Court
Orange County Superior Court
Section 07 · Agency Proceedings
Agency Proceedings
A neutral, public-record listing of active regulatory, enforcement, and complaint matters arising out of the conduct documented in this case file. Nineteen distinct files across six jurisdictional categories — including the Monday, May 18, 2026 mailing of the PC § 134 Referral Package to the Huntington Beach Police Department and the Orange County District Attorney.
19 Active Files
§ 134 Package · Mon 5/18/2026
No Finding Has Been Made
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Civic Disclosure
Notice to Named Parties
Any of the agencies, intake offices, and enforcement bodies listed in this section may, in the ordinary course of their work, reach out to persons named in this case file. This page exists in part as a courtesy advance disclosure to those named persons, so that no contact arrives without context.
Agency intake is a customary part of how regulatory bodies do their work. Letters arrive in the mail. Investigators leave business cards. Examiners place calls. Each of these is a professional, public-service activity carried out by people doing important work, and the plaintiffs welcome it.
The plaintiffs remain available to provide additional documentary context to any agency that finds it useful. The plaintiffs do not contact named parties directly about agency matters — any contact regarding intake comes from the agency itself. If a named party receives such contact, it is the agency, not the plaintiffs, who is on the other end of it.
The discipline of this page is informational. No agency outcome is characterized or predicted. No statement on this page should be read as a determination of any kind. The substantive review of each matter is the work of the agency that holds it.
Doing the right thing is its own reward. The plaintiffs publish this disclosure in that spirit.
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Timeline Discipline
Every filing on this page carries an explicit date of submission. Filings precede dispositions; dispositions arrive when they arrive. This page does not reorder events to fit later facts. The chronology shown is the chronology that was lived.
The work of building the documentary record was done before any agency disposition could shape it. The dates anchor what was published and submitted when — not retrospective rationale, but a record made in real time and offered for review in the order it was made.
The plaintiffs have submitted complaints and referrals to multiple California and federal regulatory bodies with jurisdiction over aspects of the conduct documented in this case file. This section lists those proceedings at the level of public identification appropriate to the type of matter: state license complaints are identified by assigned case number; federal reports are identified by report number; federal investigative contacts are noted generally without personnel identification.
This section provides counsel with an orientation to the landscape of active matters. It does not assert any outcome or characterize any agency’s position. No finding has been made. Status of each matter is as of the date noted.
Recent submission activity. Three recent mailing runs anchor the present posture of this section.
April 2, 2026 — nine certified letters dispatched in a single mailing run, addressed to: three Department of Real Estate channels in connection with the Hanson Le pre-complaint (the Pre-Complaint Desk, the Supervising Special Investigator, and the assigned Enforcement Investigator); three Huntington Beach Police Department channels through the chain of command (the office of the Chief, the office of the Assistant Chief, and the Professional Standards Unit) in connection with the supplemental review of HBPD Internal Affairs Matter AI 26-0003; the Federal Bureau of Investigation Los Angeles Field Office at 11000 Wilshire Boulevard, Los Angeles, California 90024; the United States Department of Housing and Urban Development Office of Inspector General at 451 Seventh Street SW, Room 8256, Washington, DC 20410; and the California Department of Insurance, attention Commissioner Ricardo Lara, at 300 South Spring Street, Los Angeles, California 90013.
April 25, 2026 — eleven certified letters dispatched as an expanded packet, with each recipient receiving a single letter together with the shared evidence chain. The expanded packet added three Washington, DC federal recipients to the prior eight: the United States Postal Inspection Service at 475 L’Enfant Plaza SW, Washington, DC 20260; the United States Department of Justice Civil Rights Division, Housing and Civil Enforcement Section, at 950 Pennsylvania Avenue NW, Washington, DC 20530; and the Consumer Financial Protection Bureau at 1700 G Street NW, Washington, DC 20552.
Monday, May 18, 2026 — PC § 134 Referral Package mailed via USPS Registered Mail with Return Receipt Requested to two recipients: the Huntington Beach Police Department, addressed to the office of the Chief; and the Orange County District Attorney, addressed to Hon. Todd Spitzer. The package presents a catalog of instruments evaluated under California Penal Code § 134 (preparation of false or ante-dated instruments for use in proceedings), with companion citations to Penal Code §§ 115 and 132. Registered Mail tracking numbers are recorded with each card below and become public on this page once postmark is confirmed.
