January 2021

SF APARTMENT magazine

NAVIGATING THE

NEW YEAR CHANGES IN 2021 EMPLOYMENT LAW

San Francisco Apartment Association January 2021 / $7.00

OUR 2020 CLOSINGS F o r t h e D e v i n c e n t i / L a g o m a r s i n o Te a m a t C o l l i e r s I n t e r n a t i o n a l

1935 Franklin St

(42 Units - Pacific Heights)

956 Valencia St

(9 Units - Inner Mission)

99 Jersey St

(15 Units - Noe Valley)

1900-1906 Hyde St

1474 Sacramento St (42 Units - Nob Hill)

25 Capra Way

704 Bush St

(42 Units - Downtown)

954-958 Geary St

1920 Pacific Ave

(17 Units - Marina)

(31 Units - Downtown)

(12 Units - Pacific Heights)

1445 Mason St

1623-1633 California St

1509 Golden Gate Ave

(15 Units - Nob Hill)

48-50 Pond St

(22 Units - Nob Hill)

1608-1610 Vallejo St

(7 Units - Russian Hill)

(2 Units - Eureka Valley)

(5 Units - Pacific Heights)

101-105 8th Ave

338-340 Divisadero St

1335-1337 16th Ave

(3 Units - Lake Street)

970 Geary St

(39 Units - Downtown)

(2 Units - Hayes Valley)

(5 Units - Inner Sunset)

(15 Units - Alamo Square)

1201 6th Ave

(9 Units - Inner Sunset)

3761 Harrison St

(16 Units - Oakland, CA)

150 Franklin St

2171 Pacific Ave

643 Divisadero St

1244-1250 California St

(39 Units - Van Ness/Civic Center) (20 Units - Pacific Heights)

(11 Units - North Panhandle)

3590 21st St

(12 Units - Eureka Valley)

106-112 Noe St

(4 Units - Duboce Triangle)

2716 N. St

(24 Units - Sacramento, CA)

(12 Units - Nob Hill)

828 Anza St

(12 Units - Lone Mountain)

579 Burnett Ave

(5 Units - Twin Peaks)

Athleta

(Pasadena, CA)

1128 Valencia St

(19 Units - Inner Mission)

1690 Greenwich St

(15 Units - Cow Hollow)

1240 Hayes St

(12 Units - Alamo Square)

1069-1071 14th St

901 Valencia St

(26 Units - Inner Mission)

510 Stockton St

(17 Units - Downtown)

587 Burnett Ave

(12 Units - Twin Peaks)

3867 20th St

(3 Units - Corona Heights)

(3 Units - Eureka Valley)

Walgreens

Walgreens

(Janesville, WI)

(Chicago, IL)

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SF APA magazine

SF APARTMENT

contents

Features

22

Work on the Wild Side

BY MARGARET GROVER

26

The Condo Afficionado

BY MILES GARBER

26 4

JANUARY 2021 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

8

30

Who’s Counting?

COVID Crossroads

The News

12

Surreal Estate

Sheridan Report

BY MATTHEW C. SHERIDAN

34

The Laws of Unintended Consequence

Planning Ahead

BY JUSTIN A. GOODMAN

Dot Your (ADU) I’s

16

BY THOMAS P. TUNNY & MARK LOPER

42

Calendar

44

Professional Services Directory

48

Membership Application

Legal Q&A A Day Late, A Dollar Short

BY VARIOUS AUTHORS

22 SF APARTMENT MAGAZINE | JANUARY 2021

5

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JANUARY 2021 | SF APARTMENT MAGAZINE

415.608.3050

berendtproperties.com

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112 Email sfaa@sfaa.org Web www.sfaa.org

SFAA Staff Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo Marketing Lara Kisich

Member Services Manager Maria Shea

Government and Community Affairs Charley Goss

Accountant Crystal Wang

SFAA Officers President Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

Secretary Mark Henderson

SFAA Directors Eric Andresen, Honor Bulkley, Andre Ferrigno, David Gruber,

VOLUME XXXIV, NUMBER 1 JANUARY 2021 Published by Hippo Productions Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-392-3770

Web www.sfaa.org SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102.

The SF Apartment Magazine is published monthly for $65 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork.

The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought.

Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission.

Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright @2021 by SFAA.

Kent Mar, Neveo Mosser, J.J. Panzer, Bert Polacci, James Sangiacomo Dave Wasserman

SF APARTMENT MAGAZINE | JANUARY 2021

7

COLUMN

THE NEWS Only owners who have substantially complied with these reporting laws shall receive a license and business registration number. Without a license, a landlord may not impose rent increases. The Rent Board annual fee assessed against every rental unit shall be appropriately increased to include the costs associated with administering this new program. The Rent Board Commission will begin meeting to discuss what “other information” should be required early in 2021, so stay tuned for more excitement! SFAA will be offering classes

Who’s Counting?

law. You will receive announcements

Rental property owners will soon need to report rental and vacancy data to the city.

about upcoming Rent Board meetings

Editor’s Note: State and federal guide-

understand the number of units we have

funded by an annual $50 Rent Board fee

lines and legislation are constantly

available so we can plan ahead.”

(split between landlords and tenants).

where the public may voice input concerning what other information ought to be included in the annual reporting.

The cost to run this program will be

The Rent Board will hire new staff and

changing regarding COVID-19. For the

8

in 2021 on how to comply with this new

develop an online reporting system.

latest information, resources, financial

Owners shall report the following in-

aid, and forms, visit www.sfaa.org or

formation under penalty of perjury for

www.caanet.org/coronavirus.

each rental unit that is rented: (i) the

“We have loads of considerations

name and business contact informa-

in regards to the ordinance,” said

Housing Inventory Data Collection

tion (address, phone number, email

Charley Goss of the San Francisco

In December of 2020, the San Francisco

address) of the owner or property

Apartment Association.

Board of Supervisors passed a rent

manager; (ii) the business registration

ordinance amendment that will require

number for the unit; (iii) the approxi-

“Disclosing which tenants pay what,

unit registration and licensing. The Rent

mate square footage of the unit, as

when all tenants stay underneath the

Board will be develop a form to use for

well as the number of bedrooms and

identical roof, sort of sows what we

this mandatory reporting. This is major

bathrooms in the unit; (iv) whether

name lease animosity,” he said.

legislation that will impact the indus-

the unit is vacant or occupied, and the

try in many ways. In particular, we will

date when the last vacancy occurred

Be sure to check next month’s issue

now have an accurate measurement of

or the current occupancy commenced;

of SF Apartment Magazine for more

citywide vacancy rates and rent prices.

(v) the start and end dates of any other

details about this legislation, what it

Moreover, should vacancy control ever

vacancies or occupancies that have

means for rental property owners, and

pass, the city will now have an infra-

occurred in the previous 12 months;

how to comply.

structure in place to determine future

(vi) the base rent for the unit in $250

rents for vacated units.

increments, and whether the base rent

Commercial Eviction Moratorium

includes utilities (water/sewer, refuse/

In December, the San Francisco Board

The San Francisco Board of Supervisors

recycling, natural gas, electricity, etc.);

of Supervisors unanimously approved

unanimously approved this legislation.

and (vii) “any other information” that

commercial eviction moratorium leg-

According to Board President Norman

the Rent Board deems appropriate. For

islation, which will go in effect once

Yee, “We simply need more informa-

owner-occupied units, you must report

Mayor Breed signs the ordinance. This

tion and data. In order for us to address

that the unit is owner-occupied but

new legislation will terminate the

the housing shortage, we have to better

need not report anything further.

Mayor’s previous executive order.

