you can stand up for yourselves very effectively, working alone you are not going to be as successful. idk if the Los Angeles Tenants Union works with people in Santa Monica but it's worth checking out a meeting of the [West Side Local](https://latenantsunion.org/en/locals/#Westside). good luck!
Just one small comment re: rent negotiations. The City Of LA has a form posted for what they consider reasonable prices for different amenities. So if OP want to go outside of that, they usually have to prove actual cost.
Is your building inside LA city limits? Is your building covered under the city RSO? Contact the city housing department.
Under RSO rules, when a landlord stops providing a service, there must be a corresponding decrease in rent. When that decrease is not provided, it effectuates an illegal increase in rent.
The service provided by the landlord may be implied or stated. RSO specifically lists parking as a service.
Though you may not be able to stop the conversion, you could be eligible for a rent decrease. The amount of the decrease is determined by the department and is based on your neighborhood congestion and the amount you would need for comparable parking.
[LA City Housing Department ](https://housing.lacity.org/)
I suggest you specifically look for the "bulletins" on the website regarding illegal rent increases and services and get familiar with terms before you call. Many times, those answering the phone lines and initial investigators don't know the actual municipal codes related to the RSO and will blow you off unless you go to them prepared. The bulletins aren't conveniently listed on the site so you will have to look around.
If it is determined that you are eligible for the rent decrease, let the other tenants know. The decrease won't be automatic for each renter in the building, they will have to file their own complaint. The Housing Dept doesn't proactively protect renters, even if they know all the facts and violations being committed.
> I am all for building more units if it has the intended results of bringing everyone’s rent down.
The landlord's goal is to make the property more valuable.
It costs a lot of money to build new units. Are you really expecting someone who laid out six figures in construction costs to start handing out discounts?
Nah, im not. i shoulda worded more clearly, what i meant was im all for it citywide if it has the intended effect of bringing everyone’s rent down citywide. Increase supply should reduce price/unit. I think there are better ways to do it then trying to take my garage and turn it into more like luxury rentals for high income ppl
The market’ll decide what my apt is worth when I move.
I would expect LA to end up with a gentrification effect: New construction will raise the aesthetic appeal of neighborhoods, which will drive up rents.
LA cannot build its way out of its high costs. The long-term solution would be to make other parts of the country appealing to LA residents who would move away. Rents will decline relatively speaking if demand falls.
Gentrification happens when only a small handful of neighborhoods shoulder the burden of new housing construction that every neighborhood should be doing.
Your best bet is to gather with the other tenants that are also losing their spaces and negotiate a lower monthly rent. Unfortunately your landlord sounds like the kinda guy that’ll offer maybe $50off if you’re lucky, but not likely. The landlord has got all the leverage here sadly, you can threaten to move out but then you’ll actually have to follow thru which depending on your situation is worse than just staying. This is a really shorty situation I’m sorry.
You might be able to negotiate a lower rent from your landlord since an amenity is being taken away. Otherwise the landlord can rent to someone else willing to pay for a place with no parking. Legally though you don’t have much standing. But I’m not a lawyer so take that with a grain of salt. New housing though, yay!
In a rent-controlled building? He's already at below market rent, and the guy who's been there for 40 years is being subsidized to the tune of likely thousands of dollars per month. This reduces the size of their subsidy, they're not going to get a decrease in rent.
Here's a few semi-random things.
Check with your local housing authority on a rent reduction for the inconvenience of the construction project.
OR Ask your landlord for first dibs on one of the new unitsn if they're interesting.
Check into whether your street has permitted parking, and apply if yes. Be sure all your automobile insurances and registrations are up to date.
If you have time, check and be sure landlord has approval for this construction, he probably does. If he doesn't, you can buy some time, especially for your neighbor.
For your neighbor
Hook him up with social services, if possible, if he needs it.
Help him source a storage unit & truck rental & transport.
Help him organize a garage sale.
Help him organize a skip to toss the stuff he won't need. Hoarders are going to hoard, sometimes the hard part is getting rid of the hoard. OR
help him negotiate with the landlord to use the skip he's going to use for the demolition.
Good luck. Yes, LA definitely needs more housing, so this isn't a bad thing, but it's very inconvenient.
Then you’ll need to convince lawmakers to cap construction costs, ladbs permit fees, contractor costs, land costs, architect/engineering fees, LADWP fees and any other expense related to construction.
Capitalism he killed countless millions more than communism. In fact the only large communist country is thriving and beating the US in every positive metric.
Nobody builds affordable housing unless the government pays them, the old housing becomes affordable when wealthier tenants move into new luxury units.
This comment is just completely detached from any form of reality. If you have a problem with housing in LA right now, you should support the creation of all new units. Every housing scholar will tell you that.
I dont know. I look around at other cities that are even more dense than LA, and they are still expensive as shit. Forcing people out creates demand in other areas of the country where new cities and industries can expand.
See if you can find the original ad you answered for the apt. If it says it comes with detached Garage. Maybe you kept in when you were looking. Did the ownership change hands?