Each agency listed below is identified at the level of public record appropriate to the type of matter. Personnel assigned to specific files are not named on this page; counsel reviewing this case file may request identifying information through appropriate channels.
§California Department of Real Estate
California Department of Real Estate — Anna Ly
Los Angeles Enforcement Office
Subject: Anna Ly (DRE Lic. #01894348)
Brokerage: Sun Realty and Management
Matter Number
1-24-0513-010Date Opened
2024
Complainant
Yulia Gasio
Agency Address
320 W. 4th Street, Suite 350, Los Angeles, CA 90013-1105
Scope
Real estate licensee conduct relating to the 2022 tenancy at 19235 Brynn Ct., Huntington Beach, including: (a) property management representations made during the tenancy; (b) the April 22–23, 2022 pre-move-in modification sequence in which Document A (executed April 21, 2022) was superseded within forty-eight hours by Document B (executed April 23, 2022) following a text message from the listing agent characterizing a term of Document A as having been “left out to make it easy for you” and a same-morning email from the same licensee proposing a “revised lease contract” restoring the omitted term and adding a $1,000 pet deposit — see Section 5, Stages 2022-A, 2022-B, and Document B; (c) the August 2024 Move Out Clearance Report executed by the same licensee. Supplementary public-records verification materials supporting the licensee attribution of the April 22, 2022 text have been developed subsequent to the original filing and are available for agency review upon request.
California Department of Real Estate — Pre-Complaint
Subject: Conduct arising from the 2024 lease and its execution
Matter Number
1-26-0304-002Stage
Pre-Complaint Review — intake acknowledged March 6, 2026.
Scope
Licensee conduct surrounding the April 26, 2024 executed lease, including the direction of rent payments to a Wells Fargo account in the broker’s personal name and related broker representations. See Section 5 of this case file.
California Department of Real Estate — Dennis Allen Rosas
Designated Officer of the corporate licensee
Subject: Dennis Allen Rosas (DRE Lic. #00602101)
Corporate Licensee: Stratton-LFCA Inc. (DRE Corp. #02211662) d/b/a Berkshire Hathaway HomeServices California Properties
Stage
Complaint filed.
Scope
Designated officer responsibility under California Business & Professions Code § 10145 (broker trust-fund handling) and the supervisory duties of the designated officer of the corporate licensee under whose authority the 2022 and 2024 leases at 19235 Brynn Ct. were executed and the tenant rent payments routed.
California Department of Real Estate — Angie M. Sandoval
Branch manager, Berkshire Hathaway HomeServices California Properties
Subject: Angie M. Sandoval (DRE Lic. #01130478)
Stage
Complaint filed.
Scope
Branch-manager supervision and notice questions, including the receipt by the branch manager, on June 25, 2024, of a direct-notice text channel addressing the May 30, 2024 cashier’s-check tender and related conduct — eight days before the unlawful detainer complaint was filed in this matter.
§California State Bar
California State Bar — Under Formal Review
Subject: Conduct of counsel during unlawful detainer proceedings
Stage
Under Formal Review by the California State Bar Enforcement Division. No finding has been made.
Scope
Attorney conduct relating to the plaintiffs’ representation during the unlawful detainer matter and subsequent proceedings. Cal. R. Prof. Conduct 1.1 (competence), 1.3 (diligence), and 1.4 (communications with client) may apply.
California State Bar — Complaint Regarding Opposing Counsel
Subject: Conduct of plaintiff’s counsel of record in the unlawful detainer action
Stage
Complaint filed. Under review.
Scope
Attorney conduct relating to the service and prosecution of the unlawful detainer action. Cal. R. Prof. Conduct 3.3 (candor toward the tribunal) and 8.4 (misconduct) may apply. See Section 3 and Section 6 of this case file for the underlying documentary record.
§Federal Reports and Referrals
Federal Trade Commission
Consumer Sentinel Report
Report Number
194449713Scope
Consumer protection report arising from the restructured lease, payment architecture, and related representations. The FTC is a collection and referral agency; individual consumer reports are aggregated and made available to law enforcement through the Consumer Sentinel Network.
Internet Crime Complaint Center (IC3)
Federal Bureau of Investigation
Report Filed
December 2025
Scope
Federal internet-crime complaint relating to electronic communications and wire transfers connected to the restructured lease and subsequent proceedings. 18 U.S.C. § 1343 (wire fraud) and § 1341 (mail fraud) are the customary statutory frameworks for IC3 referrals of this type.
