Eviction Defeated, But the Fight for Justice Continues
January 29, 2026: After a three-year battle, the three Elders who were facing eviction are staying in their home—but the victory has come at a steep cost.
Learn about this situation, the ongoing struggle,
and find out how to help
THE "BITTERSWEET" REALITY
The Human Cost of the Settlement
In our view, the power imbalance of the legal system resulted in a settlement that we consider predatory. While the Elders are staying in their home, we believe the terms highlight the severity of that imbalance:
• Relinquished Rights: Michael was compelled to sign away significant legal protections, simply to keep a roof over his head.
• ADA Concerns: The agreement includes provisions that we believe may conflict with basic ADA protections—specifically, a requirement for “legible” handwriting from an elderly and disabled tenant.
• Financial Burden: The settlement imposes a massive financial burden of over $51,000 in arrears on elderly, disabled tenants—debts that accrued while the landlord refused to accept rent payments.
• Lost Opportunity for Justice: To keep his home, Michael was forced to waive his right to pursue any legal claims regarding past grievances. This includes what we believe were serious issues that now remain legally unaddressed:
• Alleged Illegal Entries: Claims regarding unauthorized entry into his home by the landlord.
• Reasonable Accommodation Failures: Disputes over the landlord’s alleged failure to provide accommodations for his disabilities as required by law.
DOCUMENTED NEGLECT:
Safety Ignored for over 6 Years
While the landlord spent three years in court trying to displace seniors, she allowed the building to fall into a state of “Public Nuisance” as documented by the San Francisco Department of Building Inspection (DBI).
• Case #201966221: Lead paint and maintenance violations have remained unaddressed since 2019. [Link: View Official DBI Record]
• Case #202545593: Crumbling front steps and loose exterior shingles cited as a potential asbestos hazard. [Link: View Official DBI Record]
“It is unconscionable to subject elderly tenants to legal trauma while allowing documented safety violations to persist for over half a decade.”
OUR PERSPECTIVE:
A Blueprint for Displacement
This is the second time the landlord has brought a lawsuit against Michael. In our opinion, these tactics represent a disturbing trend of “predatory litigation” in San Francisco.
Why are our most vulnerable neighbors being targeted with litigation while the building they live in is allowed to deteriorate?
A Review of the Case
Eviction Attempted
Elizabeth Connell, the owner and landlord of a six-unit apartment building on Dolores Street in San Francisco, filed an eviction lawsuit against Michael Epstein and his two housemates. Mr. Epstein has lived in his rent-controlled apartment since 1977, when it was still owned by Elizabeth Connell’s parents before it became hers. All three tenants live quietly on fixed incomes and have strong ties to their community. Each has ongoing health conditions, with one having recently undergone multiple heart surgeries. If evicted, these three seniors would have likely have had to move far away from their friends and family in San Francisco. They may have been forced to live on the streets. Mr. Epstein has been in his apartment for over 45 years, and he and his housemates deserve and depend on being able to stay in their home.
Michael Epstein, Pedro the dog, Brian Harrigton, and Segundo Diaz (not pictured) faced eviction
WE ACTED QUICKLY
As Vulnerable Renters, They Needed Immediate Help
This outcome that allowed Michael and his housemates to remain in their home was achieved through the tireless support of TANC (Tenants and Neighborhood Councils) and The San Francisco Tenants Union.
In 2023, Elizabeth Connell filed a lawsuit to evict the disabled senior citizens. They fought to remain in their home for over three years. The prolonged stress and uncertainty took a serious toll on their health, exacerbating existing conditions and requiring ongoing care. Stable housing is a vital part of their well-being. The senior citizens disputed the reasons behind the eviction attempt, maintaining that the pretext provided was false. We believe that evicting elderly disabled renters with significant health challenges and limited resources is unjust. These residents deserve to age in place with dignity and security—not to be displaced from the city they have called home for decades.
Landlord’s Attorneys Delayed Trial
Delays Put Elderly Tenants at Risk
The trial was scheduled to begin October 27, 2025. Nixon Peabody, the landlord’s attorneys, filed a notice of unavailability, possibly delaying the trial by months. Michael and his housemates remained in limbo, facing continued uncertainty about their housing. Because Michael was 75 and disabled, every month of delay increased the danger that he may never have seen his day in court. The prolonged stress and uncertainty took a serious toll on their health, exacerbating existing conditions. Delays can function as pressure tactics when seniors are involved, making time itself a factor in the outcome.
Read the Notices of Unavailability filed by the landlord’s attorneys →
Waiting for justice—every delay weighs heavier on elderly tenants.
A SYSTEM STACKED AGAINST TENANTS
Meet the Landlord’s Attorneys
The landlord in this case was represented by attorneys from Nixon Peabody LLP. One of the attorneys on the case was Ashley E. Klein. According to her official firm biography, Ashley represents: Real estate developers ; Real estate investment trusts ; Property management companies ; and Landlords .
She has also presented with the San Francisco Apartment Association and the San Francisco Association of Realtors.
You can read Ashley Klein’s firm profile here: Attorney Profile.
Other attorneys from Nixon Peabody LLP have also been involved in this case at different times, including:
• Alexandra Azad: Attorney profile
• Laura L. Campbell: Attorney profile
• Jaimie Bombard: Attorney profile
Additionally, Lauren E. Jones, currently with KMTG, also represented the landlord in this case: Attorney Profile.
Read the landlord’s court filing regarding this website and their attempt to prevent discussion of the tenants’ age, health, and vulnerabilities: View Filing (PDF)
WE MUST STAY VIGILANT
Would you like to help?
Support Tenant Organizing
This fight is bigger than one household. Across San Francisco, tenants face displacement, eviction, and harassment from landlords with vast resources on their side.
In Michael’s case, the support of Tenants and Neighborhood Councils (TANC) and the San Francisco Tenants Union was invaluable. These volunteer-run organizations give their time, knowledge, and solidarity to help renters stand up to eviction and remain in their homes.
If you want to take action, please donate directly to these groups: Tenants and Neighborhood Councils (TANC) and San Francisco Tenants Union.
Your contribution will strengthen collective efforts to keep tenants like Michael housed and to resist unjust evictions throughout the city.
Please help us prevent this eviction of vulnerable seniors!
Thanks For Your Support!
Disclaimer: The content on this site represents the opinions and personal accounts of community advocates and neighbors. Documented facts are sourced from public records, including the San Francisco Superior Court and the Department of Building Inspection.