Real Estate Lawyer
@SinaiLawFirm
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LA based eviction trial lawyer. Creating value for clients.
Los Angeles, CA
Joined May 2012
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Eviction Horror Story
You think the eviction for the AirBnB Tenant from Hell was bad?
All information in this post is 100% real, public information, and posted with client consent and encouragement.
This is a story about the worst case of a 'professional tenant' I came
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I just used my amazon app instead of going to urgent care to get medical help
Took me less than 20 minutes to see a NP and get diagnosed. She prescribed what I needed and I was on my way to the pharmacy. No insurance, no waiting in line.
$49 total cost
10/10 experience
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@serraotweets
this is actually an important point
you can search civil cases you can find records in court websites and 3rd party aggregators
most cases settle - over 99%. And in most settlements - the tenant vacates and the landlord agrees to seal the record, so the eviction never shows up
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4 more calls this week from buyers who did not realize they signed an exclusive buyer representation agreement while submitting an offer
buyers don't want to work with the agent anymore, but the agent/broker won't release them
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A call I get once a week:
"My landlord is harassing me, and I would like to sue"
"Can you tell me the worst thing the landlord did to harass you?"
"Landlord keeps posting eviction notices on my door and threatening to evict me"
"Did you pay the rent?"
"No"
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@jonfavs
You can't argue that 'democracy is on the ballot' while trying to push out the democratically elected nominee for president just because his polls are not good enough
It's a good argument
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This is the language of the new anti-squatter law in Florida, signed by Gov. DeSantis
If I am reading this correctly, the sheriff makes a factual determination, not the court, when evicting an 'unauthorized person'
There is no ability for the unauthorized occupant to respond
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Opposing counsel with aol email address
Gonna have to bring my A game on this one
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Squatter discourse is out of control
Two calls today from frightened landlords asking “how can you protect me from squatting?”
A: With a good lock and cameras
“No I mean when a tenant refuses to leave”
A: That’s not a squatter
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A large client of mine got an unsolicited offer to buy one of his 25 properties. Offer came in at $5.5m, slightly above the market value.
“I’m only selling for $7m, tell them that’s what I want”
I told him it will probably drive them away. “I don’t care. I don’t need to sell.
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Am I planning to buy a house any time soon? No
Am I checking Zillow every other day to see what’s available? Yes
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There is an undeniable realty in the LA housing market right now:
Median home price - $972,221
Yearly cost to own median LA home - $74,556 (mortgage+taxes+ins)
Income necessary to afford median home - $266,271.43
Median LA HH income - $76,244
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Buyer: “I want a home with the aesthetics of a parking lot bathroom from the 80s. $5m budget”
Agent: “you’re not going to believe this”
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I can confirm this is happening more and more
Getting a lot of these requests
From buyers looking to sue and sellers getting mediation demands
Homebuyers suing homesellers. How many more of these cases will we see?
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@KPRunion
why does a fiduciary relationship needs to be in fine print?
That's the point - you are signing away exclusivity for 180 days that should be in big bold letters, and with no confusion
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This is how a house looks after the tenants vacated. I represented the landlord in a residential eviction in LB.
No rent for 2.5 years
It appears that the tenants subleased rooms to randoms for profit... and rented backyard space to a homeless man who lived in a tent
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@ronnotel
great question
extreme vetting of prospective tenants (credit-bank statements-job, in that order)
be aware of what is happening on your property
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@DavidSacks
@BillAckman
David - I agree with you and bill. But can you describe a reasonable scenario in which the fed/fdic should not step in and save depositors?
When do we NOT bail out a bank?
If the answer is never - what’s the point of having fdic insurance? Let’s just insure everything 100%.
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Mold testing is a crazy business
Don’t hear people talking about it
No license required
Easy to convert leads
Competition sucks
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@saintjuicyjane
The illegal occupant removed a significant amount of the original hardwood floor and then changed it to epoxy flooring in the bedrooms
she did the work herself
we estimate the damage to the unit at around $40,000+
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Only 5 years after coming to the US, I was able to attend a top50 law school, with people much smarter than me, mostly because of my LSAT score.
