Jhamb v. Housing Authority of City of Los Angeles CA2/5

Filed 1/14/14 Jhamb v. Housing Authority of City of Los Angeles CA2/5 Received for posting 1/17/14 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION FIVE

NEELAM JHAMB, B237566

Plaintiff and Appellant, (Los Angeles County Super. Ct. No. BS130589) v.

HOUSING AUTHORITY OF CITY OF LOS ANGELES,

Defendant and Respondent.

APPEAL from a judgment of the Superior Court of Los Angeles County, James C. Chalfant, Judge. Affirmed. Neelam Jhamb in pro. per. for Plaintiff and Appellant. Joseph L. Stark & Associates, Joseph L. Stark for Defendant and Respondent.

Neelam Jhamb appeals the judgment entered upon denial of her Petition for Writ of Mandate, which challenged the action of the Housing Authority of the City of Los Angeles (HACLA) in terminating her “Section 8” housing benefits. Because substantial evidence supports both the trial court’s finding that Jhamb had notice of the hearing and its ruling upholding HACLA’s action, we affirm the judgment.

FACTUAL AND PROCEDURAL BACKGROUND Jhamb received Section 8 housing assistance beginning in 2001. Between 2001 and 2009, she was evicted from multiple housing units. HACLA decided to terminate Jhamb’s housing assistance based on her last two evictions. In the first of these two evictions, Jhamb’s landlord filed an unlawful detainer action alleging serious violations of the lease of the apartment located 730 S. Serrano Street #11 in Los Angeles. Jhamb was notified by HACLA that if she lost the lawsuit, she could lose her Section 8 benefits. The landlord prevailed on the UD complaint, and evicted Jhamb in early August 2007. The landlord reported that Jhamb trashed the apartment before she left, and requested that HACLA inspect the apartment to document the damage. On August 7, 2007, a HACLA inspector completed a Complaint Inspection Form, verifying the “very bad condition” of the apartment and estimating damages at “well over $1,000.” Following that eviction, Jhamb rented an apartment at 9825 Laurel Canyon Boulevard in Pacoima pursuant to a lease dated December 8, 2007. On July 13, 2008, Jhamb was served with a Three Day Notice to Perform or Quit, stating that she was in breach of the lease by committing or permitting acts specifically prohibited by the lease; committing or permitting a nuisance in, or causing damage to, the apartment; refusing the owner reasonable access to the apartment in order to make repairs; allowing trash to accumulate in patios, balconies or inside the apartment; and failing to keep the apartment in a clean and sanitary condition. The notice stated “Tenant refuses to remove trash from common areas and trash accumulation in apartment. After notice to tenant, tenant refuses entry to apartment by manager, Section 8 inspector and Health Department inspector.