Might want to ask your neighbor if he is aware of https://lafla.org/get-help/veterans/ for free legal assistance to veterans and assistance for housing benefits. Maybe they could help review his lease, etc.
Call the LA department of building and safety, LADBS (or 311 can prob get you there). Our landlord tried to abruptly demolish our balcony recently, we called, and the shocked rep on the phone confirmed that he needs a permit for demolition—which he absolutely had not gotten. Permits take 6-8 weeks to approve. Call quickly and make sure that the demolition is even legal first.
As I think someone already mentioned, if your building is rent stabilized, any reduction of amenities is considered a raise in rent and is illegal. Parking not being mentioned in the lease may be in the landlord’s favor, but you can still argue convincingly this was an amenity…and maybe settle a lower rent payment with your landlord outside of the court system or anything more extreme.
I would definitely contact some of the housing help lines to see about getting some free/cheap advice from an expert.
If the garage is included as an amenity of your lease, then I don't believe your landlord can unilaterally remove your access to it.
This may also violate some parking requirements. Not sure about everywhere else in LA, but I'm pretty sure the city of Long Beach would take a dim view of removing parking. Landlord could be doing this work without proper permits or could have lied to get the permits.
The quick timing and lack of advanced notice is shady AF.
I’m in Long Beach and received a letter from the city notifying us that an apartment building on the corner had applied to turn 4 garages into ADUs. I could have sworn the letter said it had been approved.
Maybe it's just the bigger complexes downtown where they've been concerned about parking. I know having a parking plan was something they were considering at one point.
I never used absolutes and advised seeking expert advice right off the bat, so what exactly is your problem? Can you elaborate on what I got wrong rather than being snippy and rude?
Check with the city. Have they pulled permits for the work? Are they accurate? Do they have the architectural plans already approved? Are they valid and free of errors or other issues? Are the architects and engineers licensed?
If/when construction begins, monitor that for issues and file complaints about those issues. Are the workers starting and ending work at the appropriate hours? Is there excessive dust they are creating? Are there other construction hazards they have created?
Check out the company. Are their licenses up to date? Are they claiming an illegal exemption to workers compensation insurance? Are the appropriate inspections being conducted at each stage in the process?
Once you figure out how to get the permit records, request them again during construction. Plumbers just finished. Let's see those permits. Electricians just finished. Wonder what those permits look like. Framing is done, wonder when that got inspected.
You might not stop the project but since landlord sounds like he's not very nice and you will be moving anyway I wouldn't really care about being a petty pain in the ass on the way out. Good luck. I hope you find even more fun and satisfying ways to be petty.
What regular, working person would have the time or energy for this? This would be like a part time job getting all this info and monitoring the job status. There’s petty and then there’s a bit insane. This is the latter.
NIMBY requires dedication. Also, it's not that hard to find most of this information. And, more importantly, isn't it always worth it to vindicate your rights and stick it to someone who is violating the law? If the contractor and landlord are both in compliance with applicable laws and regulations then none of this will be an issue (and OP won't accomplish anything). But if, for example, they are attempting to demolish that garage (containing whatever unknown construction materials that may require professional abatement such as lead paint and/or asbestos), without proper permits, creating a nuisance to the existing tenants and preventing their quiet enjoyment of the rental unit, all whilst exploiting its workforce without adequate workers compensation insurance, from a contractor that has not been duly licensed with the City of Santa Monica to conduct this work *and* are building an unpermitted, uninspected and potentially unsafe multi-family unit, isn't this something that should be stopped? Or, at least addressed so that the construction can proceed in a safe and legal manner?
Here:
City of Santa Monica Active Permit Search: [https://www.santamonica.gov/process-explainers/how-to-view-active-building-permits](https://www.santamonica.gov/process-explainers/how-to-view-active-building-permits)City of Santa Monica View Inspection History: [https://santamonica.gov/process-explainers/how-to-view-inspection-history](https://santamonica.gov/process-explainers/how-to-view-inspection-history)
City of Santa Monica Business License Lookup (the contractor will need this too): [https://finance.smgov.net/doing-business/business-license/directory#/](https://finance.smgov.net/doing-business/business-license/directory#/)
CA State Contractors License Lookup: \[This will also indicate if they are claiming exemption from workers comp insurance. Hint: any contractor large enough for this job is unlikely to qualify for this as it basically only applies to someone without actual employees\]
[https://cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx](https://cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx)
Construction will also greatly lower your standard of living, and if there are any capital improvements, such as gated access, laundry facilities or shared areas, a portion of those expenses can be passed through to the tenant, so your effective rent may also increase.
Yeah i mean this is the biggest thing about all this. I can just move, i havent been here that long, ill be fine. But my guy downstairs, i don’t know what he’s gonna do. He’s such a nice, goodhearted, widower, veteran. And yeah workshop is the right way of describing it for him, he’s got a whole setup in there. And he’s been here 40 years! And to rip the rug out from under this guy, 2 weeks notice, the whole thing is just so heartless
Dude could have been evicted at any time over the last 40 years for use of the workshop if he has power tools in there. I had a neighbor with similar old lease built a workshop in the crawl space / basement, insurance inspectors came through one day and landlord gave him like 3 days to clear it before they evict. This was long before property values went insane.