LSAT is an amazing equalizer for disadvantaged/immigrant students.
If you want more diversity - rely on the LSAT more, not less
Breaking: An American Bar Association panel has voted to drop a requirement that law school applicants take the LSAT or another standardized admissions test
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Update - "The saga continues"
The legal battle for this unit is still ongoing. Since this post, the illegal tenant filed 4(!) additional motions to reverse the judgment. One of the motions was over 200 pages long. All were denied by the judge.
Through investigation, turns out
Eviction Horror Story
You think the eviction for the AirBnB Tenant from Hell was bad?
All information in this post is 100% real, public information, and posted with client consent and encouragement.
This is a story about the worst case of a 'professional tenant' I came
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@UnseriousDude_
@injuryinvestor
It was an unauthorized tenancy situation. A sublease that was not authorized by the landlord.
State and local rules have a very expansive definition of a tenant. And as you can see from the post, the city attorney's office is very aggressive. Removing squatters by force has
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I know some personally with about $40m of real estate holdings
No debt
Within 2 miles radius
No property insurance (ever)
All property held in their name, no llcs
No software
No property manager
No employees
$0 in capital improvements over 40 years
If I said everything I know
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Great moment of integrity in court today
A defendant that I evicted (and now waiting for a lockout) filed an emergency motion to stop the lockout
I called in to oppose the motion and explained to the judge that the tenant threatened to kill my client and his family (on video,
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ULA promised $900m in city revenue by imposing a 'tiny' 5% tax on every property sold over $5m
There was a fancy UCLA study and everything
Since then, sales volume plummeted by 50%
Only $142m raised in 7 months
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@NowThisIsNews1
This non profit, like others like it, offer pro-bono representation. She did not pay anything
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SF city council dedicated the public’s time to demand a ceasefire 1000s of miles away with zero authority to enforce it
While the city has an active and flourishing open air drug market, going on 20 years strong, a housing crisis, and non stop crime
Stupid leaders
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Starting in March 2024, Santa Monica will set new buyout minimums in tenant cash-for-keys agreements:
Single - $18,250
1BR - $25,150
+2BR - $34,950
Compliance with cash-4-keys regulations also expands to AB1482 tenants
More changes coming to SM very soon...
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Why the bar exam is necessary?
Here is a great example that I see everyday in my practice:
Evictions are expensive for landlords and tenants. They are hard too, so not many lawyers practice it.
What happened?
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I am willing to bet money $4,999,999 is one of the most common sale prices in city of LA
Repeal ULA
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@JulieChangRE
I think my brain is broken because this looks like it’s priced about $2m under market
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City of Los Angeles is plans to fund $68,000,000 a year for free legal representation for tenants facing evictions
Not passed yet. Guessing this will just further fund existing programs. Great for attorneys like me, bad for tax payers!
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@melissasavenko
This is the other side of the coin
Both of you are incorrect and this is why people like me and tenant lawyers have work
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FYI to all Los Angeles Landlords - your eviction notices are now public information
Last year the city of Los Angeles required every single eviction notice to be filed with the city through an online portal. This has to be done before the unlawful detainer is filed but after the
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There is objectively no squatter problem, anywhere
There is an eviction problem - it’s too long and too complicated
The amount of bad takes I’ve seen on this topic is incredible
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Evictions "cause" homelessness the same way lung cancer kills a patient after they smoked 2 packs a day for 40 years
It's a false narrative that drives harmful legislation
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@Teyrovsky
@NowThisIsNews1
I can write an even longer post on this issue
LA County and City of LA are working on 'right to counsel' - which means any tenant who is facing eviction will get free representation in court
I think that will push eviction costs to $25k+ per eviction, more if it goes to trial
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@ChefGruel
Ada has been a disaster for small business
Unfortunate that the law is designed to be enforced exactly in that way
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@baldoholdings
Of course I can't disclose that
The real numbers are all completely different as well
Let's just say that that particular lot was worth more to the buyer than anyone else at that time
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@GuyDealership
Holy crap these comments are brutal
No deals whatsoever. Looking to buy this month and I can’t even get a BMW dealer to get back to me with a quote at sticker.
