Law Office of David Piotrowski

Law Office of David Piotrowski We represent landlords with eviction cases. Contact us to begin the tenant eviction process.

The Law Office of David Piotrowski represents landlords in Los Angeles county, Ventura County, Santa Barbara County, and Orange County.

05/31/2026

LA has spent over $300 million on Inside Safe, passed a billion-dollar tax increase, and increased funding year after year. So what do we have to show for it?

A report has shown that the total unsheltered population was little changed between December 2024 and January 2026, but rough sleeping has increased by 20%. Rough sleeping (no tent, vehicle or other shelter when sleeping) is at a 4-year high. Rats are swarming encampments. And the people who actually need help are worse off than before.

Rough sleeping is a huge problem. The government isn't solving homelessness. They're just trying to make it harder to see and more dangerous for the people living it. Data shows rough sleepers have worse health outcomes, more substance use issues, fewer phones, less documentation, and less contact with caseworkers than people in tents. So the city removed the visible problem and created a worse one in its place.

Meanwhile, LAPD released footage of rats swarming through encampments near West Olympic Boulevard. Residents and business owners report a frustrating cycle: report to 311, crews clear the area, people return within hours.

Inside Safe moved some people into hotels - but the LA Times found 40% returned to homelessness. The program costs over $300 million and counting.

This is what happens when policies focus on clearing streets instead of actually solving problems. When "sanitation" becomes displacement. When accountability metrics measure tents removed instead of lives changed.

LA voters approved Measure A - a permanent half-percent sales tax increase - expecting results. Instead, they're getting the same dysfunction with a bigger price tag.

We need policies that actually work. Not just programs that look good in press release with cherry-picked data while making the problem worse.

Remember this when you vote. LA's current mayor and city council are not doing a good job. Change is needed.

Sources:

https://www.rand.org/pubs/research_reports/RRA4903-1.html

https://spectrumlocalnews.com/ca/california/homelessness/2026/04/22/inside-safe-mayor-bass-la-times-report-

https://www.cbsnews.com/losangeles/news/lapd-officers-clear-rat-infested-homeless-encampment-in-pico-union/

https://laist.com/measure-a-explained-keeping-up-with-la-countys-homelessness-initiative

05/30/2026

Many landlords wait too long to file an eviction after a tenant stops paying rent. I get it - you want to give your tenant a chance. But when non-payment becomes a pattern and excuses pile up, delay only costs you more.

Here's what many landlords don't realize: every month you wait is another month of lost rent you'll likely never recover. Even if you win a judgment for back rent, collecting on it is a whole different battle.

The eviction process has built-in delays - court dates, mandatory notices, potential continuances. When you add your own hesitation on top of that, a 2-month problem becomes a 6-month problem.

My advice: Be compassionate but decisive. If a tenant can't pay after a few days, have a direct conversation about their plan.

Be ready to begin an eviction within a few days of not receiving the rent. Don't wait.

Protecting your investment isn't cruel - it's necessary.

05/30/2026

Many landlords wait too long to file an eviction after a tenant stops paying rent. I get it - you want to give your tenant a chance. But when non-payment becomes a pattern and excuses pile up, delay only costs you more.

Here's what many landlords don't realize: every month you wait is another month of lost rent you'll likely never recover. Even if you win a judgment for back rent, collecting on it is a whole different battle.

05/29/2026

Spencer Pratt: "When I am Mayor, I will direct LAPD to treat unauthorized occupants as criminal trespassers. I will partner with the City Attorney for 72-hour expedited removals via streamlined unlawful detainer courts, and we will eliminate the menace of professional squatters."

Want to read more?

https://spencerpratt.substack.com/p/the-phantom-housing-crisis

05/29/2026

For LA city and unincorporated LA county landlords. Have you been sending copies of your notices to terminate tenancy to the appropriate government agency?

LA City: https://housing.lacity.gov/eviction-notices

LA County:https://dcba.lacounty.gov/wp-content/uploads/2023/04/Proof-of-Service.pdf

05/28/2026

New rules from HUD could impact landlords and tenants when it comes to emotional support animals.

Effective immediately, only animals individually trained to perform disability-related work or tasks will qualify for extra protection. This means landlords who previously had to accept ESAs in no-pet buildings or waive pet fees are no longer required to do so under federal enforcement.

HUD says the change will free up resources to focus on legitimate cases rather than fraudulent ESA claims. Critics warn thousands of disabled tenants, including many veterans with PTSD, could face eviction if they can't prove their animals are trained service animals.

The Fair Housing Act itself hasn't changed. But HUD has decided to stop enforcing ESA protections and apply the stricter ADA service animal standard to housing cases.

Landlords should understand the new federal standard, but keep in mind California has their own laws as well. Always consult with legal counsel before making changes to your accommodation policies.

Do you charge tenants a late fee if they don’t pay rent by the due date?If yes:- How do you calculate the amount?- How m...
05/28/2026

Do you charge tenants a late fee if they don’t pay rent by the due date?

If yes:

- How do you calculate the amount?
- How much leeway (grace period) do you give before imposing the late fee?

If your tenant stops paying rent, how long do you wait before serving them with a 3 day notice? Days? Weeks? Months?
05/27/2026

If your tenant stops paying rent, how long do you wait before serving them with a 3 day notice? Days? Weeks? Months?

05/26/2026

If government wants to make it more difficult to evict for no-fault reasons, then government should make it easier to evict for at-fault reasons.

For example, if the government wants to impose relocation fees and a longer eviction process for substantial remodel evictions, the government should balance this by making it easier to evict for at-fault reasons such as non-payment of rent by removing restrictions, roadblocks, and delays that are common with all evictions, including at-fault evictions.

05/26/2026

Whenever government passes a tenant-friendly law, they should be required to pass a landlord-friendly law to balance it out.

Or just make all laws fair and balanced from the start.

When you stack regulation after regulation in favor of tenants, you don't create fairness. You create market distortion, housing problems, and drive out the small landlords who actually care about their tenants.

Balance isn't too much to ask for. It's the bare minimum for a functional rental market.

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28005 Smyth Drive, Suite 180
Valencia, CA
91355

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Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm

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