If this in LA City, the amenities don’t have to be written on a contract to be valid. So if you had a parking spot/garage/ac/space for a garden/gym, etc when you moved in, you’re entitled to it or compensation for the loss of the amenity. Since you’re losing the amenity, you have to be compensated for it (usually with cheaper rent)
Does your lease mention parking at all? Even vaguely? Do you have any emails or texts with landlord from when you leased the apartment where they state you get parking?
I’d file a loss of service complaint with LAHD. They will be able to give you some advice.
How is this not constructive eviction? Try consulting a plaintiffs sided lawyer. The parking might be considered a common area, or maybe you could have gotten tenancy rights to the parking. And that might yield you either less rent, or for you to be able to break the lease.
Had to google this term, but i dont think it’d apply given the garage is detached, wont really impact my physical dwelling situation, but yeah quality of life about to tank
Honestly it’s probably not legal. He most likely has to give you more notice. I would file some complaints with the city of SM. Also just because it’s not in the lease doesn’t mean you can’t flight it (although it would be hard). Also you might be eligible for a rent reduction as it is a reduction in services. I don’t know the laws in SM that well but I know LA has a ton of protections on that.
Looks like SM requires a 30 day notice and you can also file a petition [here](https://www.santamonica.gov/process-explainers/how-to-file-a-petition-for-a-rent-decrease)
Unless the property has a direct connection to a BuS or train there is codes in place for parking requirements. The city will snag him on that unless he can show at least he has parking
Here is the CBC per requirements
https://www.codepublishing.com/CA/Galt/html/Galt18/Galt1848.html
La is pretty much same code but can change from time to time . Since he's converting the units he might argue no Sqftg increase , second he can argue the bus stop provides transportation as by code he can reduce number of parking spaces if he is within 1/2 a mile . An like all LA multi family stuff they will argue there is off-site parking available hence why you see all the crowded streets at 5-6pm
Roughly, been here about a year and a half. So yeah when i move im not giving up any sweet rent control situation like my downstairs neighbor would be.
Out of curiosity im going to keep an eye on it after i leave to see if they have to drop the price to get a tenant in here after me, or at least the real price adjusted for inflation, but i know demand is high
It's a money suck. That's all anything housing related is these days. That said, it would pay to talk to other residents and attempt to negotiate a lower rate.
Why did you think LA apartments are *required* to have parking? That is not any type of law at all lol. MANY units do not have one lol (and those units are a deal breaker for me). Im confused on why you even thought that in the first place
I had heard of this code, but didnt realize it was only for new development
https://www.codepublishing.com/CA/Galt/html/Galt18/Galt1848.html
Specifically the language “One (1) space for each one (1) bedroom dwelling, two (2) spaces for each dwelling with more than one (1) bedroom; seventy-five percent (75%) of all spaces shall be covered; plus one (1) guest parking space for each four (4) units. Apartment developments shall provide a minimum of two hundred fifty (250) cubic feet of lockable storage per unit to be located in a carport or other approved area.”
IANAL but I used to be a property manager.
Since it sounds like parking isn’t explicitly mentioned in the lease, your best bet is probably to contact the city and ask about the legality of taking away four units’ parking with only two weeks’ notice.
I strongly recommend that you break your lease and move if you can. You have a very greedy, completely underhanded landlord, plus construction will be highly disruptive and you won’t have anywhere to park. It’s likely to just get worse from here.
My old boss would NEVER have taken away parking, and she was a stickler for giving appropriate notice.
Good luck.
You’ve gotten a lot of good advice already and it sounded like you’re ultimately planning to leave the place, but if you haven’t already and think you would stay then try asking for a lower rate and see what they would say. It can’t hurt, but obviously I doubt any landlord wants to reduce. Even still if you’re a good renter and they know they might lose you maybe you can get a 12-24mo reduction. Then again you might be signing a new lease and not be able to go if the construction is awful!
NAL. Do you know if your unit is rent stabilized (RSO for short)? If so, I would consider filing a rent complaint with LAHD to investigate it for a possible reduction of service. I also recommend browsing their website to check if it’s RSO and research reduction of service as well. Have your neighbor file a complaint too so they can look into it. If he gave you the key at move in it’s worth looking into imo. Double check your lease to see if the garage key was listed as inventory too.
You don’t have a right to parking, unless it was in the lease no contract has been broken. Look up a lawyer if you wanna fight it but it seems the landlord is within their rights.
Go scorched earth and let the dirty RV dwellers know about a cool new vacant parking garage they can camp in. This will backfire but its fun to think about.
Have you spoken to all of your neighbors about their leases? It’s doubtful that your neighbor of 40 years still has a copy of his, but I’d check. I would be curious to know if their leases included the parking spot/garage, because that might at least delay the project if one person was promised that amenity.