HUD Office of Inspector General
U.S. Department of Housing and Urban Development
Stage
Complaint filed. Intake confirmed.
Scope
Federal housing complaint relating to tenancy-termination conduct and handling of tenant funds by a federally registered broker.
Federal Bureau of Investigation — Los Angeles Field Office
Investigative Contact
Stage
Contact established. Status not further characterized on this site.
Scope
Referral concerning wire transfers, the handling of a USPS Certified Mail tender (see Section 4), and related conduct. Specific case numbers and personnel identifications are not published on this site; counsel may request identifying information through appropriate channels.
U.S. Postal Inspection Service
Mail fraud and mail theft jurisdiction
Stage
Report filed. Status not further characterized on this site.
Scope
Report relating to USPS Certified Mail tracking #9534914882764149935944 — the certified mailing of the May 28, 2024 cashier’s check to Berkshire Hathaway HomeServices, delivered May 30, 2024 and signed for at the broker’s office. See Section 4 for the documentary record. 18 U.S.C. § 1341 and § 1708 are the customary statutory frameworks for postal matters of this type.
U.S. Department of Justice — Civil Rights Division
Housing and Civil Enforcement Section
Submission
Certified mailing of April 25, 2026 to 950 Pennsylvania Avenue NW, Washington, DC 20530.
Scope
Federal fair-housing referral. 42 U.S.C. §§ 3604 (discrimination in residential rental on protected grounds, including national origin and disability) and 3617 (coercion, intimidation, threats, or interference with the exercise of fair-housing rights). Anchor: a senior, limited-English-proficient named occupant on the executed lease was not served with the Three-Day Notice; the post-eviction conversion of the property to short-term-rental use was at a rate approximately 122 percent above the rent the family had been paying.
Consumer Financial Protection Bureau
U.S. federal consumer-finance jurisdiction
Submission
Certified mailing of April 25, 2026 to 1700 G Street NW, Washington, DC 20552.
Scope
Federal consumer-finance referral. 15 U.S.C. § 5481 et seq. Anchor: routing of eighteen documented residential-rent transfers through a personal Wells Fargo account in the name of an individual real-estate licensee — rather than a broker trust account established under California Business & Professions Code § 10145 — in connection with a residential tenancy at 19235 Brynn Ct., Huntington Beach.
§Fair Housing
Fair Housing Council of Orange County
Santa Ana · 2021 East 4th Street, Suite 122, Santa Ana, CA 92705
Submission
Received May 11, 2026 via online intake at
fairhousingoc.org/contact/.Disposition
Jurisdictional redirect to Fair Housing Foundation. The City of Huntington Beach administers its fair-housing service contract through Fair Housing Foundation in Long Beach. The redirect is on jurisdictional grounds, not on the merits.
Scope
Federal Fair Housing Act 42 U.S.C. §§ 3604(b), 3604(c), and 3617; California Government Code § 12955. Anchor: a Ukrainian-origin household member named as authorized occupant on both the 2022 and 2024 executed leases was not separately served and was dropped from the document chain across the Three-Day Notice and the Unlawful Detainer Complaint — observed across the named-tenant narrowing from lease to notice to move-out to complaint.
Status
Closed at this agency by jurisdictional redirect. First-filing-date anchor preserved at May 11, 2026; substantive review proceeds at Fair Housing Foundation.
Fair Housing Foundation
Long Beach · fair-housing service for the City of Huntington Beach under Community Development Block Grant contract
Stage
Pending re-filing per the May 11, 2026 redirect from Fair Housing Council of Orange County. First-filing-date anchor: May 11, 2026.
Intake
fairhousingfoundation.com · (562) 989-1206 · (800) 446-3247Scope
Federal Fair Housing Act 42 U.S.C. §§ 3604(b), 3604(c), and 3617; California Government Code § 12955; California Civil Code §§ 1567, 1942, 1950.5, 1953, and 1162; California Business & Professions Code § 17200. Anchor: the named-tenant narrowing of a limited-English-proficiency household member across the document chain from the executed lease to the Three-Day Notice to the Move-Out Clearance Report to the Unlawful Detainer Complaint. See Sections 2 and 6 of this case file for the documentary architecture.
