The Gasio Mirror · A Free Press Publication
Evidence Index
Investigator Evidence Package · Public
Gasio v. Tran et al. · 30-2024-01410991-CL-UD-CJC
Public Case File · Numbered Chronology
Exhibits indexed
125 numbered · 81 dated · 10 reserved
Span of record
2022 – 2026
Citation
By number — e.g. “#19”
Posture
Documentary · Allegation framing
Public Case File · The Evidence · Numbered for Reference

Evidence Index

The documentary record of Gasio v. Tran et al., ordered as a chronology and numbered so any item can be cited by its number. Most entries link to the exhibit itself. Items whose face reproduces raw banking data are shown with the full description and the link REDACTED — those originals are held by all parties and available to investigators on request. No finding has been made.

How to cite. Every exhibit carries a permanent reference number — cite it as #19. The number is the human-facing handle; the EX-### tag is the evidence anchor of record. Numbers are permanent. The index was numbered once, in chronological order, and locked: #19 always means the same document. Any exhibit added later — or any undated entry that is later dated — keeps its place in the sequence and appends at the end rather than re-sorting, so no citation ever moves.
How to read this index. Pull first — case-turning items; start here. High value, redacted — described in full; link withheld (raw bank data on face). Available — described and linked. Redaction removes the click-through only; every item’s description stays, and every original is held by all parties.
Protected activity. A lime flag marks an alleged protected activity under Cal. Civ. Code §1942.5 (e.g., a habitability complaint, or a DRE / City-Attorney complaint). Anchor: the adverse action is the 6/21/2024 three-day notice; the rebuttable-retaliation presumption runs 180 days from each activity date (window shown per item). Allegation framing; no finding has been made.
Alleged retaliatory act. A fluorescent-green flag marks an alleged unlawful action taken against a protected activity — an adverse act (e.g., the 3-day notice, the unlawful-detainer filing) occurring within the Cal. Civ. Code §1942.5 window that follows a protected activity (lime). The lime shield and the green act read as cause and effect. Allegation framing; no finding has been made.
2022

2022 · Move-in, Lease & Condition of Record

17 exhibits
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
2023

2023 · Renewal, Wire-Fee Dispute & Agent Disengagement

11 exhibits
18
WIRES2023-01
Wf posted wires to phat tran 2023 01 thru 2024 06 extended ledger REDACTED · original held by all parties · available to investigators on request
19
20
21
22
23
24
25
26
27
28
WIRES2023-06
Wf posted wires to phat tran 2023 06 thru 2024 06 incl C1 C3 REDACTED · original held by all parties · available to investigators on request
2024

2024 · Coercion, Notice, Payment & the Eviction

38 exhibits
29
30
31
32
33
34
35
36
37
WIRE2024-04-19
Wire detail C1 2024 04 19 5000 to acct 9166 memo new lease 24 one payment at 5000 REDACTED · original held by all parties · available to investigators on request
38
39
40
41
42
43
44
EX-0952024-05-11
PROTECTED ACTIVITY · §1942.5
Rent-extension demand asserting tenancy rights (to Ly / Le) — 41 days before the 6/21/24 three-day notice · statutory protection window through 11/07/24.
45
DRE2024-05-12
PROTECTED ACTIVITY · §1942.5
DRE complaint filed (conf. 4355260266) — 40 days before the 6/21/24 notice · protection window through 11/08/24.
46
47
48
49
50
51
CHECK2024-05-28
Cashiers check 0084411044 2024 05 28 4338 48 bhhs 26of37 purchaser copy REDACTED · original held by all parties · available to investigators on request
52
EXHIBIT2024-05-28
Composite 2024 05 28 wf cashiers check 4338 48 bhhs 26of37 tran plus usps receipt four mailings preview res REDACTED · original held by all parties · available to investigators on request
53
EX-1262024-05-28
PROTECTED ACTIVITY · §1942.5
Notice to successor property manager (Ethos) — 24 days before the 6/21/24 notice · window through 11/24/24. [Protected character depends on letter content — confirm.]
54
LETTER2024-05-28
PROTECTED ACTIVITY · §1942.5
Huntington Beach City Attorney habitability / mold complaint — 24 days before the 6/21/24 notice · protection window through 11/24/24.
55
56
DRE2024-06-12
PROTECTED ACTIVITY · §1942.5
DRE complaint acknowledged (Investigator Nguyen · 1-24-0513-010) — 9 days before the 6/21/24 notice · protection window through 12/09/24.
57
NOTICE2024-06-21
ALLEGED RETALIATORY ACT · §1942.5
3-day pay-or-quit notice served 6/21/24 — within 180 days of the protected activities (4/5–6/12/24); §1942.5 rebuttable retaliation presumption; rent was current (C1 wire 4/19/24). Alleged retaliatory act.
58
59
60
WIRE2024-06-28
Wire 2024 06 28 5350 wf review transfer C3 REDACTED · original held by all parties · available to investigators on request
61
62
63
UD2024-07-03
ALLEGED RETALIATORY ACT · §1942.5
Unlawful-detainer (UD-101) e-filed 7/3/24 — inside the §1942.5 window, following the protected-activity complaints. Alleged retaliatory act.
64
65
66
2025