JANUARY 2021 | SF APARTMENT MAGAZINE

JUST LISTED 3221-3223 MARKET ST, SAN FRANCISCO

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183-185 VILLA TERRACE, SAN FRANCISCO

130 GRAND VIEW AVENUE, SAN FRANCISCO

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136-138 BAKER STREET, SAN FRANCISCO

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35-39 PROSPER ST, SAN FRANCISCO 3 Units in Eureka Valley

30 GRAND VIEW TERRACE, SAN FRANCISCO

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3 Units in Mission Dolores

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219-223 FILLMORE ST, SAN FRANCISCO

228 FILLMORE ST, SAN FRANCISCO

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3 Units in the Lower Haight

Development Opportunity in the Lower Haight

4 Units Mixed-Use in Mission Dolores

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Considering Buying or Selling a Multi-Unit Property?

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MAGAZINE | JANUARY 2021

9

The ordinance will apply to commercial

every single person and family, regardless

tenants with a combined worldwide 2019

of where they live or what their income is.”

gross receipts of $25 million or less. Office tenants—with the exception of non-profit

Cannabis activists rallied against including

office workers—are not protected.

cannabis in the ban because under state

DONATE TO THE SFAA LEGAL FUND TODAY

law, it is illegal to smoke cannabis in public,

During the legislative process,

First, landlord and tenants are encour-

making inside private residences the only

SFAA reaches out to members of

aged to negotiate new terms for leases. If

legal option.

the Board of Supervisors to address points of concern, support,

an agreement cannot be reached, tenants (classified in four tiers) can defer rent with-

Enforcement will come from the Depart-

out penalty. Tier classifications and details

ment of Public Health and repeat offenders

are as follows:

could face fines up to $1,000 a day, however, they cannot be evicted.

• Tier 1 tenants: Tenants with 10 full-time employees or fewer can defer rent up

The proposal will be considered again

to two years before repayment. These

in 2021.

tenants will also have the right to end 30-days’ notice if they pay rent through the remaining period.

The San Francisco Human Services Agency

• Tier 2 tenants: Tenants with 10 to 24 full-time employees can defer rent up

that are particularly harmful for property owners, like the COVID-19 Tenant Protection Ordinance, we’ll grassroots effort to engage members of City Hall.

But oftentimes, especially in an

local San Francisco landlords to which it

increasingly tenant-friendly city,

can refer potential tenants.

these proposals get voted into law anyway. During the legislative

SFHSA provides short term rental assistance to eligible San Francisco residents

time employees can defer rent up to 12

whom are unable to safely return to their

months before repayment.

homes following a fire.

• Tier 4 tenants: Tenants with more than

rental housing providers. On issues

(SFHSA) is looking to expand its pool of

to 18 months before repayment.

• Tier 3 tenants: Tenants with 25-49 full-

tive or policy proposal that impacts

mobilize our membership in a

San Francisco Human Services Agency

lease contracts without penalty with

or opposition on any given legisla-

For eligible impacted fire victims, the

50 full-time employees can defer rent

rental subsidy can provide a time-limited

before repayment when the Morato-

subsidy to cover the difference between

rium Period ends.

their former rent and the current market rate of a similar unit. The city rental

hearing on June 8, the Land Use Committee heard from hundreds of small property owners. In the legislative file, there are 6,000 pages of comments from San Franciscans, almost all from housing providers opposed to the legislation. And yet, the ordinance was approved by a vote of 10-1.

Landlords who own less than 25,000

subsidy portion is paid directly to the

square feet of commercial space can

landlord. In addition, the person(s) are

SFAA established its legal fund in

apply for a waiver through the Mayor’s

also provided with additional assistance

1998, and when the Board of Su-

Office of Economic and Workforce De-

and supportive services.

pervisors passes ordinances that

velopment, if they can prove that “being unable to evict would cause a significant

For more information, please contact

financial hardship.”

Ben Amyes at the Human Services Agency Fire Response Rental Assistance Program

Smoking Ban Reversal

at (415) 557-5370 or Benjamin.Amyes@

One week after approving legislation

sfgov.org.

to ban the smoking of tobacco in apart-

violate our members’ rights, we have no choice but to file litigation against the city. In recent years, we’ve seen a pattern of laws being passed that don’t consider or address the perspectives of housing providers. We ask that you donate

Board of Supervisors reversed course,

Message from the Assessor Recorder on Prop. 19

and sent the proposal back to committee

Property taxes are primarily governed by

for further consideration. The ban does

state laws, and California voters passed

Legal Fund” and mail it to the SFAA

not prohibit cannabis use.

Proposition 19 last year, which will soon

office at 265 Ivy Street, San Fran-

make changes to property tax benefits for

cisco, CA 94102, to support this ef-

Board President Norman Yee wrote the leg-

families, seniors, severely disabled per-

fort and to help build the legal fund

islation, explaining, “One should not have

sons, and victims of natural disaster in our

to function as a deterrent against

ment buildings of three or more units, the

to live in a single-family home to be able to breathe clean air. That right should exist for

10

JANUARY 2021 | SF APARTMENT MAGAZINE

The News… continued on page 54

to the SFAA Legal Fund today.

Please write a check to the “SFAA

future harmful proposals.

Adam Filly Exceeding Expectations

Apartments | Mixed-Use | Commercial

Thank you to all of my clients for making 2020 another successful year!

LD

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2727 Polk St | 7 Units

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Now more than ever you need an expert on your side. If you are considering buying or selling an investment property, then call Adam to discuss your goals.

Adam Filly Senior Vice President | m: 415.516.9843 | adam@adamfilly.com DRE 01354775 | www.AdamFilly.com Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed.

SF APARTMENT MAGAZINE | JANUARY 2021

11

COLUMN

SURREAL ESTATE

The Laws of Unintended Consequence w r i t t e n b y J U S T I N A . G O O DM A N

In this columnist’s opinion, we can find ways to expand outreach, increase community involvement, and (ultimately) win districts, so that we have a seat at the Supervisor table.

T

another way, tenants could control the cost of their housing by simply staying put, but housing supply would no longer adjust to others’ needs as it used to.

The city paid for housing stability for some with the market-backed expectation of others.

As time went on, tension built between existing, below-market tenants and new tenants, and between newly

he COVID-19 pandemic has

Of course, this all feels unbalanced (par-

constructed housing and the pre-1979

many lessons to teach, and

ticularly to a readership of real estate

stock that was already regulated. In

it’s been a case study in how

professionals), but there’s logic to it. Our

the mid-1990s, San Francisco was once

legislation responds to life.

real estate holds significant wealth, and

again poised to solve an immediate

As cases begin to rise again this winter,

our state and local governments have

housing problem with a long-term

I’m reminded of our city’s brisk and se-

leveraged it over the years to provide

regulation—something called “vacancy

vere response last spring. Those steps

boons to tenants to balance equities.

control”: rents would stay still even if

kept us safer, but they left many unable

Current law actually liquidates it, avoid-

the tenant vacated.

to earn a living. San Francisco lawmak-

ing tenant displacement by eliminat-

ers quickly anticipated and reacted to

ing rental income altogether. But in a

Local policies led to unintended con-

the impact on housing budgets, as our

sense, this is just an extreme version of

sequences. Sacramento reacted to the

unemployment rate skyrocketed.

a decades-old legislative approach to

spread of vacancy control in California:

problem solving.

