Los Angeles Tenants Sue Landlord Over Alleged Years of Unsafe Living Conditions

Lawsuit alleges widespread code violations, mold, vermin infestations and repeated failures to address hazards at downtown apartment building

LOS ANGELES — A group of low-income tenants has filed a lawsuit against the owner of a downtown Los Angeles residential building, alleging years of unsafe and unhealthy living conditions despite repeated warnings from city inspectors and multiple enforcement actions.

The lawsuit, filed in Los Angeles County Superior Court, accuses Pacific Investments I & M LLC of failing to maintain a large apartment building at 601 S. Spring St. in a habitable condition, exposing residents to mold, pest infestations, plumbing failures, fire safety hazards and other serious defects.

Eleven tenants, including one minor, joined the complaint, alleging the company knowingly allowed dangerous conditions to persist while continuing to collect rent from residents, many of whom are low-income tenants living in rent-stabilized units.

The landlord has not yet responded to the allegations in court.

Tenants cite years of violations

According to the complaint, city inspectors documented dozens of code violations between 2022 and 2026, including defective plumbing, water leaks, mold, electrical hazards, broken trash chutes, pest infestations and malfunctioning emergency systems.

The lawsuit alleges that repeated inspections by the Los Angeles Housing Department and Los Angeles County public health officials resulted in citations, repair orders and enforcement proceedings, yet many violations remained unresolved for months or years.

In one major inspection conducted in 2023, city officials identified numerous violations in both residential units and common areas. Subsequent re-inspections allegedly found dozens of those violations remained uncorrected.

The complaint further alleges that the building was ultimately referred for enforcement action and placed into the city's Rent Escrow Account Program, commonly known as REAP, a mechanism used when landlords fail to address serious housing code violations.

Allegations include mold, vermin and health impacts

Tenants describe a range of recurring problems, including chronic water intrusion, mold growth, bedbug and cockroach infestations, rodent activity, damaged windows and doors, defective electrical systems and unsanitary common areas.

Several plaintiffs allege they suffered health consequences linked to those conditions, including respiratory issues, skin irritations and emotional distress. One tenant says she was forced to leave the building because of health and safety concerns.

The lawsuit also alleges that management ignored tenant complaints, failed to perform adequate repairs and continued deficient pest-control efforts despite ongoing infestations.

Broader questions about housing conditions

The case highlights persistent concerns about housing conditions in aging multifamily buildings across Los Angeles, where tenants and housing advocates have increasingly turned to litigation after years of code enforcement efforts failed to secure repairs.

For the residents at 601 S. Spring St., the lawsuit argues that the problem extends beyond isolated maintenance failures. Instead, tenants contend the building's conditions reflect a prolonged pattern of neglect that city inspectors repeatedly documented but that management allegedly failed to correct.