Landlords Convert Renters' Parking Into Apartments

Landlords in Los Angeles are converting tenant garages into accessory dwelling units. State law SB 1211, effective since January 2025, permits these builds on multifamily lots. The statute restricts local agencies from requiring replacement parking when units are constructed in previously non-liveable spaces.

Tracey Ellis, 70, lives in a rent-stabilized building near the Sunset Strip. Her landlord, Alex Goodson, notified residents that a three-bedroom unit will be built over their garages. Ellis, who uses a cane, says the 20-foot walk from her apartment to the garage is difficult. She relies on the parking spot to reach doctor appointments and the grocery store. Goodson stated in a statement that the goal is to add homes without taking from long-term residents. He said parking will return after construction finishes.

Critics argue the law displaces vulnerable residents. Larry Gross, executive director of the Coalition for Economic Survival, reports seeing more cases almost every week. He noted that many seniors and disabled tenants cannot compete for street parking. Matthew Lewis of California YIMBY, a co-sponsor of the bill, said housing needs outweigh parking needs. He suggested the city provide subsidies or improved paratransit for affected tenants.

City planning officials said they are sympathetic to tenants but cannot override state law. They noted that many tenants would qualify for rent reductions. A lawsuit filed in Los Angeles County Superior Court challenges permits for a Hollywood building. The suit argues that converting 20 parking spaces into nine units changes lease terms unilaterally. A judge halted construction in May while the case proceeds. The city attorney's office maintains that tenant protections do not prevent conversions mandated by state law.

Karen Numme, 83, in Silver Lake, faces a similar situation. Her landlord plans to build two units over her garage. Numme sued in September, claiming violations of fair housing and disability laws. Her attorney, Frances Campbell, said the landlord should build but not at the expense of older residents. Numme pays $1,333 monthly for her rent-stabilized unit. She has requested a reasonable accommodation for the loss of parking.

State Assemblymember Nick Schultz plans to review the law for unintended consequences. He said the bill may need reconsideration if it displaces people. The California Department of Housing and Community Development advised landlords and tenants to consult residential lease laws. The state law does not specify which parking spaces qualify for conversion. Former State Senator Nancy Skinner, the original sponsor, did not respond to requests for comment.

Ellis fears she will have to move if her landlord's plans proceed. She was offered a $100 monthly discount to offset the parking loss. She said the amount does not cover the cost of rides she would need instead of driving. She has requested a parking accommodation from Goodson but has not heard back. Goodson said he takes California fair housing and disability laws seriously and is working with residents who asked for accommodations.