The record of Gasio v. Tran et al. as a dated chronology, each event tied to its exhibit. Read top to bottom, the coercion, the complaints, the payment, and the eviction line up in a single window.
Michael's first outreach discloses three adults and two dogs; the location is chosen for the dog beach and park. The dogs were known before any lease.
Anna Ly (Sun Realty — DBA expired 2015) sets a $11,375 move-in and a $1,000 pet deposit for two dogs, with written instructions to wire rent to Tran's personal Wells Fargo #1005959166 — a broker-trust bypass, in writing (§10145). The lease itself is silent on dogs.
Master lease DocuSign E1408B26; pet addendum 5D80110C; a parallel envelope BF76EC2B is later voided.
$1,000 to PHAT L TRAN, account …9166.
Kitchen tile and entry laminate photographed at move-in — non-carpet flooring, pre-existing wear. This rebuts the later $7,835 carpet charge before it is made.
A geotagged 11:39 AM photo, day of move-in, shows under-sink mold colonies.
The under-sink outlet is dead and the dishwasher is found full of water; the owner (kyphat@yahoo.com = Tran) is on notice from inception. No move-in walkthrough was conducted.
A C.A.R. Extension of Lease (env D50B5641), $5,000 to May 2024, is signed 2/22 and VOIDED 2/25 — with Yulia excluded as a recipient.
Anna Ly, in writing: “I no longer work for Phat Tran.” No managing agent of record follows.
Gasio demands a refund of wire-conversion fees and presses an early-payment posture.
Protected activities — the 4/30 habitability complaint (EX-131), the 5/11 four-party demand (EX-095), the 5/12 DRE complaint (EX-045), and the 5/28 Ethos letter (EX-126) — all fall in a tight April–May 2024 band.
The adverse acts — the 6/21 three-day notice (EX-017) and the 7/3 unlawful detainer — land 24 to 53 days later, well inside the 180-day presumption window, while rent was current (EX-009/010) and its receipt was admitted (EX-018).
Allegation framing; no finding has been made.
Gasio initiates the renewal and flags a sprinkler/driveway issue.
Tran assures Gasio he is kept as lessee, says he is too busy with his practice and will “hire the company.” Benchmark rent $4,999.
The promised extension stalls twice — “computer broken.” Michael writes he is afraid he “wouldn't have a place to live.”
Gasio asks Phat for the new manager's number; no contact has been received.
Tran: “the manager is Hanson Le, he will contact you soon.”
“Property Manager” (Hanson Le) texts from Europe (back 4/15) and demands every occupant's driver's license — re-screening a sitting tenant during the cure/renewal window.
Gasio transmits all three residents' IDs, encloses the VOID extension, and expressly asks that Tetyana — a resident — be put back on the renewal.
Hanson's terms: a “one year lease agreement (12 months),” start 6/1/2024, $5,350 — yet also “effective 5/1/2024” against an old lease “expired 5/1/24,” reaching ~13 months; market quoted $5,500–$5,800; he asks the tenant's bank and offers his own account for rent (§10145). Called a renewal, built as a novation.
A $5,000 wire, memo “New lease 24 one payment at 5000”; Tran texts back the same day acknowledging “one at old lease 5000 then new payment 5350.” Rent is current. This is the payment later denied.
The 2024 RLMM (Authentisign 46CC8725) directs rent by deposit to Hanson Le's personal account #3312943297 on the face of the lease (§10145); ¶5 admits $6,375 received; the RCJC rent-cap box is checked and the exemption left unchecked (AB 1482); sign-or-vacate by 4/28. Broker text: pay “to me instead of to the owner.”
Gasio to Phat: the dishwasher was never repaired or replaced (towel bars approved instead); a broken window, pipes, screens, and the kitchen go unaddressed. Measured tone. A §1942.5 protected activity.
“Urgent Request for Lease Extension” to Anna Ly (×2), Hanson Le, and Phat Tran; asserts the extension was offered, payment sent, no increase agreed, and terms changed after payment. Rent-current rebuttal; retaliation anchor ~53 days before the UD.
Complaint against Anna Ly, DRE #1-24-0513-010.
Home Depot: a Whirlpool unit plus install, $1,011.52 out of pocket — §1942 repair-and-deduct on a landlord-responsibility defect.
A letter to Ethos PM Gaertner encloses the cure check and the repair bill; it states Hanson confirmed $6,350 in trust funds moved to a third entity in three years (§10145), challenges the EFT mandate (Civ §1947.3), and asserts repair-and-deduct. It proves Ethos knowledge.
Cashier's check #0084411044, $4,338.48, to BHHS; USPS certified, delivered 3:43 PM, signed “H H.” Within the cure window.
An unsigned three-day notice directs payment to Tran's personal WF #1005959166 — served inside the §1942.5 window, after the complaints, with rent current.
Tran texts: “Sorry I did nt know you did pay your rent to the Hanson account.” The payment was received.
An off-contract $5,350 wire during the cure window, memo protest.
The UD is filed — 32 days into the Tran-signed term, inside the retaliation window.
A Huntington Beach inspector report finds no pet damage.
Move-Out Clearance Report — a $2,005 attorney-fee deduction and $14,548 claimed; a blank template shares the same DocuSign envelope (F5D247C2) as the executed report.
LY Construction Invoice #2412 — a $7,835 carpet claim, on flooring documented as non-carpet at move-in.
Rosiak dual-instrument — a reengagement demand and a State Bar complaint.
A non-jury trial; judgment entered.
A minute order carries three facial discrepancies, $1,893.
Cashier's check #0084412016, $5,338.48, joint Tran + Silverstein, “PAID UNDER PROTEST” — negotiated on a sole Silverstein for-deposit-only endorsement, Tran co-payee absent (§3110(d)).
Post-eviction, the unit appears as an Airbnb whole-home listing — host “Phat,” co-host “Vui” — with a Zillow photo bridge to the premises.
Tunstall PSU: the USB is refused and the matter “deemed civil.”
A nine-agency certified mailing set; FTC #194449713.
DA Spitzer §134 referral.
Hanson Le DRE Pre-Complaint #1-26-0304-002; HBPD §134 referral.