Gonna just order the Model Y. Can’t compete with the value and price
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@melissasavenko
Almost anywhere in CA, even if you ignore local just cause laws - there are state laws that restrict termination for expiration of term
Many other states have restrictions too
In almost all states - a holdover tenant still have rights. You can’t just remove them as your post
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We are at the 1 year mark of LA's Just-Cause Ordinance - and it's impact on SFH/condo rentals and eviction practice in general
What is the Just Cause Ordinance?
The JCO is a new set of tenant protections passed in Feb 2023 by the city council, right before the moratorium ended.
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@yashar
Anyone in Israel running on “invading Gaza” pre 10/7 would not qualify to be a K member since they would not get enough votes. Nobody wanted this
Bibi is not a risk taker. invading Gaza was at the very bottom of everyone’s priority list. Last election Gaza was barely mentioned
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But any means - make the laws more complicated and more difficult
Horrible for society- great for me
Irrational fear of these one off cases (that are often misreported) just helps lawyers make more money
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@danny1danesh
It's a challenge telling a story without giving details that exposes the client
But you're right - there was a lot more to it
The goal of the story is to emphasize that sometimes with an unwilling seller you have to overpay, there is no other way
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I am looking to redesign my website or maybe just a facelift
what are some great examples of service-based websites that are beautiful, helpful, and easy to read?
looking for inspiration
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I would like to thank the country board of supervisors
This is going to be a very lucrative shit show. Bookmark it
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Now are they helping people? Sometimes yes.
Do they make mistakes and end up costing the client more? Yes
Is it highly illegal? Yes
The bar exam, LSAT, law school - are all necessary tools to screen this shit
A return to merit in American institutions are the best way to
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@firstrepublic
Can you comment on what kind of hedge/swap/insurance devices have you purchase on the securities that currently have unrealized losses on your balance sheet?
Clarity on this issue could help to a lot of people at this point
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@PEWilliams_
Cities have absolute zoning power - something the federal government has no power limiting or expanding
How is the federal government going to tell a local town how to expedite permitting?
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@Law_Privacy
didn't know that! Def will try next time. The pharmacy is just down the street from me so it was a 10 minute walk
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I looked him up (which took time, he gave me a fake name and fake address)
He had an active conviction for unlicensed practice of law in CA - he literally did the same thing before, got convicted, and just started a new one company right after
For $50k/month, why not?
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We might be going overboard with this
Can't see open house walk-ins signing legally binding docs to just see a house. I wouldn't sign one and no one should.
It is perhaps best practice to have all visitors (V) sign the OHNA-SI (Open House Visitor Non-Agency Disclosure and Sign-In). This will clarify that the LA is acting on behalf of the S, is not representing the V, and will identify if the V has an agent. 2/3
#Memberlegal
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I stopped doing eviction defense this year but I used to represent tenants in mostly high end leases
For every one landlord that evicts in bad faith there are about 20-25 bad faith eviction defense cases
Landlords win evictions on the merits
Tenants win on technicalities and
There is this idea that landlords are illegally evicting people and we need lawyers to stop them.
The reality is that eviction defense lawyers just delay the ability of landlords to collect rents, by years in many cases, causing huge costs to the affordable housing system.
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Worst part, by far, is the exploitation of Spanish immigrants people in LA
They advertise their services and profession in the same words that Spanish speaking immigrants use for 'paralegals' - and in those cultures paralegals are licensed to do the work. They have no idea they
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West LA is a mixed use hellscape. Show me a mix use building and I'll show you ground retail collecting dust. Wasted space.
Makes me think of a convo I had with a friend at a weeding 10 years ago. He owns an actual 'generational asset' with retail in the bottom. At the time it
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@realEstateTrent
"Dear tenant, please see attached correspondence form the agent representing you for the office lease and confirm this is your position for the lease renewal."