this strict rent control deterred new housing construction and encour-

Initially, the Mayor suspended evictions, month after month (after month

The quintessential example is rent con-

aged the conversion of rental hous-

after month). The Board of Supervisors

trol. In the spring of 1979, the city found

ing to owner-occupied housing. The

moved next, latching on to Governor

housing prices at “crisis levels” and

Costa-Hawkins Rental Housing Act

Newsom’s expanded authority to pre-

rushed to freeze rents to address a short-

ended vacancy control, exempted “new

vent evictions for nonpayment of rent

age of decent, safe, and sanitary hous-

construction” from rent control, and

(keyed to his executive order N-28-20),

ing, resulting in a “critically low vacancy

prevented San Francisco from redefin-

though not quite in the way he’d envi-

rate.” Our legislators saw rental property

ing “new construction” as anything built

sioned. His executive order merely de-

as an asset they could leverage to solve

later than 1979.

layed them, while the local one forever

small-scale problems with broad-based

eliminated the ability to evict for rent

regulations, by placing systemic burdens

Problem solved or more unintended

defaults during that period.

on housing providers. Our rent ordi-

consequences? San Francisco now had a

nance was born.

baked-in incentive to prevent rent-controlled rental rates from resetting (upon

As an afterthought concession to land-

12

supply on demand increases. To put it

lords, the city also passed the “Rent

Two things are noteworthy here: First,

vacancy) or to allow the construction of

Resolution and Relief Fund,” which

rents in the fall of ’79 were still yester-

market rate housing units (especially if

would provide qualified landlords with

day’s “market rate” (they just wouldn’t

a rent-controlled unit was demolished).

grants to cover some of the waived rent.

continue to climb if the market did),

These policies have kept many San

The actual “funding” is discretionary,

and second, the market definitely was

Franciscans in the city, but taken to ex-

but don’t worry—the city will also accept

going to climb because the city just

tremes, they frustrate the purpose of the

private donations. (Seriously.)

eliminated the mitigating effect of

Rent Ordinance.

JANUARY 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2021

13

But these days, San Francisco effectively

For instance, the point of the Rent Or-

Overall, San Francisco achieves its tent-

dinance was to increase the supply of

pole housing goal: Tenants have an eco-

delegates to landlords the task of en-

decent, safe, and sanitary housing. But

nomic incentive to stay longer, so rental

forcing its health and safety laws. Our

buildings are depreciating assets—they

rates will trend more “affordable” over

regulations place a high burden on these

fall apart over time. They can be rebuilt,

time. There are even specialized protec-

landlords, and Prop. F attorneys embolden

with a new useful life, but local poli-

tions to prevent surgical vacancy decon-

even the offending tenants to make the

cies discourage demolition. They can be

trol. An owner may move into their own

“summary” eviction procedure difficult

updated, but local policies encourage

property, but this “just cause” will be scru-

and expensive. (An ironic anecdote from

tenants to remain indefinitely. (Two infa-

tinized if their “dominant motive” was to

a colleague: he represents non-profit

mous 2015 judicial decisions even allow

vacate the lowest-paying unit. Tenants of a

landlords who employ city funding to

tenants to pass rent control onto their

certain age are “protected,” and it’s unlaw-

subsidize low income tenants. When

kids in some cases.)

ful to refuse to rent to elderly tenants who

they need to evict a disruptive one, Prop.

will acquire these rights sooner.

F-funded attorneys step up to defend,

The Rent Ordinance understandably inhibits evictions, but it also scrutinizes temporary displacement for the purpose of renovations. (Tenant groups are allowed to seek discretionary review on permit applications and use this procedure to stymie what they refer to as “renovictions.”) Rental property is typically updated when it’s vacant, but this regime is designed to prevent vacancy, and so the quality of rental housing declines. Landlords’ liability increases over time, as tenants housing conditions decline through inevitable wear and tear.

Hardly the promise of the Rent Ordinance.

San Francisco fares no better with quantity than with quality. In 1999, the Leno Amendment added to the definition of “housing service” the right to have a specific number of occupants. (After all, if a landlord could

The city exalts the concept of rent control over the experiences of tenants, pits old against new, and positions housing providers against opportunities to promote better housing.

and the city’s budget is fighting itself in a landlord-tenant proxy war.) San Francisco should defend its vulnerable tenants from unbalanced eviction litigation. But Prop. F sometimes ignores the effect of its clients’ behavior on the other tenants next door.

Its laser focus blinds its broader policy.

If San Francisco thinks it’s so easy, why doesn’t it buy its own rental housing, you ask? Here you go: The Community Opportunity to Purchase Act (COPA) steps in when a landlord wants to sell a multiunit rental property. A qualified non-profit gets “right of first offer” and “right of last refusal.” COPA enables the city’s Small Sites Program to intervene where properties, whose value is depressed by long-term tenants, might otherwise become targets for displacement (e.g., for owner-occupancy via the Ellis Act).

evict for subletting, then a departing co-

Of course, this creates an incentive for land-

tenant effected a de facto rent increase.)

lords to rent to classes of tenants who don’t

And in 2015, the Jane Kim Amendment ex-

plan on staying. Refusing to rent to a family

But, you ask, how can COPA compete in

panded the occupancy limit based on the

or a senior is housing discrimination. But

the open market? COPA-qualified non-

number of bedrooms/living area. But noth-

entering master-tenant leases for corpo-

profits receive boons from the city, includ-

ing requires a master tenant to add room-

rate housing or “tech hostiles” is a business

ing unique financing, the ability to force

mates, and master tenants may reserve the

model. And who could blame the owner of

over-crowded tenants into a larger unit, or

right to evict without just cause.

an apartment near a campus from renting

an “over-housed” tenant (with extra bed-

to a group of college kids? (They’ll destroy

rooms) into a smaller unit. And … Means

Therefore, in some cases, where the sur-

the place, but at least you can fix it when

testing! COPA tenants have to pay based on

viving master tenant wants to live alone

you get it back in four years.)

household gross monthly income—they no longer benefit from rent control. The needs

or no longer needs roommates to afford rent, he may simply move them out instead

Regardless of the type of tenant, San Fran-

of the tenants are balanced with the needs

of downsizing his housing; the rent for

cisco now fiercely defends their occupancy.

of the COPA housing providers.

a three-bedroom set in the 1990s is less

The No Eviction Without Representa-

expensive than the vacant studio up the

tion Act of 2018 (Prop. F) created a multi-

San Francisco’s never going to means test

street. And this is certainly our hypo-

million-dollar, annual budget to provide

its tenants, but our policymakers under-

thetical tenant’s decision to make, but his

free, full-scope representation to tenants

stand that their regulations have made the

economic incentive to maintain a larger

facing evictions. Its policy goals are noble:

private market unbalanced and unsustain-

amount of housing than he needs is not

low income tenants shouldn’t lose their af-

able. The city exalts the concept of rent

meeting the goal of expanding the quan-

fordable housing because they lacked the

tity of affordable housing.

resources to put up a fair fight.

14

JANUARY 2021 | SF APARTMENT MAGAZINE

Surreal Estate… continued on page 51

THE JONES TEAM Ethical. Human. Local.

This is the Story of the Sale at 175 21st Avenue.

Dec. 2014 Purchased Off Market with the Jones Team for $6M

2

Soft Story retrofit work completed under new ownership

SOLD

1

50% turn over during ownership 3

17 5 2 1S T A V E 18 U N I T S

4

Sold just before COPA was implemented

5

Dec. 2019 Sold Off Market with the Jones Team for $9.5M

Contact us for a complimentary valuation on your building — whether buying, selling, or executing a 1031 Exchange, we can advise you on strategy.

Terrence Jones

Isabelle Salvadori

Lic. #01343939

Lic. #01506910

Terrence@TerrenceJonesSF.com

Isabelle@TerrenceJonesSF.com

TerrenceJonesSF.com | 415.786.2216

415.596.0659

Senior Broker Associate

Real Estate Professional

SF APARTMENT MAGAZINE | JANUARY 2021

15

COLUMN

LEGAL Q&A

A Day Late, A Dollar Short w r i t t e n b y VA R IOU S AU T HOR S

need not go through the 15-day notic-

Be smart by keeping honest tenants in your building and by not wasting good money pumping empty wells.

