Commission Addresses Tenant-Landlord Dispute at 948 Hilldale Avenue

The West Hollywood Rent Stabilization Commission recently tackled a contentious appeal involving tenant Jorge Velasquez and landlord Paolo Del Vecchio at 948 Hilldale Avenue, weighing allegations of neglected repairs against claims of resolved issues and tenant obstruction. The commission’s decision to affirm parts of a hearing examiner’s ruling while sending others back for further review showed the complexities of enforcing housing standards under the city’s rent stabilization ordinance.

Velasquez filed the appeal after a November 6, 2024, decision granted him a $182 monthly rent reduction for issues like broken windows, damaged screens, and a faulty electrical outlet, but denied relief for other complaints, including a non-working heater, mold under the kitchen sink, and improper utility billing. He argued the examiner overlooked evidence, particularly a city code violation report, and failed to address his claim that Del Vecchio pursued an eviction lawsuit in retaliation for the rent reduction request.

Speaking at the hearing, Velasquez detailed a nine-month struggle with unresolved repairs, asserting the landlord’s inaction violated city codes. “It’s deeply troubling that a tenant’s only recourse is to engage in such a lengthy and burdensome process,” he said, citing a code enforcement notice issued after his July 2024 application. He urged the commission to remand the case for a fuller review, emphasizing the need for a habitable home.

Del Vecchio countered that many issues were fixed or exaggerated, blaming Velasquez for denying access to contractors. He claimed the heater functioned via a tenant-installed unit, the mold was merely water staining, and utility billing followed standard practice for the duplex. Del Vecchio linked Velasquez’s complaints to a lease violation dispute, noting an eviction process began before the application. “He did not raise these to me until after I provided the three-day notice to cure,” he said, suggesting the filing was retaliatory.

Legal counsel Kellen Martz presented the staff report, recommending the commission affirm the rent reductions for windows, screens, and the outlet, as they were supported by evidence within city guidelines. However, Martz advised remanding issues tied to a code violation—covering the heater, mold, ice maker, dishwasher, dryer, stairs, vanity, and gate—for the examiner to assess why the violation wasn’t addressed. Martz also flagged the utility billing issue, citing West Hollywood Municipal Code 17.32.100, which bars landlords from charging tenants for master-metered utilities without separate accounts, suggesting a refund analysis.

The commission’s discussion focused on the code violation’s omission and the utility billing oversight. Commissioner Alex Paris questioned whether remanded items return to the same examiner, with Martz confirming they typically do for consistency. No final vote is detailed in the transcript, but the proposed Resolution 25-673 indicates the commission affirmed the $182 reduction while remanding the code-related issues and utility billing for further scrutiny.

The case highlights the challenges of resolving housing disputes in West Hollywood’s tight rental market. Velasquez withdrew minor claims, like insect issues, sharpening focus on habitability. Del Vecchio’s attorney, Daniel Gutenplan, provided evidence of reimbursements for a stove and toilet, arguing the landlord exceeded lease obligations. With a next meeting set for April 24, 2025, the dispute awaits clarity on unresolved repairs and billing practices.