| 2022‑05‑01 |
Photo evidence of mold and water intrusion |
Photos show mold growth in Huntington Beach unit: cabinet rot, bathroom floor rot covered by a second laminate layer, and bedroom ceiling leaks. |
Tenant (Gasio) |
habitability, mold, water‑damage, evidence |
| 2022‑01‑01 (approx) |
Broken dishwasher & persistent mold from move‑in |
Dishwasher broken from move‑in. Ongoing mold issues despite tenant complaints. |
Owner (Tran) |
habitability, repair‑failure |
| 2022‑01‑01 (approx) |
Threat email: payment demands, credit reporting, $500 fine |
Message attributed to agent Anna Ly: “Owner did not get paid… pay early or it will affect your credit report and $500 fine.” |
Agent (Anna Ly) |
collection‑threat, rent, communications |
| 2023‑03‑01 |
Email disputing contract changes |
Email: “Gasio you may not change the contract we signed.” |
Agent (Anna Ly) |
contract‑dispute, communications |
| 2023‑05‑01 |
Contractor repairs for wet wall & cabinets |
Owner sends contractor 5‑6 days to repair wet wall and cabinets; A/C plug rusted through in wall. |
Owner (Tran) |
repairs, mold, habitability |
| 2024‑02‑22 |
DocuSign lease extension through May 2024 |
Email from Anna Ly sending DocuSign extension contract through May 2024. |
Agent (Anna Ly) |
lease‑extension, contracts |
| 2024‑03‑28 |
Owner states tenants can stay; repairs still undone |
Owner Tran says tenants may stay; dishwasher still broken and mold not remediated; tenant indicates intention to hire company. |
Owner (Tran) |
habitability, negotiations |
| 2024‑04‑19 |
$5,000 electronic deposit to owner's private account |
$5,000 e‑deposit sent with memo “New lease 24 one payment at 5000” to owner’s private account. Marks start of Year 3 lease. |
Owner (Tran), Tenant (Gasio) |
payment, year3, funds‑routing |
| 2024‑05‑13 |
Agent Hanson Le invokes Fifth in HBPD investigation |
Hanson Le takes the Fifth and states “I no longer represent you.” in response to HB Police Dept real‑estate fraud investigation. |
Agent (Hanson Le), HBPD |
police, representation, investigation |
| 2024‑05‑28 |
Paper check mailed to BHHS office |
Only paper check mailed by tenant; addressed to “Manager”; signed for by “H.” at BHHS HB Office. |
BHHS HB Office, Agent (Hanson Le) |
payment, mail, receipt |
| 2024‑05‑30 |
USPS confirmation of envelope received at BHHS |
USPS delivery shows envelope received at BHHS; signature “H.” logged. |
BHHS HB Office |
mail‑proof, receipt |
| 2024‑06‑21 |
Check not cashed; police refuse to intervene |
Tenant discovers check not cashed; Huntington Beach Police classify matter as civil—“come back if you win”. |
HBPD, Tenant (Gasio) |
police, payment‑status |
| 2024‑06‑21 |
Three‑day notice lists one occupant despite three on contract |
Notice to Pay Rent or Quit names only 1 occupant though written lease lists 3 occupants. |
Owner (Tran), Eviction Counsel (Silverstein) |
notice‑defect, eviction |
| 2024‑06‑28 |
$5,350 wire rent paid outside contract; second payment demanded |
$5,350 wired to Tran outside the original lease terms; tenant pressured for second payment within 3 days. |
Owner (Tran), Tenant (Gasio) |
payment, double‑demand, pressure |
| 2024‑06‑28 |
Payment memo: “Payment for July 2024 one of 3 contracts” |
Tenant’s payment description says: “Payment for July 2024 – one of 3 contracts.” |
Tenant (Gasio) |
payment‑memo, context |
| 2024‑07‑27 |
Inspection report: carpets clean; mold confirmed |
City inspector reports no pet‑urine damage; mold confirmed. Occurs approx 3 days before alleged tenant ‘fleeing’. |
City Inspector, Tenant (Gasio) |
inspection, mold, damage‑claims |
| 2024‑07‑31 |
Letter re: demurrer hearing |
Eviction counsel Rosiak sends letter confirming representation regarding demurrer hearing. |
Attorney (Rosiak) |
court, representation |
| 2024‑08‑06 |
Letter stating “matter is resolved” |
Attorney Rosiak’s letter claims litigation resolved though contested by tenant. |
Attorney (Rosiak) |
court‑filings, misrepresentation |
| 2024‑08‑11 |
Text admission: agent received rent |