Q. Once the Tenant Relief Act judge and without a jury beginning this

ing. Instead, you may immediately file a

expires next year, how should I collect the 25% of unpaid rent?

What if the tenant vacates before then? Will I ever be able to collect the remaining 75% of unpaid rent?

A. First, everyone should note that the

or, after March 1, in small claims court.

The bottom line, though, is that a lot of owners will have to make a tough business decision: Is it better to just move on, or do you want to expend time and

spring. At any time, however, an owner

resources filing court actions and try-

can file a breach of lease lawsuit in reg-

ing to collect money from people that

ular superior court, although attorneys

may be living outside of California and/

should be utilized in this venue since

or who are broke? Certainly, existing

all of the complex procedural rules ap-

tenants should be treated in a differ-

ply and either side may invoke a jury to

ent vein in terms of collection efforts,

hear the case.

but even these folks may warrant some degree of rent forgiveness as the city’s

state legislature has strongly hinted that

For rent that became due between Sep-

rental prices are plummeting while

it may amend the Tenant Relief Act in

tember 1, 2020 and January 31, 2021

the vacancy rates are setting monthly

January when the legislators reconvene

(“Period II Rent”), tenants impacted

records. In other words, act smart by

after the year-end recess. With COVID

by the pandemic need only pay 25%

keeping honest tenants in your build-

cases ticking upward at the time of this

of the rental payments missed during

ing and by not wasting good money

writing, do not be surprised to encoun-

this time period on or before January

pumping empty wells.

ter additional extensions of the rental

31, 2021. Tenants do not have to pay

payment pauses that have been ongo-

25% per month and are only required

ing since the pandemic’s beginning in

to make a payment by the end of Janu-

March of 2020. Indeed, 2021 may be just

ary for the entirety of the 25% accrued

as unnerving as this past year.

amount. If this obligation is met, then the owner cannot evict the tenant

That said, at present, the rent payment

for the remaining 75% of the missed

protections are set to expire on Janu-

Period II Rent but may instead pursue

ary 31, 2021. Tenants failing to make

a monetary judgment in court (and,

rent payments due between March 1,

if desired, utilize the small claims de-

2020 through August 31, 2020 (“Period I

partment after March 1).

Rent”) because of COVID-related hard-

16

breach of contract claim in regular court

--Dave Wasserman

Q.

What process should be followed if a potential tenant has been selected, but then something in their criminal history comes to light that might cause concern regarding the safety of the other tenants in the complex?

A. Criminal history is an important

ships may never be evicted because of

For both Period I Rent and Period II

this nonpayment. Rather, an owner’s

Rent, owners should begin the process

consideration in tenant selection, as

exclusive remedy to recoup Period I

of seeking collection by serving the new

landlords are liable for their tenants’

Rent is to seek a monetary judgment

15-Day Notice to Pay Rent or Quit SFAA

health and safety in a variety of ways.

in court. Effective March 1, 2021, the

forms to existing tenants. There are sep-

(Of course, misdemeanor marijuana

jurisdictional limitations of the small

arate notice forms for each period. An

possession is quite a bit different than

claims courts in California will be lifted

additional form, Informational Notice

felony assault, but we’ll assume for

for missed rent, so owners may file

of COVID-19 Tenant Relief Act of 2020,

now that the criminal history ought to

an action without incurring attorney

also known as Form CA-400, should also

give cause for concern over bona fide

fees and have a quick hearing before a

be issued. If the tenant has vacated, you

safety issues.)

JANUARY 2021 | SF APARTMENT MAGAZINE

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TACOMA CENTER DATA

DST Location: Taco ma, Total Offering WA Amount $8,3 98,000.00 Leverage 0.00% Type of Asse t Data Center Offering Stat us

ASHEVI

LLE DST

Location: Ashe ville, NC Total Offering Amount $4,9 Leverage 00,000.00 0.00% Type of Asse t Self Storage Offering Stat us

Fully Funded

Fully Funded

HE ALTH CA IV DS RE

T Location: Mult iple Total Offering Locations 1 Amount $13,1 Leverage 83,211.00 50.24% Type of Asse t Medical Offic Offering Stat e us Fully Funded

Management Free - No More Tenants, Toilets and Trash!

PORT OR WALGRE CHARD ENS DST Location: Port Orchard,

Total Offering

Leverage

WA

Amount $5,9 25,500.0 0.00% Pharmacy Fully Funded

Type of Asse t Offering Stat us

Monthly Income Potential

0

BE ACH

T IM ES

RTUNIT I

HOUSE

DST Location: Jack BIG CREE sonv Total Offering ille Beach, FL K DST Amount $51, Location: Alph Leverage 576,436.00 aret Total Offering ta, GA 58.6 Type of Asse 1% Amount $84, t Leverage 455,103.00 Multifamily Offering Stat us 57.86% Type of Asse Fully Funded t Multifamily Offering Stat us Fully Funded

AX IS WES T DS

T Location: Orla ndo, FL Total Offering Amount $69, 900,683.00 Leverage 54.93% Type of Asse t Mult Offering Stat ifamily us

HE AL PORTFOTHCARE LIO 2 DS Location: Mult T iple Locations 2

Total Offering Amount $15, Leverage 661,000.00 0% Type of Asse t Port folio Offering Stat us

Fully Funded

Fully Funding

DIVERS DIALYS IFIED

IS DST Location: Mult iple Total Offering Locations 3 Amount $22, Leverage 449,000.00 55.45% Type of Asse t Medical Port Offering Stat folio us Fully Funded

Tenants include Amazon, FedEx, Dollar General, Walgreens, CVS, Fresenius, and More

GLENW

OOD DS T

GRAND WESTSID AT E DST Location:

Location: Atlan ta, Total Offering GA Amount $55 Kissimm Leverage ,403,834.00 Total Offering ee, FL 58.95% Type of Asse Amount $74, t Leverage 444,763.00 Multifamily Offering Stat us 55.82% Type of Asse Fully Funded t Multifamily Offering Stat us

CHAR WALGRELOTTE

ENS DST Location: Char lotte Total Offering , NC Amount $5,4 Leverage 36,250.00 0.00% Type of Asse t Pharmacy Offering Stat us Fully Funded

Fully Funded

FRES LOUISB ENIUS UR

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G DST Location: Loui sbur Total Offering g, NC Amount $4,9 Leverage 24,000.00 0.00% Type of Asse t Medical Offic Offering Stat e us Fully Funding

Multifamily, Self Storage, Industrial and Mobile Homes

WINCH ES MOB DSTER

T Location: Winc hest Total Offering er, VA Amount $5,0 Leverage 74,000.00 0.00% Type of Asse t Medical Offic Offering Stat e us Fully Funded

FAIRWA Y DST

Location: Lawr enceville, Geor Total Offering gia Amount $32, Leverage 105,000.00 57.09% Type of Asse t Multifamily Offering Stat us Fully Funded

tions 4 Total Offering Amount $58, Leverage 790,000.00 53.07% Type of Asse t Port folio Offering Stat us Fully

All-Cash/Debt-Free Offerings

Funded

GRA DOMIN ND IO

FRESEN PORTFO IUS

ton-Salem NC

Total Offering Amount $2,7 Leverage 35,250.00 0.00% Type of Asse t Industrial Offering Stat us

1000 CHARLE WEST STON DS Location: Char T leston, SC

Total Offering Amount $45, Leverage 775,000.00 54.66% Type of Asse t Multifamily Offering Stat us Fully Funded