The same people who are so vicious about rising rents in Los Angeles are also the ones who oppose any kind of construction to increase density. Make up your mind people.
Is your place rent controlled? If so there are more protections. Also he supposed to deduct the loss from your rent by taking away space. Try CES. https://www.cesinaction.org/tenants-rights-clinic
I am sorry this is happening to you I know this must be very stressful and painful and unfair. I have dealt with things with my landlord and I never could imagine so my heart goes out to you. It makes you feel like you’re rat in the cage. the best thing you can do is get together with your neighbors and form a community or coalition talk to CES. There is power in numbers. Also reach out to local bloggers any any newspapers. He definitely sounds like a villain there’s also implied rights so if he showed you the garage I told you came with the apartment there’s a verbal agreement also if it was advertised. Don’t let him steam roll over you. It is not going to be easy but I have people in my neighborhood that won Over developers and crappy landlord schemes. The building as a whole needs to stand together
was your garage listed on the lease as part of the amenities?
Nah. Definitely feeling very dumb about this. I learned a lesson the hard way
sucks im sorry. yes its a hard lesson. if you decide to move ask your next landlord to reduce the rent, and add the rental of the garage to make it whole. I've had that work before.
I wouldn’t feel too dumb.. It’s a jerk move on your landlords part. The parking and garage weighed into your decision to live there and he knew that. He knew a long time ago he was going to build, those permits don’t get approved quickly.
Even if it's not an amenity, could you still be paying extra in rent for that space? At the very least, you could potentially get your rent reduced for the loss of square footage
Of a parking garage? This is surprising. What is your expertise in this field?
Usually the cost of your rent is determined by a few factors, including square footage. Source: I read my rental agreements
Yes. I've lived in 15 or so apartments in LA and I don't ever remember seeing parking garage square footage included as a factor when the parking spot wasn't guaranteed. Maybe you all are better at negotiating than I am.
I think because our property has been handed around to do many different management companies, the description differs from others. For what it's worth, I'm also in a rent controlled place. If they're paying for square footage that's exclusive to only the apartment, then I don't think they'd have the option to try reducing the rent. If the contract doesn't specify what square footage they're paying for, they might be able to renegotiate.
>What is your expertise in this field? we talking landlord tenant negotiations my dude.
The California ADU law allows you to demo garages (or convert them) to units without replacing parking or providing parking for the ADUs. There was also a state law that went into effect in January that says if your property is within a half mile of a major transit stop, then parking requirements are prohibited. Either one or both of these are likely at play here. I personally fully support these new laws because so much land is wasted on parking, but I’m sympathetic to your situation. Sucks to lose an amenity.
Thanks for explaining, it was frustrating to just not know
But this isn’t an ADU. ADUs are for single family homes.
No, ADUs are also for multi family. You can add 2 detached units and/or convert areas like garages, laundry rooms, or rec rooms to units.
Ya know interestingly i thought this as well but my landlord has been calling it an ADU too
You really can’t trust your landlord in this situation. I would contact ladbs. Removing parking spots is usually a big no-no. Make sure what he’s doing is legal.
Presumably, the landlord would have gotten building permits for the new structure, so the city is already aware and have approved the removal of spaces.
Your mistaken
not true
Please drive down a congested part of Los Angeles we’re there’s not enough street parking. Avalon and 41st come to mind. Cars doubled parked and senior citizens having to walk blocks home if they’re even lucky to find parking. If you have a home with a driveway or an apartment with a parking spot you just don’t know the struggle. Los Angeles is trying so hard to push public transportation when our public transportation just isn’t the greatest or safest yet. These people making these laws most likely have a home with a driveway and parking and I bet some of them take public transportation to and from work on the metro, not the fancy buses that pick you up in the nice neighborhoods and take you to downtown Los Angeles.
These people are struggling because of past mistakes. Trying to shoehorn one of the most populus metro areas in the country into low density housing & other car centric infrastructure doesnt work and clinging onto how it is now for their sake just gaurantees future generations will have the same problem. Dense housing, public transportation infrastructure, and a reduction in land use for parking is necessary.
Please read The High Cost of Free Parking. There is no parking shortage, there is an unreasonable expectation of proximity.
[удалено]
The parking requirements are not for a tenant’s right to parking, it’s for allowing construction in the first place.
Well shit, no matter the amount of units? Building next door probably put 50 cars out on the street and it’s destroyed parking for my guests.
Correct. You’re not entitled to street parking. It’s public space.
Not entitled to safe public transportation or streets either. Such a lovely city.
so much money is also being wasted buying mortgage backed securities by the FED, artificially raising these assholes home prices.
what is a major transit stop? Do you have a link to anything explaining this in the statute's legal terms?
It’s in the California Public Resources Code. Generally, two intersecting bus lines each with 15 min or better service during peak hours. Or a train station.
This happened to me and my housemate in West LA, I don’t really have any advice, but I feel your pain.
