Real Estate Law | Civil Litigation | Consumer Protection

In a sweeping lawsuit with major implications for tenant rights and housing enforcement, California Attorney General Rob Bonta has filed a civil suit against real estate investor Swaranjit “Mike” Nijjar, his family, and their property management firm, PAMA Management. Filed in Los Angeles County Superior Court on June 12, 2025, the complaint accuses the defendants of operating one of Southern California’s largest—and most dangerous—rental housing networks, consisting of over 22,000 units.

The state’s case alleges systemic violations of tenant protection laws, racial and income-based discrimination, and repeated failures to maintain basic living standards, characterizing the enterprise as a “slumlord empire.”

Key Allegations

The complaint, the product of a three-year investigation by the California Department of Justice, outlines a litany of alleged abuses:

• Uninhabitable conditions, including rodent and roach infestations, exposed wiring, sewage backups, and collapsing ceilings.
• Discriminatory practices targeting tenants who receive federal housing vouchers (Section 8), in violation of California’s Fair Employment and Housing Act.
• Retaliatory rent increases and evictions, particularly against tenants who filed complaints or organized for improved conditions.
• Systemic negligence in properties across Los Angeles, Riverside, and San Bernardino counties.

“No Californian should be forced to live in squalor while their landlord profits,” AG Bonta stated at a press conference.
“This lawsuit sends a clear message: We will hold landlords accountable when they exploit tenants and flout the law.”

Legal Claims and Relief Sought

The State is bringing the case under a variety of statutory authorities, including:

• California’s Unfair Competition Law (UCL),
• The Health and Safety Code,
• The California Government Code, related to anti-discrimination in housing,
• Civil Code provisions protecting tenants from harassment and retaliation.

The lawsuit seeks:

• Injunctive relief to halt the ongoing violations,
• Appointment of a receiver to manage affected properties if necessary,
• Restitution and civil penalties, potentially amounting to tens of millions of dollars.

Context and Broader Impact

This lawsuit arrives amid a growing movement in California to confront substandard rental housing conditions and increase state-level enforcement against negligent or predatory landlords. While local housing authorities often lack the resources to pursue large-scale enforcement, the Attorney General’s Office has signaled a new, more aggressive approach to corporate landlord accountability.

“The scale of this litigation is unprecedented, but so is the scale of the alleged harm,” said Maya Lopez, a tenant attorney with Public Counsel.
“We are watching the state flex its authority in ways that could become a model for other jurisdictions.”

The case has garnered national attention as it intersects with broader concerns around affordable housing access, racial equity, and gentrification pressures in high-cost urban centers.

PAMA and Nijjar’s Response

As of this publication, neither Mike Nijjar nor PAMA Management has filed a formal response to the complaint. However, in prior media reports, company representatives have denied wrongdoing, attributing issues to aging infrastructure and claiming they have worked cooperatively with local code enforcement agencies.

Legal experts expect a strong defense contesting the scope of liability and challenging the state’s evidence linking management practices across the large portfolio.

Conclusion: Looking Ahead

The outcome of People of the State of California v. PAMA Management et al. could reshape the legal landscape for landlord-tenant litigation in California. If the state prevails, it may open the door to increased regulatory oversight of large property owners and prompt a reassessment of landlord compliance strategies throughout the real estate industry.