§California State Regulatory
California Department of Insurance
Consumer complaint intake
Stage
Complaint filed.
Scope
Complaint relating to insurance and bonding obligations of a licensed California real estate broker operating through a franchised brokerage.
§Local Enforcement
Huntington Beach Police Department — Internal Affairs
Matter AI 26-0003
Matter Number
AI 26-0003Initial Disposition
Concluded at the Internal Affairs level with a finding of “Unfounded” on February 18, 2026.
Supplemental Review
Supplemental review through the department’s chain of command was opened by certified mailings of April 2, 2026, addressed to the office of the Chief, the office of the Assistant Chief, and the Professional Standards Unit.
Underlying Submission
A 162-page evidentiary binder was physically delivered to the department on July 3, 2025, establishing the documentary record on which the original report was based.
Scope
Matter arising from the handling of plaintiffs’ report regarding conduct surrounding the tenancy termination.
Huntington Beach Police Department — PC § 134 Referral
Criminal referral · addressed to the Office of the Chief · separate from Internal Affairs Matter AI 26-0003
Submission
PC § 134 Referral Package mailed Monday, May 18, 2026 via USPS Registered Mail with Return Receipt Requested. Registered Mail tracking number becomes public on this page once postmark is confirmed.
Statutory Frame
California Penal Code § 134 — preparation of any false or ante-dated book, paper, record, instrument in writing, or other matter or thing, with intent to produce it, or allow it to be produced for any fraudulent or deceitful purpose, as genuine or true, upon any trial, proceeding, or inquiry whatever, authorized by law. Companion statutes: Penal Code § 115 (offering false or forged instrument for filing or recording) and Penal Code § 132 (offering forged document in evidence).
Scope
Catalog of instruments prepared and offered or used in the unlawful detainer proceedings — including the Three-Day Notice to Pay Rent or Quit (June 21, 2024), the Move-Out Clearance Report (August 5, 2024, DocuSign envelope F5D247C2), the Ly Construction Invoice #2412 (August 14, 2024, dated nine days post-clearance), and related instruments. The doctrinal frame and the documentary analysis are set out at the intent page of this case file.
Posture
Distinct from Matter AI 26-0003. That matter is an Internal Affairs review of departmental handling; this referral is a criminal referral concerning conduct by parties other than HBPD personnel.
Status
Pending disposition.
Orange County District Attorney
Real Estate Fraud Unit / General Intake
Prior Stage
The initial referral to the Real Estate Fraud Unit was returned in March 2026 on jurisdictional grounds — the unit retains matters involving recorded-document fraud, and the present matter does not involve recorded documents as the primary conduct. The return was on jurisdictional grounds, not on the merits.
Current Posture
Pending resubmission to general intake, supported by the supplemental documentary record developed since the initial referral — including the structural-fingerprint analysis of the Three-Day Notice (see the companion instrument-authorship page) and counsel’s own published cure-window directives in the Evictions Procedures for Unlawful Detainers set against the conduct documented during the cure window.
PC § 134 Resubmission
PC § 134 Referral Package mailed Monday, May 18, 2026 via USPS Registered Mail with Return Receipt Requested, addressed to Hon. Todd Spitzer. Statutory frame: California Penal Code §§ 134, 115, and 132. The package presents a catalog of instruments evaluated under Penal Code § 134 (preparation of false or ante-dated instruments for use in proceedings). The companion Anna Ly letter and the Ly Construction supplemental letter accompany the resubmission. Registered Mail tracking number becomes public on this page once postmark is confirmed.
Status
Resubmission mailed; pending disposition.
Notes on this section
The existence of a filed complaint, report, or referral is a matter of public fact for the complainant. Each matter listed above was initiated by the plaintiffs. Active investigations are not characterized by agencies as pending unless and until the agency itself publicly so characterizes them; this section reflects plaintiff-side filings and intake, not agency conclusions.
Personnel names, direct phone numbers, and direct email addresses of investigators and examiners assigned to specific matters are not published on this site. Counsel reviewing this case file may request identifying information through appropriate channels.
Scope of this section. This section presents the existence, agency identity, and general scope of regulatory and enforcement matters initiated by the plaintiffs. The plaintiffs assert no conclusion as to the outcome of any matter. No statement on this page characterizes an agency’s position or predicts any future action. The documentary record supporting each filing is organized throughout this case file and is available for counsel’s independent review. No finding has been made.