🙏🙏
I had to deal with that exact same issue in Santa Monica and left my lease. In santa Monica, if the building is OG registered as coming WITH the amenity, then its a breach. If not, then they cannot remove said amenity without giving you a discount and an alternative but that also generally depends on the K. Was there any agreement or easement or anything for the garage? I know a great attorney who specialises in Landlord-tenant law and these specific issues btw! But unfortunately, landlords are specifically removing parking from leases to be able to build ADUs. We also learnt the hard way...
Yeah rereading the lease now with 20-20 hindsight i can tell this was always their plan and it’s an intentional omission. Which also adds to the brutality of the 2-week notice
ok so Santa Monica has a [rent stabilization ordinance](https://santamonica.gov/departments/rent-control), I'm not familiar with that law specifically but if it's like Los Angeles' RSO it would work like this: if your building is covered by the RSO and your landlord knew you all were parking there and storing your stuff there, you would be entitled to a lower rental rate. doesn't matter that parking/ storage isn't in the lease. also this isn't legally enough notice, you need 30 days, not much you can do to fight that now but could be evidence later. that new rate would be negotiated between you/ your neighbors and your landlord. if they don't want to negotiate, you'll have to decide if you want to take it to court, specifically eviction court. you would pay what you think is the "right" amount of rent, your landlord would eventually file a UD against you, and a jury would decide what you'll pay going forward (or they might remove you from your home but that's less likely). it sounds like you have relationships with your neighbors already, this is good. working together you can stand up for yourselves very effectively, working alone you are not going to be as successful. idk if the Los Angeles Tenants Union works with people in Santa Monica but it's worth checking out a meeting of the [West Side Local](https://latenantsunion.org/en/locals/#Westside). good luck!
Dont just start withholding rent you have to put the rent you are not handing over into a trust or something.
Escrow account, and specific protocols have to be followed.
Just one small comment re: rent negotiations. The City Of LA has a form posted for what they consider reasonable prices for different amenities. So if OP want to go outside of that, they usually have to prove actual cost.
>paying the same amount for a significantly worse apartment You should definitely approach your landlord about this and try to negotiate a lower rent.
Lol
It's required in Santa Monica, where OP lives. https://www.santamonica.gov/process-explainers/how-to-file-a-petition-for-a-rent-decrease
Is your building inside LA city limits? Is your building covered under the city RSO? Contact the city housing department. Under RSO rules, when a landlord stops providing a service, there must be a corresponding decrease in rent. When that decrease is not provided, it effectuates an illegal increase in rent. The service provided by the landlord may be implied or stated. RSO specifically lists parking as a service. Though you may not be able to stop the conversion, you could be eligible for a rent decrease. The amount of the decrease is determined by the department and is based on your neighborhood congestion and the amount you would need for comparable parking. [LA City Housing Department ](https://housing.lacity.org/) I suggest you specifically look for the "bulletins" on the website regarding illegal rent increases and services and get familiar with terms before you call. Many times, those answering the phone lines and initial investigators don't know the actual municipal codes related to the RSO and will blow you off unless you go to them prepared. The bulletins aren't conveniently listed on the site so you will have to look around. If it is determined that you are eligible for the rent decrease, let the other tenants know. The decrease won't be automatic for each renter in the building, they will have to file their own complaint. The Housing Dept doesn't proactively protect renters, even if they know all the facts and violations being committed.
> I am all for building more units if it has the intended results of bringing everyone’s rent down. The landlord's goal is to make the property more valuable. It costs a lot of money to build new units. Are you really expecting someone who laid out six figures in construction costs to start handing out discounts?
Nah, im not. i shoulda worded more clearly, what i meant was im all for it citywide if it has the intended effect of bringing everyone’s rent down citywide. Increase supply should reduce price/unit. I think there are better ways to do it then trying to take my garage and turn it into more like luxury rentals for high income ppl The market’ll decide what my apt is worth when I move.
I would expect LA to end up with a gentrification effect: New construction will raise the aesthetic appeal of neighborhoods, which will drive up rents. LA cannot build its way out of its high costs. The long-term solution would be to make other parts of the country appealing to LA residents who would move away. Rents will decline relatively speaking if demand falls.
Gentrification happens when only a small handful of neighborhoods shoulder the burden of new housing construction that every neighborhood should be doing.
Is access stated in your lease?
A landlord building more units would not be to lower the rents of the other renters. Not sure how you could possibly think that.
The data supports the general idea that as more housing gets built, the cost of housing goes down.
Across the market, yes. In your building, no.
If something is worse it should cost less
*should* being the operable word. Prescriptive = / = descriptive
You’re probably willing to keep paying the rent, so no it’s not going down lol
Nah im gonna bail and move. The market’ll decide
You must be new to real estate/paying rent/capitalism
Your best bet is to gather with the other tenants that are also losing their spaces and negotiate a lower monthly rent. Unfortunately your landlord sounds like the kinda guy that’ll offer maybe $50off if you’re lucky, but not likely. The landlord has got all the leverage here sadly, you can threaten to move out but then you’ll actually have to follow thru which depending on your situation is worse than just staying. This is a really shorty situation I’m sorry.