FRITO LA Y DC MS

Location: Ster ling, Total Offering VA Amount $6,9 Leverage 96,739 0% Type of Asse t Industrial Offering Stat us Fully Funded

GERBER

8%

ROAD TI

C Location: Ashe ville, NC Total Offering Amount $12, Leverage 427,419.00 0% Type of Asse t Self Storage Offering Stat us Fully Funded

POOLER

TIC

Location: Pool er, Total Offering GA Amount $13, Leverage 867,027.00 Type of Asse 0% - All-Cash/Debt-Free t Self Storage Offering Stat us Fully Funded

GREENV ILLE ZIPS

DST Location: Gree nvill Total Offering e, SC Amount $4,4 Leverage 80,585.00 Type of Asse 0% - All-Cash/Debt-Free t Industrial Offering Stat us Fully Funded

Preferre d Return*

NET LE ASE IN FUND 18 COME

LLC Location: Mult iple Total Offering Locations 5 Amount $50, Leverage 000,000.00 TBA Type of Asse t Income Fund Offering Stat us Accepting Fund

SE ATTLE

RAINIE

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LIO Location: Capi tol Total Offering Heights, MD; WA, D.C. Amount $10, Leverage 000,000.00 46.80% Type of Asse t Port folio Offering Stat us

HIGH RI ATHENS DGE

DST Location: Athe ns, Total Offering GA Amount $18, Leverage 695,000.00 54.23% Type of Asse t Multifamily Offering Stat us Fully Funded

WINSTO N SA FEDE X LE M DST Location: Wins

Fully Funded

Non-Recourse Financing from 40-85% Loan to Value Cash Out Refinance - Defer Your Taxes and Receive Liquidity Potential

MARYL MEDIC AND

AL DST Location: Balti more, MD Total Offering Amount $2,3 Leverage 14,580.00 0.00% Type of Asse t Medical Offic Offering Stat e us Fully Funded

N DST Location: San SONO Anto POIN TEMA Total Offering nio, TX Amount $56 DST Location: Kiss Leverage ,898,729.00 imm Total Offering ee, FL 59.17% Type of Asse Amount $44 t Leve ,533,951.00 rage Multifamily Offering Stat us 57.77% Type of Asse Fully Funded t Multifamily Offering Stat us Fully Funded

Fully Funded

NET PORTFO LE ASE LIO 15 DS Location: Mult T iple Loca

ES

R

DST THISTLE Location: Seat tle, TOWNHO WOOD Total Offering WA MES DS Amount $7,13 Location: Clark T Leverage 5,372.00 sville, TN Total Offering Type of Asse 0% - All-Cash/Debt-Free Amount $5,2 t Leverage 25,798.00 Multifamily Offering Statu s Lmtd. Avail Type of Asse 0% - All-Cash/Debt-Free . Accepting t Funds Mult Offe ifamily ring Status *Preferre

MISS POTTER OULA

PARK DS Location: Miss T oula Total Offering , MT Amount $5,4 Leverage 55,319 Type of Asse 0% - All-Cash/Debt-Free t Multifamily Offering Stat us

s

A

BOJANG

LES DST

Location: Nash ville MSA, Atlan Total Offering ta Amount $5,9 MSA Leverage 21,522.00 Type of Asse 0% - All-Cash/Debt-Free t

Offering Statu

Fast Food s Lmtd. Avail .; Accepting Fund

ACQUISI TI

ON FUND

Location: Mult iple Total Offering Locations 6 Amount $10, Leverage 000,000.00 TBA Type of Asse t Acquisition Offering Stat Fund us

1 - Hea Accepting Fund s City, UT lthcare IV DST : Elmhurs t, IL; Okla 2 - Hea homa City lthcare , OK; Dall Por tfoli as, TX; o 2 DST 3 - Dive Salt Lake : Raleigh, rsified Dial TX; Sinton, NC; Hou ysis DST ston, TX; TX; King West Jord sport, TN; : Fort Wor th, 4 - Net an, UT Mar tin, TN; TX; The Woo Lease Por dlands, Middletown Parts Mok tfolio 15 , NY; Ypsi TX; Grand Prai DST: Adv Dollar Genena, IL; CVS Pha lanti, MI; anc rie, Eupora, Gadsden eral Saint Ama rmacy Bolingbe Auto Parts Norc MS , AL; Doll rook ross nt, LA; Doll Dollar Bato ar Gen ar General, IL; Dollar Gen , GA; Advance Auto eral Bato Hobby Lobbn Rouge, LA; eral Sugar Cree k, MO; Doll n Rouge, LA; Hammond, LA; Freseniu IN; Walgree y Brunswick, s Med Doll ar ns Indepen GA; Indiana ical Care St. LouiGeneral Goshen ar General , IN; Fam dence, MO; polis Osteopa s, MO; Goo 5 - Net ily dwil thic Walgree Louisvill Lease Income ns ArlingtonHospital, Inc. l Skokie, IL; e Fun Indianapoli , TX WA; Sea Industrial 19 DST d 18 LLC: E-Co s, mmerce Tacoma ttle Multifamily Louisville, KY; Distribu DST Sea Port Orch Data Distribution Center DST ttle, WA; ard Pharma tion DST Akro Miss n, OH; DST Roc Tacoma, WA; cy Flats LLC Phoenix oula multifamily DST Port Orch k Spri ard, Pharma DST Miss Shrevepo Austin, TX; Oma ngs, WY; Texa cy DST oula Thistlew rt, LA; Maplewo ha MSA DST Cou s Industrial DST Phoenix, AZ; Wyo , MT; ood town od DST Map ncil Bluf ming fs, IA; Uvalde, TX; homes DST lewo 6 - Acquisi Clarksville, od, MO; Airp Shreveport PhaAustin 305 tion ort rma Medical TN Fund LLC Wyomin DST Chic cy DST g Dulles DistDistribution DST: Missoula multifam ago, IL; Roc ribution DST Ster k Springs, WY; ily DST Missoula ling, VA; , MT; NYC Seattle Mul Airport Med Met ical DST tifamily DST Sea ro DST; Chicago ttle, WA; , IL

This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results.

Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services member FINRA, SIPC Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104.

SF APARTMENT MAGAZINE | JANUARY 2021 17 d return

is not gua

ranteed

and is sub

Fully Funded

ject to avai

lable cash

flow.

Fully Funded

Ways to connect

The language in your question needs some parsing. If the individual is a “tenant” who has been “selected,” it sounds like they are already in possession of the rental unit under a signed lease.

In the future, you’ll want to conduct a thorough background check in advance of signing the lease and handing over keys, for precisely this reason. Assuming you performed the background check, the tenancy began, but you uncovered concealed information after the fact, you may have some recourse in the lease itself. The standard SFAA lease deems a misrepresentation in the rental applications to be a material breach and just cause for eviction. (Now, the misrepresentation should probably be severe enough to justify forfeiture, and you should talk to your attorney about current pandemic moratoria, but this is a start.)

If these facts don’t apply to your situation (e.g., you didn’t perform a background check in advance or your lease

During the pandemic you can contact SFAA in several ways. Email SFAA at MemberQuestions@sfaa.org to have your questions and concerns promptly addressed.

You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA on Facebook. Search San Francisco Apartment Association and “Like” it to add it to your news feed. Follow SFAA on Twitter at www.twitter.com/ SFAptAssoc.

doesn’t contain these provisions), you may be in the unfortunate situation of waiting for the tenant to cause a problem before you can take action.