Owner Tran texts that Hanson received rent; states confusion over contract. |
Owner (Tran), Agent (Hanson Le) |
admission, payment |
| 2024‑08‑01 |
Rent hike above CPI and STR listing begins |
Rent increased beyond CPI limits; alleged Short‑Term Rental listing begins. |
Owner (Tran) |
rent‑increase, STR |
| 2024‑11‑27 |
Email: attorney not retained for trial; withdrawal threatened |
Rosiak emails client stating he is not retained for trial; only via email; wrong addressee; client has medical email restriction. |
Attorney (Rosiak) |
withdrawal, service‑defect, communications |
| 2025‑01‑03 |
Withdrawal letter dated; client seeks re‑engagement |
Letter from Rosiak dated Jan 3; client emails same day requesting to finish engagement. |
Attorney (Rosiak), Tenant (Gasio) |
withdrawal, engagement |
| 2025‑01‑06 |
Client requests re‑engagement and confirms hourly rate |
Tenant requests re‑engagement form, confirms hourly billing for attorney. |
Tenant (Gasio), Attorney (Rosiak) |
engagement, billing |
| 2025‑01‑10 |
Withdrawal letter arrives just before trial |
USPS delivery of withdrawal letter occurs the Friday night before trial start. |
Attorney (Rosiak) |
withdrawal, prejudice |
| 2025‑01‑13 |
Trial in Dept C‑61; tenant proceeds pro se |
Client executes trial pro se in judicial department C‑61. |
Tenant (Gasio) |
trial, pro‑se |
| 2025‑01‑17 |
Request for attorney testimony & billing records |
Client asks Rosiak to testify regarding impaired mental state; demands complete billing; second court date timing issue raised. |
Tenant (Gasio), Attorney (Rosiak) |
testimony, billing |
| 2025‑01‑23 |
Baseline damages table updated to $299,139 |
Client updates damages calculation and documents baseline at $299,139. |
Tenant (Gasio) |
damages |
| 2025‑01‑24 |
Final demand for file return; self‑prepared court packet submitted |
Tenant demands return of file; prepares and submits self‑prepared court packet. |
Tenant (Gasio) |
records, self‑filing |
| 2025‑01‑27 |
Demand for refund; cites Carter v. State Bar |
Tenant seeks refund from attorney and cites precedent Carter v. State Bar for deficiency. |
Tenant (Gasio), Attorney (Rosiak) |
refund, ethics |
| 2025‑01‑28 |
Offer to re‑engage; damages raised to $674,275; “Felonies Against Us” draft |
Client offers new engagement; raises damages estimate to $674,275; begins drafting complaint titled “Felonies Against Us”. |
Tenant (Gasio), Attorney (Rosiak) |
engagement, damages, complaint‑draft |
| 2025‑02‑03 |
“Duty of Competence” memo to counsel |
Tenant emails “Duty of Competence” memorandum to attorney Rosiak. |
Tenant (Gasio), Attorney (Rosiak) |
ethics, notice |
| 2025‑02‑06 |
Motion for discovery naming attorney & requesting missing documents |
Tenant files motion requesting production of missing documents and naming attorney failure. |
Tenant (Gasio) |
motion, discovery |
| 2025‑02‑09 |
Malpractice claim: “Felonies Against Us” component $85,500 |
Tenant states malpractice component of damages at $85,500 in demand. |
Tenant (Gasio), Attorney (Rosiak) |
malpractice, damages |
| 2025‑02‑25 |
Hearing scheduled; counsel noticed |
Court hearing scheduled; notice served to attorney Rosiak and tenant. |
Court, Attorney (Rosiak), Tenant (Gasio) |
hearing |
| 2025‑03‑01 |
Complaints escalated to police, FBI, State Bar |
Tenant escalates complaints to HBPD, DOJ, FBI, California State Bar. |
Tenant (Gasio), HBPD, FBI, State Bar |
escalation, agencies |
| 2025‑04‑01 |
Property relisted as STR at ~$7,700/mo |
Alleged short‑term rental listing of property at approx. $7,700/month after eviction; possible basis for rent‑hike & diversion claim. |
Owner (Tran) |
STR, rent |
| 2025‑07‑27 |
Judicial review filed; Exhibit H – attorney misconduct |
Judicial review filed with Judge Hernandez; packets submitted to HBPD Lt. Randall and FBI SA Nguyen. |
Tenant (Gasio), Judge Hernandez, HBPD, FBI |
judicial‑review, complaints |
| 2025‑09‑01 |
Final consolidated damages & RICO exposure |
Provable damages estimated at $884,000–$1.03 M; potential RICO exposure $30‑40 M. |
Tenant (Gasio) |
damages, RICO |