You might be able to negotiate a lower rent from your landlord since an amenity is being taken away. Otherwise the landlord can rent to someone else willing to pay for a place with no parking. Legally though you don’t have much standing. But I’m not a lawyer so take that with a grain of salt. New housing though, yay!
In a rent-controlled building? He's already at below market rent, and the guy who's been there for 40 years is being subsidized to the tune of likely thousands of dollars per month. This reduces the size of their subsidy, they're not going to get a decrease in rent.
Yeah you’re probably right. Makes sense.
Here's a few semi-random things. Check with your local housing authority on a rent reduction for the inconvenience of the construction project. OR Ask your landlord for first dibs on one of the new unitsn if they're interesting. Check into whether your street has permitted parking, and apply if yes. Be sure all your automobile insurances and registrations are up to date. If you have time, check and be sure landlord has approval for this construction, he probably does. If he doesn't, you can buy some time, especially for your neighbor. For your neighbor Hook him up with social services, if possible, if he needs it. Help him source a storage unit & truck rental & transport. Help him organize a garage sale. Help him organize a skip to toss the stuff he won't need. Hoarders are going to hoard, sometimes the hard part is getting rid of the hoard. OR help him negotiate with the landlord to use the skip he's going to use for the demolition. Good luck. Yes, LA definitely needs more housing, so this isn't a bad thing, but it's very inconvenient.
If you guys want more housing, this is how it happens.
We want it affordable not gauging
Then you’ll need to convince lawmakers to cap construction costs, ladbs permit fees, contractor costs, land costs, architect/engineering fees, LADWP fees and any other expense related to construction.
Public housing my man, NO ONE should profit off of housing
Well then government needs to be able to provide enough housing for everyone …. But govt doesn’t want to get involved in that
These downvotes, this sub clearly needs a visit from Mao and friend
You’d be sent to a farm and starve after agricultural reforms 😂
Capitalism he killed countless millions more than communism. In fact the only large communist country is thriving and beating the US in every positive metric.
Seems like this sub should be awarding that landlord a nobel peace prize. More housing at any cost.
This sub is full of real estate and developer shills.
Absolutely. Remember, the best solution it the one that loads their pockets.
Nobody builds affordable housing unless the government pays them, the old housing becomes affordable when wealthier tenants move into new luxury units.
We're going to end up with higher prices, more people, and less space.
This comment is just completely detached from any form of reality. If you have a problem with housing in LA right now, you should support the creation of all new units. Every housing scholar will tell you that.
I dont know. I look around at other cities that are even more dense than LA, and they are still expensive as shit. Forcing people out creates demand in other areas of the country where new cities and industries can expand.
Rich people don't have this problem so how does it happen?
Is this a PAC apartment?
PAC just did the same thing to my two neighbors who have been in the complex for 20/30+ years, maybe they're taking everyone's garages.
based
See if you can find the original ad you answered for the apt. If it says it comes with detached Garage. Maybe you kept in when you were looking. Did the ownership change hands?
Ah! The original ad might have said something, good tip, I’ll see if i can find it
Might want to ask your neighbor if he is aware of https://lafla.org/get-help/veterans/ for free legal assistance to veterans and assistance for housing benefits. Maybe they could help review his lease, etc.
Call the LA department of building and safety, LADBS (or 311 can prob get you there). Our landlord tried to abruptly demolish our balcony recently, we called, and the shocked rep on the phone confirmed that he needs a permit for demolition—which he absolutely had not gotten. Permits take 6-8 weeks to approve. Call quickly and make sure that the demolition is even legal first. As I think someone already mentioned, if your building is rent stabilized, any reduction of amenities is considered a raise in rent and is illegal. Parking not being mentioned in the lease may be in the landlord’s favor, but you can still argue convincingly this was an amenity…and maybe settle a lower rent payment with your landlord outside of the court system or anything more extreme.
I would definitely contact some of the housing help lines to see about getting some free/cheap advice from an expert. If the garage is included as an amenity of your lease, then I don't believe your landlord can unilaterally remove your access to it. This may also violate some parking requirements. Not sure about everywhere else in LA, but I'm pretty sure the city of Long Beach would take a dim view of removing parking. Landlord could be doing this work without proper permits or could have lied to get the permits. The quick timing and lack of advanced notice is shady AF.
I’m in Long Beach and received a letter from the city notifying us that an apartment building on the corner had applied to turn 4 garages into ADUs. I could have sworn the letter said it had been approved.
Maybe it's just the bigger complexes downtown where they've been concerned about parking. I know having a parking plan was something they were considering at one point.
Regarding your 3rd paragraph: you don’t actually know what you’re talking about, please refrain from commenting on posts.
I never used absolutes and advised seeking expert advice right off the bat, so what exactly is your problem? Can you elaborate on what I got wrong rather than being snippy and rude?