However, if your (prospective) tenant has been (informally) selected but hasn’t moved in yet, you’re in a much more defensible situation. You have possession of the apartment and you can stand behind a failed background check in refusing to go further. But if this is a non-dangerous individual, who just happens to have a criminal record, it would be worth considering housing discrimination law in your decision. For example, California’s Fair Employment and Housing Act and Unruh Act each provide protection against the denial of housing accommodations to certain classes.

FEHA’s categories are enumerated and intuitive (like race, religion, gender, etc.), and they do not include criminal conviction as a class. Neither does Unruh, but its protections are broader and its protected classes can be judicially created. Because Unruh seeks to protect one against discrimination of one’s “personal characteristics,” things like felony convictions are not Legal Q&A… continued on page 50

18

JANUARY 2021 | SF APARTMENT MAGAZINE

Is Your Building

COMPLIANT?

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SFfire@aec-alarms.com SF APARTMENT MAGAZINE | JANUARY 2021

19

Cole Valley | 6 Units | $2,585,000

SOLD

FOR SALE

Lower Pacific Heights | 8 Units | $2,400,000 In association with Dan McGivern

FOR SALE

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JANUARY 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | JANUARY 2021

21

WORK on the WILD SIDE written by

M A RG A R E T GROV E R

The pandemic influenced many of the new employment laws and regulations written in 2020.

Laws designed to benefit employees suffering from COVID-19 or needing time off because of the pandemic were a key focus of employment laws and regulations enacted in 2020. Many of these laws are of relatively short duration, although they may be extended if the pandemic continues. Other laws, which will have longer-term impact on California employers, are highlighted first in this article.

Small Employers Required to Provide CFRA Leave Employers with five or more employees are now obligated to provide unpaid time off under the California Family Rights Act (CFRA). The CFRA grants up to 12 weeks of unpaid protected leave during any 12-month period when the employee needs the time for a variety of reasons: for their own illness or injury; to care for a child, parent, grandparent, grandchild, sibling, spouse, or domestic partner; to bond with a new child; or for a qualifying exigency related to active duty or the employee’s family member. Although the leave is unpaid, the employer must keep any group medical insurance in place, subject to the same terms as existed before the leave began.

An individual who has worked for the employer for at least 12 months, which may include time prior to a break in service, and who has worked at least 1,250 hours for the employer during the 12 months immediately before the beginning of the leave, is entitled to the protected time off. This leave must be provided in addition to any pregnancy disability leave to which the employee is entitled. Combining the two types of leave, a woman who has a difficult pregnancy could have approximately seven months of protected time off associated with the birth of her child and newborn bonding or care.

Employers are required to give employees notice of the right to this protected time off. Employers should promptly review their handbooks, policies, and posters to be sure that they are complying with the notice requirements. Employers who have not previously been required to provide CFRA leave should consult with knowledgeable employment counsel about any employee request for extended time off. The law is difficult to apply and, if not followed, contains a variety of traps for the unwary.

22

JANUARY 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2021

23

Expanded Crime Victim Protection

validity of the claim in arbitration or supe-

explaining the possible new leave. The ex-

The existing law providing time off and

rior court and may represent employees on

tension may simply extend the time within

other protections for employees who are

claims of questionable value that a contin-

which employees can use FFCRA leave, or it

victims of domestic violence, sexual as-

gency fee attorney has declined.

may provide additional protected time off.

sault, or stalking has been expanded to

Any employer faced with a request for time

provide the same protections for victims

Limited Exception to ABC Test

off related to COVID-19 should consult with

of crime or abuse. Victims of crime or

In the last few years, California law

a knowledgeable employment attorney be-

abuse are now entitled to take time off to

changed so that almost every worker was

fore responding to the request.

obtain medical attention, counseling, legal

presumed to be an employee, rather than

relief, or to ensure the health, safety, or

an independent contractor. A handful of

welfare of the employee or the employee’s

industries pushed back, resulting in limited

COVID-19 Issues in Workers’ Compensation

child. Employee handbooks that discuss

and very specific exemptions for consult-

Employees who are diagnosed with

domestic violence leave should be up-

ing, youth sports coaching, interpreters,

COVID-19 within 14 days of being at work

dated to reflect the new protections.

and wedding services, which must operate

are entitled to a disputable presumption

as referral services; music industry and per-

that the disease arose out of and in the

formers; and certain professional services.

course of the employment and is, there-

Wage Retaliation Law Employees who allege a claim that they

fore, compensable through Workers’

have experienced retaliation because they

Pay Data Report

complained about unlawful wages may

The California Department of Fair Employ-

under certain circumstances. Employers

now bring those claims within one year of

ment and Housing will collect workplace

should be aware that they have a shorter

the retaliation. Previously, employees were

census information, including informa-

time to challenge COVID-19-related claims

required to file these types of a claims with

tion about the race, ethnicity, and sex of

for Workers’ Compensation benefits than

the Labor Commissioner within six months.

employees. Employers with 100 or more

is available for other Workers’ Compen-

employees must submit a Pay Data Report

sation claims. Any challenges must be

In addition, employees are now eligible to

that identifies employee work classifica-

submitted within either 30 or 45 days, de-

recover attorneys’ fees if they prevail on a

tions, including executives, managers, pro-

pending on the nature of the workplace.

wage retaliation claim.

fessionals, laborers, and service workers

Compensation. The presumption is limited

and the racial, ethnic, and gender break-

Employees are required to exhaust their

down of each worker class. The first Pay

paid sick leave benefits and meet specified

Data Report is due no later than March 31,

certification requirements before receiving

Under existing law, if an employee recov-

2021. Thereafter, employers must submit

any temporary disability benefits.

ers wages in a hearing before the Califor-

annual Pay Data Reports.

Wage Claim Enforcement in Arbitration

employer appeals, the Labor Commissioner

COVID-19 Leave Laws

COVID-19 as an Occupational Safety Issue

will provide an attorney to represent the

The first law designed to reduce the impact

New provisions of the California Occupa-

employee in Superior Court if the employee

of the COVID-19 pandemic was the federal

tional Safety And Health Act (CalOSHA)

is not able to afford counsel. This right has

Families First Coronavirus Response Act

require employers who learn that employ-

now been extended to arbitrations. The

(FFCRA), which required smaller employers

ees may have been exposed to COVID-19

employee’s right to representation in arbi-

to provide protected time off to employ-

in the workplace to notify their employees

tration extends to claims initially brought

ees suffering from COVID-19, required to

of the potential exposure. The employer

in arbitration or when the claim was filed in

quarantine because of possible exposure to

must give notice to its employees as well

the superior court and the employer moves

COVID-19, or needing to care for children

as to the employers of subcontracted

to compel arbitration. If the employee can-

whose school or childcare was closed due

employees who were on premises when

not afford counsel, the Labor Commission-

to the pandemic. At the time this article

the potential exposure occurred. The

er's office is now authorized to oppose the

was written, the FFCRA leave requirements

employer must provide the notice within

employer’s petition to compel arbitration.

were set to expire on December 31, 2020.

24 hours after learning of a potential ex-

California adopted a statute mandating

posure. The notice must discuss both the

This change may not impact wage litigation

that large employers provide the same

potential exposure and the employer’s

significantly. Most employees with wage

protected time off. The California leave

disinfection and safety plans.

claims can afford counsel, as the claims

requirement is also set to expire on Decem-

carry a right to recover attorneys’ fees and

ber 31, 2020, but will be extended if the

employee-side lawyers are often willing to

federal FFCRA leave rights are extended.

accept the claims under a contingency fee

While it seems likely that these leaves will

agreement. However, the Labor Commis-

be extended, as of the time this article

sioner’s office is not required to assess the

was written, there was no information

nia Labor Commissioner’s office, and the

24

JANUARY 2021 | SF APARTMENT MAGAZINE

Margaret Grover has worked with California employers, helping them to understand the complex state and federal laws governing the employment relationship, for more than 30 years. She also conducts neutral investigations and mediates employment-related claims. She can be reached at mgrover@groverworkplacesolutions.com or 415-596-9433.

