Thousands of homes have been lost in the Los Angeles fires. More have been damaged or coated in soot and ash.

Many of those who lost homes — temporarily, or permanently — are renters. What comes next for those tenant households has generated a lot of confusion. Other L.A. renters outside the burn areas are also worried about new rent increases or pressure to move out.

“We were already in a shortage of units, and now that shortage has just gotten even greater,” said Matthew Calcanas, an attorney with the Legal Aid Foundation of Los Angeles. “There’s a lot of tenants who are concerned.”

LAist reporters spoke with housing rights experts to produce this guide for tenants and landlords about the legal protections, responsibilities and next steps involved in recovering from the fires.

We are not lawyers, and this guide will inevitably miss some of the specific problems you may be encountering. If you need further help, tenant rights experts recommend you reach out to StayHousedLA.org, a publicly funded coalition of local legal aid organizations.

Rent and deposits

If I paid January rent, will I get it back?

This will depend on the extent of the damage to your unit.

If your home was destroyed, California law says your lease is canceled. Your landlord can keep the portion of rent you paid for the days you were able to live in your unit. But the landlord must give back the rest of this month’s payment. The same applies if your unit was damaged to the point of uninhabitability, and you choose to terminate your lease rather than wait for repairs.

However, if your home suffered minor damage, you still owe rent. The L.A. County Department of Consumer and Business Affairs says you should push your landlord to make necessary repairs. But as long as the unit is livable, your obligation to pay rent stands.

Will I get back my security deposit?

If your rental unit was destroyed in the fires, the rental contract is no longer valid and your landlord must give back your deposit.

“ Within 21 days of a tenant moving out, the landlord has to get the security deposit back to you,” said Abid Aziz, a tenants’ rights attorney with the Aziz Yellin law firm. A landlord cannot reduce your deposit if the unit was destroyed, he added.

Aziz said if the landlord refuses to give back your deposit, you can sue them in small claims court.

Damage and relocation costs

Can I get help with relocation costs?

This depends on many factors, such as your insurance coverage, your eligibility for federal aid, and any potential obligations your landlord may have.

If you have renters insurance, check your policy for what’s covered under loss of use and additional living expenses. Then file a claim to get what you’re owed.

If you don’t have renters insurance, you can apply for federal aid through FEMA.

If neither of those options work, it’s possible that your landlord may be required to cover your relocation expenses, but only in certain circumstances.

If your unit was completely destroyed, your landlord does not need to pay relocation assistance, according to the county Department of Consumer and Business Affairs.

If your unit was damaged, but able to be occupied after necessary repairs, your landlord may be on the hook for your temporary relocation costs.

Part of this depends on where you live. The city of L.A.’s rent control program exempts landlords from the obligation to pay relocation assistance in the event of a natural disaster.

Alisa Randel, an attorney with Public Counsel who works on housing issues, said it’s possible that in other areas, such as Pasadena and Altadena, landlords of certain properties may be legally obligated to cover a tenant’s relocation expenses while repairs are carried out.

“It’s complicated,” Randell said. “All of these jurisdictions have similar, but different wording in important ways.”

Whatever situation you fall into, tenant attorneys say you should be keeping receipts for any temporary lodging and other additional expenses you incur as a result of being displaced.

What about damage?

If my home was damaged, who is responsible for repairs?

Your landlord owns the property and is responsible for fixing damage to that property.

If your possessions — like your furniture, clothing, artwork or other personal items — were damaged, you’ll have to deal with those losses yourself. But damage to the building, and any issues from the fires that affect the home’s habitability, are up to the landlord to fix.

“Landlords are required to maintain their rental properties in habitable conditions,” said Amy Tannenbaum, an attorney with Public Counsel. “One of the requirements of the law is that the building grounds have to be kept clean, sanitary, free from accumulations of debris, filth, etc. We read that to cover things like ash and soot.”

If your landlord is telling you they don’t want to file a claim with their insurance company to fix smoke damage in your unit or clean up common areas full of soot — maybe because they’re afraid of their policy getting dropped in the future — that does not absolve them of their responsibility to maintain a clean, livable home in exchange for your rent.

“Insurance or pay out of pocket, that’s on them,” Randell said. “That’s a you problem for the landlord.”

Evictions

Are eviction cases on hold because of the wildfires?

No. The L.A. City Council has delayed voting on a proposed eviction moratorium connected to the fires. That proposal now faces an uncertain future at City Hall.

For now, if a landlord files an eviction lawsuit against you, including for unpaid rent during the wildfires, and you fail to respond to the filing or show up for hearings, your landlord could win the eviction by default.

“If there is an eviction case that a tenant is currently part of, they still do need to go to court,” Kaimi Wenger, an attorney with the Inner City Law Center, said. “If a tenant has been subject to an evacuation order, they could petition the court for a continuance.”

Tenant advocates say an online resource called the Tenant Power Toolkit can help you draft a response to any eviction filed against you.

Can I be evicted if I let new people and pets into my home?

Gov. Gavin Newsom issued an executive order Friday to temporarily prohibit L.A. County landlords from filing evictions against renters who take in new roommates who were displaced by the fires, even if their leases would normally ban those additional occupants. Newsom’s order will remain in effect until March 8, 2025. 