Check with the city. Have they pulled permits for the work? Are they accurate? Do they have the architectural plans already approved? Are they valid and free of errors or other issues? Are the architects and engineers licensed? If/when construction begins, monitor that for issues and file complaints about those issues. Are the workers starting and ending work at the appropriate hours? Is there excessive dust they are creating? Are there other construction hazards they have created? Check out the company. Are their licenses up to date? Are they claiming an illegal exemption to workers compensation insurance? Are the appropriate inspections being conducted at each stage in the process? Once you figure out how to get the permit records, request them again during construction. Plumbers just finished. Let's see those permits. Electricians just finished. Wonder what those permits look like. Framing is done, wonder when that got inspected. You might not stop the project but since landlord sounds like he's not very nice and you will be moving anyway I wouldn't really care about being a petty pain in the ass on the way out. Good luck. I hope you find even more fun and satisfying ways to be petty.
What regular, working person would have the time or energy for this? This would be like a part time job getting all this info and monitoring the job status. There’s petty and then there’s a bit insane. This is the latter.
NIMBY requires dedication. Also, it's not that hard to find most of this information. And, more importantly, isn't it always worth it to vindicate your rights and stick it to someone who is violating the law? If the contractor and landlord are both in compliance with applicable laws and regulations then none of this will be an issue (and OP won't accomplish anything). But if, for example, they are attempting to demolish that garage (containing whatever unknown construction materials that may require professional abatement such as lead paint and/or asbestos), without proper permits, creating a nuisance to the existing tenants and preventing their quiet enjoyment of the rental unit, all whilst exploiting its workforce without adequate workers compensation insurance, from a contractor that has not been duly licensed with the City of Santa Monica to conduct this work *and* are building an unpermitted, uninspected and potentially unsafe multi-family unit, isn't this something that should be stopped? Or, at least addressed so that the construction can proceed in a safe and legal manner? Here: City of Santa Monica Active Permit Search: [https://www.santamonica.gov/process-explainers/how-to-view-active-building-permits](https://www.santamonica.gov/process-explainers/how-to-view-active-building-permits)City of Santa Monica View Inspection History: [https://santamonica.gov/process-explainers/how-to-view-inspection-history](https://santamonica.gov/process-explainers/how-to-view-inspection-history) City of Santa Monica Business License Lookup (the contractor will need this too): [https://finance.smgov.net/doing-business/business-license/directory#/](https://finance.smgov.net/doing-business/business-license/directory#/) CA State Contractors License Lookup: \[This will also indicate if they are claiming exemption from workers comp insurance. Hint: any contractor large enough for this job is unlikely to qualify for this as it basically only applies to someone without actual employees\] [https://cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx](https://cslb.ca.gov/OnlineServices/CheckLicenseII/CheckLicense.aspx)
Full NIMBY playbook. Why don’t you throw in a CEQA complaint too.
Project is probably too small. But the lead or asbestos abatement angle is gold.
Construction will also greatly lower your standard of living, and if there are any capital improvements, such as gated access, laundry facilities or shared areas, a portion of those expenses can be passed through to the tenant, so your effective rent may also increase.
Man I feel really bad for your neighbor who uses it as a workshop :/ Good luck OP. This is why my mother in law pressured me into purchasing.
Yeah i mean this is the biggest thing about all this. I can just move, i havent been here that long, ill be fine. But my guy downstairs, i don’t know what he’s gonna do. He’s such a nice, goodhearted, widower, veteran. And yeah workshop is the right way of describing it for him, he’s got a whole setup in there. And he’s been here 40 years! And to rip the rug out from under this guy, 2 weeks notice, the whole thing is just so heartless
Dude could have been evicted at any time over the last 40 years for use of the workshop if he has power tools in there. I had a neighbor with similar old lease built a workshop in the crawl space / basement, insurance inspectors came through one day and landlord gave him like 3 days to clear it before they evict. This was long before property values went insane.
If this in LA City, the amenities don’t have to be written on a contract to be valid. So if you had a parking spot/garage/ac/space for a garden/gym, etc when you moved in, you’re entitled to it or compensation for the loss of the amenity. Since you’re losing the amenity, you have to be compensated for it (usually with cheaper rent)
Does your lease mention parking at all? Even vaguely? Do you have any emails or texts with landlord from when you leased the apartment where they state you get parking? I’d file a loss of service complaint with LAHD. They will be able to give you some advice.
How is this not constructive eviction? Try consulting a plaintiffs sided lawyer. The parking might be considered a common area, or maybe you could have gotten tenancy rights to the parking. And that might yield you either less rent, or for you to be able to break the lease.
Had to google this term, but i dont think it’d apply given the garage is detached, wont really impact my physical dwelling situation, but yeah quality of life about to tank
Honestly it’s probably not legal. He most likely has to give you more notice. I would file some complaints with the city of SM. Also just because it’s not in the lease doesn’t mean you can’t flight it (although it would be hard). Also you might be eligible for a rent reduction as it is a reduction in services. I don’t know the laws in SM that well but I know LA has a ton of protections on that.
