Santa Monica has strict rent control. You should file a complaint with the Santa Monica Rent Control Board
The landlord may not refuse to provide necessary maintenance to your apartment, no matter what you contracted for 20 years ago--in other words, he can't contract around the law by telling you your apartment is "as is." He has a duty of maintenance under California law--asking for repairs is never "harassment." It's asking the landlord to comply with the law. Call the City of Santa Monica and ask for a Code Enforcement Inspection, and the City will order the repairs to be made. You can also ask for a Code Enforcement Inspection from the Los Angeles County Health Department.
Important things to remember: 1. The fact that I answered a question that you asked me on line, doesn't make me your lawyer. 2. Opinions are like noses--everyone has one. I just happen to think my opinions are right, but check with another lawyer too.