DAN MCGUE S A N F R A N C I S C O’ S L E A D I N G A PA R T M E N T B R O K E R | P R O P E R T I E S F O R S A L E !

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© 2019 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo are registered service marks owned by Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

SF APARTMENT MAGAZINE | JANUARY 2021

25

THE CONDO AFFICIONADO written by

MILES GA R BER

The San Francisco condo market is wellpositioned for a post-COVID rebound.

The San Francisco condominium market began 2020 with firm footing; sales were robust at new-home communities and there was a wave of new project openings. Despite the strong start, the San Francisco condominium market had to respond in short order to COVID-19. Following the initial slowdown from the pandemic, which lasted from late February until the end of May, the market rebounded in the summer and has significantly outperformed the apartment market. Although price reductions have occurred, and certain areas of the city have fared better than others, the overall condominium market has shown resilience compared to the Great Recession.

The San Francisco condominium market started the year with strong fundamentals. The median price stood at $1.2 million, unchanged from the year before. Sales of existing condominiums were up over 30 percent in January and February compared to the prior year, and most new-condominium communities were also experiencing strong sales. In response to the shelter-in-place ordinances enacted in the seven Bay Area counties in March, in-person property tours had ceased, new residential construction had stopped, and new-home sales centers had moved to virtual showrooms.

Predictably, sales of existing and new condominiums slowed dramatically in March. By April, sales volumes had plummeted before hitting an absolute bottom in May when less than 100 existing condominiums sold, which was more than a 70 percent decline in sales transactions from the prior year. By June, when the seven Bay Area counties eased the shelter-in-place ordinances, and the Federal Reserve slashed the discount rate to near zero, sales started to recover. From July through September, the market posted higher sales volumes than the same period a year ago and has remained strong through the end of 2020.

Sales have rebounded in response to both improving economic conditions and price reductions. The overall condominium median price has declined by 4.6 percent since March. However, some neighborhoods, such as South of Market (SOMA), have experienced price declines between 10 and 12 percent. Simultaneously, some new condominium projects have been forced to reduce pricing by up to 15 percent to pay down construction loans and meet lender-mandated pre-sale requirements. Despite

26

JANUARY 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2021

27

these declines, the condominium market

contrast, the Great Recession resulted

has fared much better than the apartment

from years of lax underwriting standards

market. According to Zillow, rents in San

and overbuilding that, eventually, the

Francisco have declined by over 30 per-

market had to resolve through foreclo-

cent since the pandemic began.

sures and significant price reductions.

While sales have rebounded, and the over-

In the coming weeks, coronavirus vac-

all market has only had to endure mod-

cines will become available to millions of

est corrections, the overall inventory of

Americans, propelling city residents who

unsold new and existing condominiums

temporarily fled San Francisco to return.

has increased by over 35 percent from

While this pandemic will permanently

the same time a year ago. Fortunately,

alter certain aspects of future condomin-

The Serif, a 242-residence con-

the months of remaining inventory (the

ium building design, this crisis's market

number of months it would take to sell all

effects will pass. Unlike the Great Reces-

dominium building, is set to

the unsold condominium inventory) is 4.4

sion, where a dark shadow lingered over

months. With a balanced market defined

San Francisco's condominium market

at 6.0 months, San Francisco's inventory

years after it had recovered, this recession

Handel Architects, the develop-

condition is only a minor headwind. The

will likely result in the opposite outcome.

market's unsold inventory is in stark con-

With developer and investor appetite to

ment will also include an adjoin-

trast to San Francisco's apartment mar-

build future apartments in the city waning,

ket, where the vacancy rate, according to

building new condominiums will become

CoStar, currently exceeds 25 percent, the

the more compelling option.

CONDO DEVELOPMENTS TO WATCH IN 2021 The following three communities

highest vacancy rate the city has experienced in over 40 years.

While the media has drawn parallels between the COVID-19 induced recession and the Great Recession, some notable differ-

Miles Garber is the vice president of research at Polaris Pacific, the largest brokerage firm of new condominiums on the West Coast. He runs the research consulting division and oversees the Polaris Pacific Report, a monthly market intelligence report that tracks sales prices and absorption rates of new residential condominiums.

will be the most notable condominium developments to open in 2021.

open in the spring of 2021. Developed by L37 and designed by

ing 236-room LINE Hotel. This boutique hotel brand has gained a cult following for its designforward hotels, culinary delicacies, and nightlife offerings.

At the same time, Quinn, a 38unit condominium development

ences exist between the condominium

in the South of Market neighbor-

market's performance during these two

hood, will enter the market. The

recessions. First, San Francisco delivered minimal new condominiums in the past few years. From 2018 through the end of

community, developed by the Presidio Bay Development and

2020, San Francisco will have delivered

designed by RG Architecture, is

approximately 2,500 new condominiums.

slated to enter the market in the

In the three years leading up to the Great Recession (2006-2008), the market built over 4,500 condominiums. Additionally, San Francisco built over 2,000 condomini-

Spring of 2021.

Another to enter the market in

ums in 2008 alone. The San Francisco sup-

the coming year will be 2238

ply overhang is minimal compared to 2008,

Market Street, a five-story bou-

when prices fell by over 30 percent.

Another stark contrast has been the

tique condominium development in the Castro/Upper Market

number of new-construction buyers

neighborhood. Developed by

who have chosen to close escrow during

Prado Group and designed by

the pandemic. At the new communities

BAR Architects, the community

that Polaris Pacific is selling, more than 90 percent of buyers closed escrow. In contrast, during the Great Recession, less

consists of 44 condominiums, 5,200 square feet of ground-floor

than half of in-contract condominium

retail space. 2238 Market will be

buyers closed escrow following the fall

a mixture of new construction

of Lehman Brothers. The third difference is the buyers' view that the pandemic is an external shock, more akin to 9/11. In

28

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SHERIDAN REPORT

COLUMN

COVID Crossroads w r i t t e n b y M AT T H E W C . S H E R I DA N

Industry experts have contradictory predictions for what 2021 has in store for our housing market.

J

since March 2020, primarily focused in the professional, scientific, and technical services. And with the ongoing failure of the local school district to return to in-person learning, the private educational sector saw sizable gains, climbing by 2,000 jobs.

ust after Thanksgiving, San

closely to the public health mandates,

Francisco Mayor London Breed

San Francisco’s approach was heralded

Eight months in to the pandemic, SFMD

issued a statement everyone

as a success story.

still has a long road of recovery to claw back the remaining 111,500 jobs that

feared was coming: San FranThat success translated into impressive

disappeared this past spring. Job losses

county, had fallen back into Califor-

jobs gains too. Beginning in May, the

year-over-year stood at 9.3% in October,

nia’s purple tier designation, which

San Francisco Metro Division (SFMD),

while San Jose’s MSA was far lower at

meant that stringent restrictions would

which includes San Mateo county, had

5.9% in lost employment, and the East

be reimposed upon businesses and

steadily added back nearly 80,000 jobs.