2025 · Post-Judgment Tender & Referrals

6 exhibits
67
68
EX-033-a2025-04-05
2025 04 05 cashiers check 0084411978 clerk of court payment under protest voided non negotiable REDACTED · original held by all parties · available to investigators on request
69
70
CHECK2025-04-22
Cashiers check 0084412016 2025 04 22 5338 48 tran and silverstein under protest ups receipt REDACTED · original held by all parties · available to investigators on request
71
REFERRAL2025-07-01
PROTECTED ACTIVITY · §1942.5
Law-enforcement complaint (HBPD multi-agency referral) — 2025, post-judgment · statutorily protected activity, outside the 2024 notice-timing band.
72
2026

2026 · Agency & Service of Record

3 exhibits
73
74
75

Undated · date or attribution pending

36 exhibits
76
77
78
79
80
81
82
83
84
BHHS2024-05-30
PROTECTED ACTIVITY · §1942.5
Berkshire / BHHS legal notice — complaint signed-for 5/30/24 — 22 days before the 6/21/24 notice · protection window through 11/26/24.
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
WIRE
Wire memo draft payment 27of37 plus sms no problems paying you REDACTED · original held by all parties · available to investigators on request
112
EX-0932025
2025 (proposed) amended judgment — Silverstein letterhead #86466, pre-filled caption 30-2024-01410991, blank judge-signature line; recites 2/25/2025 non-jury trial ($4,325 + $500 fees + $500 costs). Composite includes the 6/28/24 C3 wire, cashier’s check 0084412016, and UPS receipt. Simulated legal process (§1692e(9)) and mail-fraud predicate. Allegation framing; no finding made. REDACTED · original held by all parties · available to investigators on request

Appended after index lock · dated in-entry, placed by number

6 exhibits
113
EX-1282024-04-02 – 04
Tran Apr 2–4 2024 native e-mail thread — “computer broken” DocuSign stall while assuring Gasio he was kept as lessee; canonical native version. Link pending upload.
114
EX-1292024-04-08
Email 4/8/2024, Gasio → Hanson Le (hansonle@bhhscaprops.com), subject “19235 Brynn Cy … lease extension.” Transmits resident identification for all three occupants (Michael, Yulia, and Tetyana Zvyagintseva); encloses the prior C.A.R. Form EL extension (env. D50B5641 — 2022-lease reference, RCJC rent-cap / just-cause box, marked VOID) plus a new DocuSign to sign; Gasio flags that Tetyana was omitted from the renewal and requests her reinclusion (“this is her residence”); asks that signing wait until Hanson’s vacation ends. REDACTED · resident IDs on face · held by all parties · available to investigators on request
115
EX-1302024-04-04 / 04-19
Phat Tran SMS thread (multiple captures), spanning the 4/4/2024 manager handoff and the 4/19/2024 rent wire. (1) 4/4/2024 2:46 PM — Phat names “the manager is Hanson Le, he will contact you soon” (principal’s own written handoff to the successor manager; corroborates #35). (2) Gasio’s contemporaneous message — “We are filling out new paperwork … understand one at old lease $5,000 then new payment $5,350 … I want [to] keep paying early” — fixing the rent transition in the tenant’s own words ($5,000 old rate → $5,350 new rate) and the tenant’s stated intent to pay ahead; corroborates the #37 C1 wire memo and the rent-current posture. (3) 4/19/2024 11:51 AM PT — Wells Fargo confirmation: wire successfully submitted, To: Landlord, Amount $5,000.00, wire fee $0.00 — sender-side corroboration of the C1 payment recorded at #37. REDACTED · source-account tail and available balance appear on the confirmation face (Gasio’s own financials) — crop before publishing · link pending upload
116
EX-1312024-04-30
SMS thread, 4/30/2024, Gasio → Phat Tran (owner), completing the Apr-30 sequence. Tenant reports uncured conditions and a repair reversal: the dishwasher was not repaired (the manager and his technician were unable to fix it ~two weeks earlier and said he would contact the owner for a replacement); the manager then relayed that the owner would not approve a replacement (towel bars approved in its place); and screens, a broken window, pipes, and the kitchen remained unaddressed — the owner directed the tenant to contact the manager directly. Tenant states he blocked the manager (US-mail only, no further texting) and purchased the dishwasher himself at Home Depot after the wait. Measured tone, no profanity; expresses disappointment at the owner reversing position again. Distinct from the 2022 pre-tenancy dishwasher-billing matter. Allegation framing; no finding has been made. Link pending upload.
PROTECTED ACTIVITY · §1942.5
Alleged protected activity — tenant’s habitability complaint to the owner (broken window / pipes / prior mold), 4/30/24 — ~52 days before the 6/21/24 notice · window through 10/27/24. [Newly identified this session — confirm; framed on the habitability items, not the dishwasher.]
117
EX-1322024-04-03
SMS 4/3/2024 12:37 PM, Gasio → Phat Tran — tenant reports he has received no text, message, or call from the new manager and asks Phat for the manager’s number, noting unknown numbers do not ring through. Documents the tenant chasing contact and the awaited DocuSign during the stall window; corroborates EX-128 (#113) and #34. Header shows the Phat thread later blocked by the tenant. Link pending upload.
118
EX-1332024-04 · nd
Property-manager (Hanson) text, multiple captures — the first informal / unofficial notice of the owner’s changed position and the full renewal-terms message. Opens: “Also Michael, I just talked with the owner Dr. Phat Tran and we would like to inform you about our renewal lease term as follows:” — the “we / our” framing states a joint owner-and-manager position, the manager presenting as the owner’s agent, not the tenant’s (cf. Anna Ly’s March-2023 disclaimer of representation; rent later made payable to Le personally). Terms stated: “review and sign our renewal lease agreement — one year lease agreement (12 months) — start date 6/1/2024 — rent rate $5,350/month”; separately in the same thread, “renewal rent rate $5,350 effective 5/1/2024,” “market rent $5,500–$5,800/month,” and the lease “will be expired 5/1/24.” The message also asks “what bank do you use? So I can provide you my bank account number” for the transfer — soliciting rent to the manager’s own account (cf. the personal-payee and no-trust-account questions, §10145). Flag 1 — “12 months” by its own words, ~13 months in effect: the message styles the term a “one year lease agreement” (12 months), yet the rate “effective 5/1/2024” against a “start date 6/1/2024,” with the old lease “expired 5/1/24,” pushes the arrangement across ~13 months and leaves May 2024 disputed — the month paid at the old $5,000 rate (C1, 4/19 wire). Flag 2 — renewal vs. novation: called a “renewal” in its own words but delivered as a full new lease (new form, rent $5,000→$5,350 (~7%) against the RCJC rent-cap addendum at #91, a dropped occupant, and a changed payee) — continuity-of-2022-protections question. Written terms from a licensed/bonded broker, of the kind a tenant reasonably relies on. Send date not on the capture (content places it early-mid April 2024); header shows the thread later blocked. Allegation framing; no finding has been made. Link pending upload.

