Photo of Talya Gulezyan

Talya Gulezyan is an associate in the Real Estate, Land Use and Environmental Practice Group in the firm's Los Angeles office.

Effective February 1, 2021, the California Legislature and Governor Gavin Newsom approved  Senate Bill (“SB”) 91 – Eviction Protection and Relief Act in further response to the ongoing COVID-19 pandemic.  In essence, SB 91 extends core tenant protections established by August 2020’s Assembly Bill (“AB”) 3088,[1] but also establishes the State Rental Assistance Program, provides rental assistance for landlords and tenants, and closes existing loopholes in AB 3088.
Continue Reading California Legislature Extends Residential Eviction Moratorium and Implements Rental Assistance Program for Landlords and Tenants

City of Los Angeles apartment owners recently lost their bid in Federal Court to halt the application of Mayor Eric Garcetti’s eviction moratorium[1] and rent freeze ordinance[2] (the “City Moratorium”). Senior United States District Judge Dean D. Pregerson ruled on November 13, 2020 that the apartment owners had failed to show “irreparable harm” because (a) there was no immediate threat of foreclosure, and (b) the City Moratorium appeared to be “imminently reasonable” in the context of the unprecedented pandemic.[3]

Continue Reading Federal Judge Blocks Eviction Moratorium Challenge by Los Angeles Apartment Owners

Late last week, in an effort to control the increase of COVID-19 cases and stabilize the overwhelming hospital systems,[1] California Governor Gavin Newsom announced a new Regional Stay At Home Order (December Order) based on Intensive Care Unit (ICU) bed capacity.  Under the December Order, if the available ICU capacity dips below 15% in any of the 5 designated regions, said region will be placed into a stay-at-home order.  Such order will go into effect at 11:59 p.m. following the day the region hits the ICU threshold, and will continue until the region’s total available adult ICU bed capacity is greater than or equal to 15% projected over 4 weeks.  If the December Order is in effect in a region, it supersedes any conflicting terms in other California Department of Public Health order, directive or guidance.  Once the stay-at-home order lifts for any impacted region, the December Order will no longer apply and each county in said region will be assigned to a tier based on the Blueprint for a Safer Economy.
Continue Reading Regional Stay at Home Order Implemented in California

Due to the recent surge in COVID-19 cases, the Los Angeles County Department of Public Health (“L.A. Public Health”) announced that all outdoor and indoor dining at restaurants, breweries and wineries will be restricted, effective November 25, 2020 at 10:00 p.m., while take-out, drive thru, and delivery services may continue (“Order”).
Continue Reading Los Angeles County Restricts In-Person Dining Due to Surge in COVID-19 Cases

While the results are yet to be certified, it is clear, a week after Election Day, that Californians have rejected both Proposition 15 – The California Schools and Local Communities Act of 2020 (“Prop. 15”)[1] and Proposition 21 – Rental Affordability Act (“Prop. 21”).[2]  Despite this most recent response from the electorate, it is likely that real property tax “reform” and rent control will continue to be a topic of conversation during the next legislative cycle and appear on future ballots.
Continue Reading California Voters Reject Ballot Measures Related to Rent Control and Property Tax

During the eleventh hour of the 2020 legislative session, the California Legislature approved 2 significant bills in response to the COVID-19 pandemic with the potential to have far-reaching ramifications for mortgage servicers.
Continue Reading Residential Eviction Protections and California Consumer Financial Protections Pass Muster During 2020 Legislative Session

The California Legislature has passed AB 1482 providing for comprehensive statewide residential rent control and eviction protections and sent it to the Governor for signature, which is expected. Commencing January 1, 2020, AB 1482 prohibits a landlord of a residential property from increasing the gross rental rate more than five percent (5%) plus the percentage change in the cost of living, within a 12-month period. AB 1482 also requires a landlord to evict a tenant only for “just cause” if the tenant has occupied the property for more than 12 months. AB 1482 will be effective only until January 1, 2030.  However, AB 1482 also contains exemptions from the rent cap and just cause eviction provisions.
Continue Reading Statewide Residential Rent Control Passed In California