Court
OC Superior Court · Dept. C61
Twenty-two California civil counts indexed for counsel review. Each entry carries statute citation with public link, elements, documentary mapping to primary documents, controlling authority, maximum exposure, and named actors of record. Every claim is allegation. No determination of liability has been made by any court or regulatory body.
| Count | Statute | Subject | Lead actor(s) |
|---|---|---|---|
| 01 | Civ. Code §1950.5(l) | Bad-faith deposit retention — 2× security + actual | Owner; Anna Ly; Silverstein |
| 02 | Civ. Code §1942.5 | Retaliatory eviction + senior enhancement | Owner; Silverstein |
| 03 | Civ. Code §1567 | Apparent consent not real or free | Owner; Hanson Le |
| 04 | Civ. Code §1572 | Actual fraud — pre-execution representations | Owner; Anna Ly; Le |
| 05 | Civ. Code §§1710 / 1710(4) | Deceit by nondisclosure — habitability | Owner; Anna Ly |
| 06 | Civ. Code §1941.1 | Breach of warranty of habitability | Owner; Anna Ly |
| 07 | Civ. Code §1942 | Interference with repair-and-deduct remedy | Owner; Hanson Le |
| 08 | B&P §10145 | Broker trust-fund violation | Hanson Le; Rosas (DO) |
| 09 | B&P §10176 | Misrepresentation by licensed agent | Anna Ly |
| 10 | B&P §10177 | License discipline — pattern conduct | Anna Ly; Le; Sandoval |
| 11 | B&P §10159.2 | DO supervisory liability | Rosas; Tonti |
| 12 | B&P §7090 (CSLB) | Contractor failure to disclose | David Ly; LY Construction |
| 13 | B&P §17200 | UCL — three-prong predicate stack | All defendants |
| 14 | B&P §6068(d) | Attorney duty not to mislead by artifice | Silverstein |
| 15 | B&P §6128(a) | Attorney deceit — misdemeanor + civil treble | Silverstein |
| 16 | RPC 3.3 | Candor toward tribunal | Silverstein |
| 17 | RPC 8.4(c) | Dishonesty, fraud, deceit, misrepresentation | Silverstein |
| 18 | RPC 7.1 | False/misleading communications re lawyer | Rosiak |
| 19 | WIC §15657.5 | Financial elder abuse — treble + fees | All defendants |
| 20 | Civ. Code §3345 | Senior consumer multiplier — up to 3× | All defendants |
| 21 | Civ. Code §3294 | Punitive damages on fraud/malice/oppression | All defendants |
| 22 | Civ. Code §1717 | Prevailing-party fees on lease clause | Recovery against landlord |
F5D247C2-A1A9-4991-B91F-6A333347A87D, contains pre-formatted Attorney Fees deduction line of $2,005 — not enumerated in §1950.5(b)'s closed list. Total deposit credits $6,375 ($5,000 security + $1,375 other). Same DocuSign Envelope ID appears on the publicly distributed blank template at stevendsilverstein.com — chain-of-custody proven by the form's own metadata. Forensic analysis: notice.html.9534914882764149935944 delivered 5/30/2024, signed "H H" — sealed and never credited. Three-Day Notice served 6/21/2024 — within 180 days. Plaintiff Michael Gasio age 72; senior LEP named occupant Tetyana Zvyagintseva age 65+. Cure-tender chain: cure-tender.html. Habitability: habitability.html.9534914882764149935944 delivered 5/30/2024 3:43 PM HB 92649, signed "H H." Check sealed by recipient, never credited. Court Under Submission Ruling 3/27/2025 Doc ID 74522578 acknowledged tender on record.Criminal exposure on the same conduct architecture: criminal-counts.html. Federal civil counts (FDCPA, FHA, RICO, CFPA): federal-civil-counts.html. Damages scaffolding with two-senior multiplier overlay: damages.html. Primary-document evidence index with portal hyperlinks: evidence-index.html.
This portal is a public-interest case file 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 on this portal constitutes legal advice.
Every factual assertion is drawn from primary documents — executed contracts, bank records, emails, text messages, court filings, public licensing records, and public-records directory entries — preserved in the case file and referenced by source and date. Every characterization is an allegation.
No statement on this portal should be read as a determination that any named person has committed a crime, violated a statute, or breached a professional duty. Those determinations are reserved to qualified counsel, regulatory agencies, and the courts. No finding has been made.
This publication is made in the exercise of rights protected by the First Amendment to the United States Constitution, Article I, Section 2 of the California Constitution, California Civil Code §47(d), and the Noerr-Pennington doctrine.
This portal at gasiomirror.com/for-counsel/ is a curated subset of the public case file at gasiomirror.com, prepared and published pro se by the named plaintiff, Michael A. Gasio, for the convenience of reviewing counsel, regulatory examiners, and accredited investigators. The portal indexes the same primary documents preserved in the public case file, organized in the procedural intake format a reviewing partner would expect on a case-handoff folder.
Every entry is reachable from the source document, the agency file number, the bank confirmation, the postal tracking record, or the public court docket on which it rests. Every statute citation is reachable from Cornell Legal Information Institute, Justia, or leginfo.ca.gov. Every case citation is reachable from Justia or the California state-court reporter. No claim on this portal appears without one of those three citation hooks.
The portal carries the standing reservation that no determination of liability has been made by any court or regulatory body on the questions presented. The named persons are entitled to respond to the documentary record on the merits, or to remain silent on the merits and accept the documentary inference that follows from silence. Either election is on the record.
© 2026 Michael A. Gasio. All rights reserved. The contents of this portal — including the structural layout, the count entries, the documentary mappings, the citation index, and the narrative framing — are protected under the United States Copyright Act, Title 17 of the United States Code, §§101 et seq., and under the California Civil Code §§980–989. The portal is intended for mature professional audiences: licensed counsel, regulatory examiners, accredited investigators, court personnel, and reporters of court. Permission for limited fair-use citation in agency submissions, judicial filings, and professional review is presumptively granted on attribution to gasiomirror.com with capture date. Permission for bulk reproduction, derivative-work creation, or commercial use is not granted and must be obtained in writing.
Standing posture on the documentary record
The plaintiff has, throughout the twenty-one months between the August 5, 2024 vacate and the present update of this portal, maintained a documentary posture. The plaintiff has organized, preserved, indexed, and submitted the record. The plaintiff has not threatened. The plaintiff has not extorted. The plaintiff has not retaliated. The plaintiff has prepared a record of what occurred and submitted it to authorities authorized to evaluate it. That posture continues.