Medical strand · records sealed (vault-only)

7 placeholders
Sealed medical. These entries mark the plaintiff’s treating-provider strand by specialty and city only. The plaintiff is a 100% disabled senior with documented cardiac and anxiety/panic conditions under active medication; the aggravation / eggshell strand is asserted openly. The underlying records are protected health information — held vault-only, never served from this host, produced to the court or investigators on request. Links are inactive by design. Allegation framing; no finding has been made.
119
EX-134various
Cardiology — Fresno (provider 1 of 2). VAULT-ONLY · records sealed · no public file · produced to court / investigators on request
120
EX-135various
Cardiology — Fresno (provider 2 of 2). VAULT-ONLY · records sealed · no public file · produced to court / investigators on request
121
EX-136various
Cardiology — San Pedro. VAULT-ONLY · records sealed · no public file · produced to court / investigators on request
122
EX-137various
General Practitioner — Newport Beach (noticed heart irregularity; referred to Hoag). VAULT-ONLY · records sealed · no public file · produced to court / investigators on request
123
EX-138various
Cardiology — Newport Beach (Hoag). VAULT-ONLY · records sealed · no public file · produced to court / investigators on request
124
EX-139various
Psychology — Huntington Beach (provider link 1 of 2). VAULT-ONLY · records sealed · no public file · produced to court / investigators on request
125
EX-140various
Psychology — Huntington Beach (provider link 2 of 2). VAULT-ONLY · records sealed · no public file · produced to court / investigators on request

Reserved · slots held open

10 blank
EX-141
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-142
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-143
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-144
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-145
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-146
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-147
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-148
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-149
Intentionally left blank — reserved slot, held open (evidence ongoing).
EX-150
Intentionally left blank — reserved slot, held open (evidence ongoing).

Notice to reader · scope and disclaimers

This index is a public-interest evidence catalogue assembled and published by Michael A. Gasio, plaintiff pro se in Gasio v. Tran et al., Orange County Superior Court Case No. 30-2024-01410991-CL-UD-CJC. The plaintiff is not an attorney; nothing here is legal advice.

Each numbered entry is a primary document — a contract, bank record, email, text message, court filing, photograph, or public record — preserved in the case file and reproduced at the linked file. Every characterization is an allegation. No statement here is a determination that any named person committed a crime, violated a statute, or breached a duty; those are reserved to counsel, agencies, and the courts. No finding has been made. Cal. Evid. Code §913 — no adverse inference is drawn from any party’s silence.

Published in the exercise of rights protected by the First Amendment, Article I, Section 2 of the California Constitution, California Civil Code §47(d), and the Noerr-Pennington doctrine.