A parking lot confrontation that left a 74-year-old Petaluma man alleging he was grabbed and bruised by a maintenance worker has pushed tensions at one of Sonoma County’s largest senior housing nonprofits into new and troubling territory — with a police report filed and eviction-style warnings posted on tenants’ doors.
Key takeaways
- Resident Randall Dean, 74, filed a police report on April 10 alleging a PEP Housing maintenance worker grabbed his arm in a parking lot and left bruises; PEP Housing disputes the account.
- “Comply or quit” notices were posted on multiple tenants’ doors at Casa Grande Senior Apartments, 400 Casa Grande Road, Petaluma, alarming residents who see them as intimidation.
- PEP Housing — which runs 20 senior communities and roughly 700 units across California — has faced growing tenant and staff complaints since CEO Jennifer Litwak took over in August 2023.
- Former employees have raised questions about whether PEP is meeting HUD and federal tax credit obligations, including minimum resident-services requirements.
- Petaluma Police received Dean’s report; PEP says it is conducting an internal review of security camera footage.
What happened on April 10
According to the Press Democrat, Dean became involved in a heated argument with a visiting contractor in the Casa Grande parking lot. A PEP Housing maintenance worker then intervened, allegedly demanding Dean repeat what he had said and grabbing him by the arm — leaving what Dean says were visible bruises on his right arm and left hand. He filed a report with Petaluma Police that same day.
PEP Housing CEO Jennifer Litwak told the Press Democrat that the organization is coordinating with the responding officer and reviewing camera footage from the property, but found “material inconsistencies in the account that was reported to law enforcement.” No arrest has been made and no formal investigation by outside regulators has been confirmed as of publication.
A pattern of complaints under new leadership
The April 10 incident is the sharpest flashpoint yet in a dispute that has been building since Litwak replaced longtime CEO Mary Stompe — who led PEP for 19 years — in August 2023. Residents across multiple PEP properties have complained of staffing shortfalls, deferred maintenance (cited issues include roof leaks, broken laundry facilities, and inadequate heating), and reduced on-site services. When Litwak arrived, PEP had 41 employees; by early 2026 that number had dropped to 34, with six positions open. An anonymous letter circulated among residents alleged 87 percent staff turnover under the new leadership.
At Casa Grande, the 57-unit complex serves seniors with an average rent of roughly $402 per month — well below market rate, funded partly through HUD subsidies and federal low-income housing tax credits. Former PEP employees have questioned whether the organization is meeting the 190-hours-per-year minimum resident-services requirement tied to those tax credits. Litwak called tenant complaints “an absolute mischaracterization” and told the paper that PEP is modernizing and meeting all regulatory standards. Board chair Harry Coffey acknowledged the difficulty of the transition, saying, “Change is difficult for people. Especially older people.”
The tensions at Casa Grande echo broader concerns already reported at other PEP properties. This dispute follows earlier coverage of senior tenant complaints that surfaced in a 2025 Press Democrat investigation, making it part of a continuing pattern residents say has not improved.
Frequently Asked Questions
What is PEP Housing and who does it serve?
PEP Housing (formally Petaluma Ecumenical Projects) is a Petaluma-based nonprofit founded in 1978 that operates 20 senior housing communities across California, including 12 in Petaluma and several in Santa Rosa. Its roughly 700 units serve low-income seniors, with average rents around $402 per month. The organization receives federal funding through HUD and low-income housing tax credits.
What are the “comply or quit” notices tenants received?
“Comply or quit” notices are formal landlord warnings that a tenant must correct a lease violation — or vacate — within a set period. In California, they are typically a precursor to an eviction filing if the tenant does not comply. Residents at Casa Grande who received the notices say they came amid the parking dispute and broader friction with management, and they view them as a form of retaliation for speaking out.
Is there an official investigation into PEP Housing?
As of the Press Democrat’s April 18 report, no formal investigation by a regulatory agency has been confirmed. Petaluma Police received Randall Dean’s report and PEP is conducting its own internal review. Former employees have raised compliance questions with HUD and federal tax credit authorities, but no agency has publicly announced an inquiry. Residents concerned about housing conditions can contact the California Department of Housing and Community Development or Sonoma County’s Human Services Department.
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