Summary

This exhibit shows a formal acknowledgment letter from the California Department of Real Estate (DRE) dated June 12, 2024, confirming that a complaint filed by Yulia Gasio regarding Anna Ly has been assigned to Real Estate Special Investigator Tom Nguyen for review. The complaint was submitted following discovery that the owner’s daughter, Anna Ly, attempted to apply unauthorized credit checks and impose a rent increase exceeding 20% without the required written notice or consent, in violation of California rent control statutes. The notice arrived six weeks before the eviction filing and appears retaliatory for the state complaint submission after start of investigation.

Key Points

• Letter confirms active state investigation of Anna Ly for professional misconduct.
• The complaint was filed by Yulia Gasio after Anna Ly initiated an unlawful credit inquiry and rent hike exceeding 20% during an active lease year.
• Violation of Civil Code §827(b)(1) – requires 30 days written notice for rent increases under 10%, and 90 days for increases over 10%.
• Violation of Gov. Code §12955(f) – prohibits retaliation against tenants who file a legitimate complaint with a state agency no notice of incresse.
• Complaint was filed roughly six weeks before the eviction filing, establishing probable cause for retaliatory eviction under Civil Code §1942.5(a).
• The DRE letter confirms case tracking number DRE #1-24-0513-010 and official assignment to Tom Nguyen in the Los Angeles Enforcement Office.

Applicable California Law

• Civil Code §827(b)(1)-(3): Written notice and timing requirements for rent increases exceeding 10% or 20% within a 12-month period.
• Civil Code §1942.5(a): Landlords may not evict or threaten eviction in retaliation for tenants exercising legal rights or reporting violations to authorities.
• Government Code §12955(f): Unlawful to discriminate or retaliate against individuals who report housing-related violations.
• Business & Professions Code §10176: Disciplinary authority of the Department of Real Estate over licensees engaging in dishonest or fraudulent acts.
• Fair Credit Reporting Act (15 U.S.C. §1681b): Prohibits credit checks without written authorization or a legitimate business purpose related to a new application.

Legal Interpretation

The Department of Real Estate’s acknowledgment confirms a valid, ongoing investigation into potential license violations by Anna Ly. The sequence—unauthorized credit application, sudden rent increase over 20%, and eviction filing within six weeks—supports a finding of retaliatory motive by dad, the owner Dr. Tran. In civil proceedings, this letter substantiates that state enforcement action was underway at the time of the eviction, giving the court clear notice that tenant retaliation protections were triggered.

Cross-References

Timeline Node: June 12, 2024 — DRE acknowledges investigation of Anna Ly; complaint filed by Yulia Gasio.

Folder Path: /Exhibits/State_Agency_Investigations/1017.html

Tags: California DRE complaint, rent increase violation, retaliatory eviction, credit fraud, Anna Ly, Civil Code §1942.5