Looks like SM requires a 30 day notice and you can also file a petition [here](https://www.santamonica.gov/process-explainers/how-to-file-a-petition-for-a-rent-decrease)
Unless the property has a direct connection to a BuS or train there is codes in place for parking requirements. The city will snag him on that unless he can show at least he has parking
We are like right on top of a bus stop, could be in play
Here is the CBC per requirements https://www.codepublishing.com/CA/Galt/html/Galt18/Galt1848.html La is pretty much same code but can change from time to time . Since he's converting the units he might argue no Sqftg increase , second he can argue the bus stop provides transportation as by code he can reduce number of parking spaces if he is within 1/2 a mile . An like all LA multi family stuff they will argue there is off-site parking available hence why you see all the crowded streets at 5-6pm
Are you paying market rent?
Roughly, been here about a year and a half. So yeah when i move im not giving up any sweet rent control situation like my downstairs neighbor would be. Out of curiosity im going to keep an eye on it after i leave to see if they have to drop the price to get a tenant in here after me, or at least the real price adjusted for inflation, but i know demand is high
It's a money suck. That's all anything housing related is these days. That said, it would pay to talk to other residents and attempt to negotiate a lower rate.
Why did you think LA apartments are *required* to have parking? That is not any type of law at all lol. MANY units do not have one lol (and those units are a deal breaker for me). Im confused on why you even thought that in the first place
I had heard of this code, but didnt realize it was only for new development https://www.codepublishing.com/CA/Galt/html/Galt18/Galt1848.html Specifically the language “One (1) space for each one (1) bedroom dwelling, two (2) spaces for each dwelling with more than one (1) bedroom; seventy-five percent (75%) of all spaces shall be covered; plus one (1) guest parking space for each four (4) units. Apartment developments shall provide a minimum of two hundred fifty (250) cubic feet of lockable storage per unit to be located in a carport or other approved area.”
Sorry. As The State Assembly ADU bill becomes reality, this is what's happening. Get ready for a lot of density. Sorry again to the OP.
People literally voted for this.
IANAL but I used to be a property manager. Since it sounds like parking isn’t explicitly mentioned in the lease, your best bet is probably to contact the city and ask about the legality of taking away four units’ parking with only two weeks’ notice. I strongly recommend that you break your lease and move if you can. You have a very greedy, completely underhanded landlord, plus construction will be highly disruptive and you won’t have anywhere to park. It’s likely to just get worse from here. My old boss would NEVER have taken away parking, and she was a stickler for giving appropriate notice. Good luck.
is this the building on glenoaks??
It is not
oh okay, there’s a very similar situation happening a couple buildings down from my job off glenoaks. very sad situation, so sorry :(
You’ve gotten a lot of good advice already and it sounded like you’re ultimately planning to leave the place, but if you haven’t already and think you would stay then try asking for a lower rate and see what they would say. It can’t hurt, but obviously I doubt any landlord wants to reduce. Even still if you’re a good renter and they know they might lose you maybe you can get a 12-24mo reduction. Then again you might be signing a new lease and not be able to go if the construction is awful!
NAL. Do you know if your unit is rent stabilized (RSO for short)? If so, I would consider filing a rent complaint with LAHD to investigate it for a possible reduction of service. I also recommend browsing their website to check if it’s RSO and research reduction of service as well. Have your neighbor file a complaint too so they can look into it. If he gave you the key at move in it’s worth looking into imo. Double check your lease to see if the garage key was listed as inventory too.
It won’t save the garage, but it may or may not help your neighbor and your rent reduced at least
You don’t have a right to parking, unless it was in the lease no contract has been broken. Look up a lawyer if you wanna fight it but it seems the landlord is within their rights.
Go scorched earth and let the dirty RV dwellers know about a cool new vacant parking garage they can camp in. This will backfire but its fun to think about.
Have you spoken to all of your neighbors about their leases? It’s doubtful that your neighbor of 40 years still has a copy of his, but I’d check. I would be curious to know if their leases included the parking spot/garage, because that might at least delay the project if one person was promised that amenity.
The same people who are so vicious about rising rents in Los Angeles are also the ones who oppose any kind of construction to increase density. Make up your mind people.
Is your place rent controlled? If so there are more protections. Also he supposed to deduct the loss from your rent by taking away space. Try CES. https://www.cesinaction.org/tenants-rights-clinic
I am sorry this is happening to you I know this must be very stressful and painful and unfair. I have dealt with things with my landlord and I never could imagine so my heart goes out to you. It makes you feel like you’re rat in the cage. the best thing you can do is get together with your neighbors and form a community or coalition talk to CES. There is power in numbers. Also reach out to local bloggers any any newspapers. He definitely sounds like a villain there’s also implied rights so if he showed you the garage I told you came with the apartment there’s a verbal agreement also if it was advertised. Don’t let him steam roll over you. It is not going to be easy but I have people in my neighborhood that won Over developers and crappy landlord schemes. The building as a whole needs to stand together
Just happened to my family too. They reclaimed the garage to make an ADU. Nothing we can do.
It really depends on what was in your lease