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Dozens of 'paralegal services' offering eviction and eviction defense services for $1000
Unlicensed, illegal, and VERY profitable
These companies are not lawyers. They fill forms for people, give legal advice, promise the sky to vulnerable clients
Example:
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@houmanhemmati
here is how going to the doctor feels like right now:
takes forever to get an appointment
I ask how much it will cost - "can't give you an answer depends on the care"
arrive on time - wait for the doctor more
appointment is never one time - never
nurse takes vitals
doctor sees
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@yashar
When I talk to older relatives it's always unqualified disdain for two things
Carter
and the country of England
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More background
Video was provided by the client and posted with her permission
The unfortunately truth - it was much cheaper for the landlord here to allow the tenants to walk than to go all the way to trial. This is true for most evictions.
No chance to collect anyway
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Eviction does not cause homelessness
Today we're establishing a right to counsel for tenants facing eviction in unincorporated LA County.
This won't completely prevent evictions—some of which are lawful and just. But it will ensure tenants have legal representation if they're faced with an unjust eviction notice.
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If landlords can only charge $2000/m for a unit that should cost $4000/m because they can't charge market rent, they will either
sell
keep unit vacant
lease it to the most qualified tenant
In none of these scenarios it will go to a "tenant who can afford a $2000/m unit"
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@AJFKDemocrat
This level of horrible is not that common
Very small amounts of tenants have this amount of self destruction
Long term, it's much better to be a landlord than a tenant. Just be a good/smart operator.
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Weird trend of RE professionals and even yimbys calling to repeal prop 13
Lots of my friends do as well. Don’t get it.
I’m going to be the last one standing on this hill - never repeal p13. The legislature will abuse the income and spend irresponsibly.
@dtmorgan18
I think we need to have a come to Jesus moment about the true reason why there’s a housing shortage in California. It’s called Prop. 13 which keeps property taxes on highly appreciated property artificially low.
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@Cernovich
One of the two people running for president is a real estate developer by trade.
If housing is going to be an issue this cycle, maybe it's a good idea to remind the voters of that fact in the debate.
Can even tie in immigration and its impact on housing demand
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New proposed changes in Santa Monica evictions
Old rule - tenant performed unauthorized work on the unit, landlord got cited = eviction
New rule - to evict, landlord has to now get a permit, obtain variance, or appeal decision first. Can't evict otherwise, even after citation
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Last year one of those shops called me and offered me referrals
They are not lawyers, so when cases get to trial they need a lawyer for the client
I asked him how many active cases he has
"about 50 a month"
He charges a flat $1000 for each client
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Last week the LA times made a decision to fire journalists to save money. A capitalist decision.
This week the LA Times tells LA voters to choose a socialists for city council.
Funny how wealthy socialists™ always make great capitalistic decisions
actions > words
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The amount of prime LA real estate bought by PI lawyers (homes, office, retail) is crazy. Real money, cash purchases
It dwarfs any other type of practice by a mile
I love what I do and I have no current plans to switch. But I do think about it at least once a week
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@ruthierentals
Might be a hot take but I don’t think police should remove them. They are not equipped to make that call if a person is a tenant or not
Obvious cases of transients or criminals just taking shelter aside - if we circumvent the legal process and go straight to police action, I can
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Recent eviction result: (all start dates are the day we served the 3-day notice to pay or quit):
23 days - summons/complaint served on the tenant
53 days - first trial date (delayed)
62 days - second trial date (judge was going to rule against us but allowed us to submit extra
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The answer - TRUE
California Landlords (and HOAs!) cannot restrict a tenant's right to open a child day care in their living apartments (Health & Safety Code § 1597.41)
Tenants can have up to 12 kids in the day care
There is a licensing requirement
Can't raise the rent if
True or false
If a tenant wants to open a day care in their CA apartment the landlord can't legally stop them
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@realEstateTrent
For anyone that thinks to bring up "why are you going around the agent" - let me stop you right there.
Any duty owed to the agent to respect the communications with the client dies when the agent is only looking for themselves.
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$292,066/y is top 20% income in LA, at least according to this article
So basically, if you are making top 20% income in one the wealthiest cities in the world, killing it at your job or business
congrats - you can afford a median priced home
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