 The L.A. City Council also voted this week to draft a new ordinance that would enact new protections against eviction for renters who take in unauthorized roommates and pets who were displaced by the fires.

 Even with those protections, Wenger said, some landlords could try to serve you with a notice, which is why it’s critical to know your rights.

“ There are definitely unscrupulous landlords who have dollar signs in their eyes and who are thinking, ‘If I can evict my existing tenant for any particular reason that I can find, then I can jack up the rent and rent to one of these new displaced people for a larger amount of money,’” Wenger said.

Can my landlord evict me to rent to someone willing to pay more?

No, they cannot. Under various state and local tenant protections, landlords need “just cause” to evict you, Aziz said.

“ They can’t just evict you just because somebody’s willing to pay more,” he said. “That’s not a just cause.”

Landlords can always begin eviction proceedings against you if you do not pay rent, violate your lease agreement or use the unit for illegal activity.

Can my landlord evict me to bring in someone displaced by the fires?

This is one possibility that tenant rights attorneys are anticipating. Landlords generally have the ability to evict existing tenants when they intend to move into a unit themselves, or to move in a relative. If the landlord, or one of their family members, was displaced by the fires and now wants to occupy your unit, this does generally constitute a “just cause” for eviction.

However, your landlord most likely cannot demand that you leave immediately. Local tenant protection laws, and the state’s Tenant Protection Act, provide timelines for owner move-ins. Under the state law, tenants who have lived in their units for at least one year must be given at least 60 days’ notice of any owner move-in.

In this situation, your landlord will also likely owe you some amount of relocation assistance. Under the state law, you’re entitled to one month’s rent. Under local rent control laws, that amount can be much higher — as high as $25,700 in the city of L.A.

Be sure to get the name of the person your landlord plans to give your unit. If the landlord or their relative doesn’t move into your unit within 90 days of you leaving, and stay there for at least one year, the eviction is illegal under the state law and you are entitled to return at your previous rent.

Rental rates and rights

Can my landlord raise my rent because of the fires?

The short answer is no — your landlord cannot massively jack up your rent because of the fires. Under Gov. Gavin Newsom’s emergency declaration, any rent increase of more than 10% from pre-disaster levels constitutes illegal price gouging.

However, your landlord can still raise your rent by smaller amounts, as they normally would be allowed to do in any given year — at least for now (more on that below).

How much your landlord can raise your rent depends on whether you’re covered by local rent control, a state tenant protection law or other legal limits. Read LAist’s guide to local rent hikes to find out what rules apply in your home.

The L.A. City Council recently delayed voting on a proposal to freeze rent increases for the next year because of the impacts of the fires. It is possible, but by no means guaranteed, that in the near future, state or local lawmakers could pass further restrictions on rent increases.

What are my rights as I look for new housing?

There’s no way to sugar coat this: Your search for new housing will likely be difficult.

Landlords are allowed to ask for market rate rents on vacant units under the state’s Costa-Hawkins Rental Housing Act. If you haven’t had to search for a new rental home in a long time, those market rates may appear shockingly high.

Then there’s the issue of rampant spikes in asking rents — well above typical market rates — despite the ban on price gouging that was triggered by Newsom’s declaration of a state of emergency around the Palisades Fire.

To be clear, it is illegal for landlords to be demanding double-digit increases from the rents they were asking before the fires. Under the governor’s emergency declaration, any price increase of more than 10% compared to pre-disaster prices is illegal price gouging.

Tenant rights advocates have been collecting hundreds of examples of listings with massive post-fire jumps in asking rent.

The state attorney general says he is preparing cases against landlords who are allegedly breaking the law. If you see instances of suspected rent gouging in your search for a new home, read this LAist story to learn how to report it to prosecutors.

Housing vouchers and rent control

What if I’ve been using a housing voucher?

Programs like the federal Housing Choice Voucher program (also known as Section 8) help low-income tenants cover the cost of housing they otherwise could not afford. If you’re a voucher holder and your rental home just burned down, the good news is that you should be able to use that voucher to pay for another unit elsewhere.

“They’re what we call portable,” said Tannenbaum, the Public Counsel attorney. “You can take them to different landlords.”

However, finding a landlord who will take your voucher could be a drawn-out process. Because many landlords are hesitant to rent to voucher holders, tenants can search for months without success.

But you should know that discrimination against voucher holders is illegal in California. If landlords ever turn you away because of your voucher, or tell you they do not take Section 8, tenant rights advocates say you can file a complaint with the California Civil Rights Department.

What if my home was rent controlled?

Under various local rent control ordinances, specific protections against evictions and large rent increases apply to the unit — not to the tenant.

“Unfortunately, yes, if that unit is lost then you’re also losing those protections that you had in that particular residence,” said Calcanas, the attorney from Legal Aid Foundation of L.A..

Housing policy experts in L.A. say tenants who lived in their units for many years, paying below market rates, are likely to struggle paying for the going rents in other units today.

“They may be looking at a possibly over $1,000 difference in the amount they’re paying in rent now versus the amount they’ll need to pay in the future,” Calcanas said.