Bay continued to struggle with 10.5%

residents. In a little over a month, the

This was after losing almost 190,000 jobs

annual job losses.

city’s case rate had exploded from near

in the months of March and April when

all-time lows in mid-October, closely

the shelter-in-place orders were insti-

In the months to come, keep an eye

mirroring the national resurgence of

tuted. Across the city, parklets and street

on the monthly initial unemployment

the deadly coronavirus. Weeks earlier,

closures have sprung up, which has al-

claims. This trailing indicator published

the policy of limited in-door seating at

lowed restaurants to move more dining

by the State of California indicates

restaurants had been repealed as the

outdoors. In parts of North Beach, the

emerging unemployment. The local

numbers began to tick up. Now, a late-

neighborhood rightfully feels like an

data release lags two to three months

night curfew as been imposed—along

Italian piazza now with tables lining the

behind the statewide numbers (at the

with the closure of gyms, museums,

streets and sidewalks.

time of this writing in early December,

cisco, along with San Mateo

the data was compiled through Septem-

and places of worship.

30

jobs, the largest month-over increase

October saw San Francisco’s unem-

ber). During March and April, when the

For months, epidemiologists and his-

ployment rate continue to decline

shelter-in-place order was issued, initial

torians had warned that, much like the

to 6.9% from April’s historic high of

claims mushroomed to over 100,000.

great influenza pandemic of 1918, the

12.1%. Jobs gains reported by the state’s

Over the next four months, the rate

fall season—with its colder temperatures

Employment Development Depart-

stabilized, averaging just under 24,000

pushing people to congregate inside—

ment showed the San Francisco Metro

claims per month, but in September it

would lead to a higher infection rate

Division had added 16,000 jobs in

jumped to 40,000. In total, some 237,952

than the previous spring. As predicted,

October, up significantly from Septem-

San Franciscans have filed initial unem-

that insight became reality.

ber’s miserable gain of only 1,300 jobs.

ployment claims since the start of the

Given the strides the city had made in

pandemic (this data includes workers

Over the summer, San Francisco’s care-

reopening, it was not unsurprising that

who have filed more than once). To

fully scripted reopening measures re-

the leisure and hospitality category

note, San Francisco has an estimated

sulted in noticeably low case counts and

saw a sizable improvement; increasing

population of 897,806.

hospitalizations, leading to the reopen-

by 7,200 jobs—with food services and

ing of businesses impacted by the local

drinking places responsible for 86% of

Since the beginning of the crisis, this

health restrictions. Thanks to the leader-

the growth, while the arts, entertain-

column has documented what many

ship of the mayor and a particularly ag-

ment, and recreation saw gains as well,

now refer to as the Great Exodus of

gressive health department, along with

as did hotel and motels. Professional

San Franciscans escaping the city fol-

a population that generally adhered

and business services boosted by 5,000

lowing the arrival of the coronavirus

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31

Employment Growth

and the imposition of public health and

10.0%

work restrictions. Thanks to the trifecta

5.0%

of San Francisco’s density, tech’s remote work rules, and lack of affordable hous-

0.0%

ing, many took the cue and headed else-

-5.0%

where. The signs of this mass migration

San Francisco

-10.0%

are everywhere: lower rents, high vacan-

San Jose

cies, empty streets.

-15.0% -20.0% 2015

2016

2017

2018

2019

Source: Cal. E.D.D.

2020 Metro Area; Year Over Year; Non-Farm

Now the first hard evidence of this seismic shift in demographics has appeared with the recent reporting by an upstart local news site, Public Comment. An industrious reporter there obtained data provided by the Unites State Postal Service, showcas-

Jobs

ing the change-of-address requests in San

75,000

Francisco between March and November last year. According to the article, over

25,000

120,000 change-of-address requests had

-25,000

originated in the city with a large majority moving out of San Francisco. Top

-75,000

destinations were Las Vegas, Florida, and

-125,000 -175,000

Denver, while popular former hot spots 2015

2016

2017

2018

Source: Cal. E.D.D.

2019

2020

Monthly; San Francisco Metro Division; Non-Farm

Polk Gulch/Nob Hill, SOMA, Mission Bay, and Inner Mission experienced the most households fleeing the city. Flight to suburban Bay Area locales was noticeable, but a significant percentage—28% —was churn within in the city of renters and owners seeking greener pastures in more favor-

Initial Unemployment Claims

able neighborhoods.

60,000 50,000

“The exodus out is over,” stated James

40,000

Wavro, managing broker at J. Wavro As-

30,000

sociates, a relocation and property leasing

20,000

firm in San Francisco. He believes the

10,000

current glut of vacancies will be filled by the next generations—more Millenials and

0 2015

2016

2017

2018

2019

2020 Monthly; San Francisco

Source: Cal. E.D.D.

Gen Z—coming to San Francisco. Wavro, who also serves as the vice president of the Professional Property Managers Association of San Francisco, reports that it will take some time to work through the rental market’s excess inventory. “We’ve

Asking Rents

plateaued—and we’re starting to see the

15%

beginning of activity in the market.”

10%

Others are less optimistic about San Fran-

5%

cisco’s path to recovery. “We do not feel this is a temporary short-term condition—

0% -5% -10%

2015

as initially anticipated in March,” reported

San Francisco

Curt Cournale, president of Cournale &

Oakland 2016

2017

Source: REIS

32

JANUARY 2021 | SF APARTMENT MAGAZINE

2018

2019

2020

Year over Year; Class B/C Buildings

Co., a property management firm in business for 75 years in the city. “The rental market has undergone a significant reset

Home Appreciation

in San Francisco.” Curt believes rents will take some time to return to the rates seen

20%

earlier last year. “We’ve been preparing with clients in regard to the exodus of tenants, and about the fact that rents are

10%

dropping dramatically.”

0%

Brian Brown, director of leasing and relocation at Vanguard Properties, likens the current rental market to an anthill that got kicked over. “All the ants scurried out and

-10% 2015

2016

2017

2018

Source: S&P/Case-Shiller

2019

2020

Year-Over-Year Change; Seasonally Adjusted; Bay Area

many left; while others stayed to rebuild,” said Brown. “Scurrying to get another bedroom, a bigger workspace, a better neighborhood.” A measurement tool he likes to use for market conditions is the number of rental listings on Craigslist. “In the last week in April, 5,600 listings were advertised—today there are 11,800—it’s more than doubled.” He points out that the numbers exclude available units not being advertised—which means the real number is probably much higher.

Mortgage Rates 6.0% 5.0% 4.0% 3.0% 30-Yr FRM

2.0%

5-YR ARM

1.0% 2015

By and far, prospective tenants these days are locals, he reports. “Of those applying,

2016

2017

2018

2019

2020

Source: Freddie Mac

Monthly Averages

98% are already San Franciscans,” observed Brown. Wavro noted that now is the time for tenants looking for a deal: “You have two or three months of a soft market and then we’ll see it tighten up.”

Most professionals in the business report that asking rents are down by 25%. Erston

2.5% 2.0%

Pearcy, a leasing agent with Cournale &

1.5%

Co., confirmed this figure and said that,

1.0%

after a lower rental rate, “parking and

0.5%

laundry are the top items tenants are after, and everyone is negotiating.” Erston’s colleague, Cournale, recognizes that

Federal Funds Rate

3.0%

0.0% 2010

2012

2014

2016

2018

Source: Federal Reserve System

2020 Monthly Averages

tenants are very cognizant of the market. “Some tenants have asked twice over the last six months for rent reductions as they’ve noticed what’s going on in the buildings they live in and what’s happening around their neighborhoods.”

While employment and rental rates are a key indicator to the region’s economy, helpful and early insight on the reopening can be obtained from companies that specialize in the relocation of new or transferring employees into the region.

Sheridan Report… continued on page 58

Gross Domestic Product 40% 30% 20% 10% 0% -10% -20% -30% -40%

2015

2016

2017

2018

2019

2020

Source: US Bureau of Economic Analysis

SF APARTMENT MAGAZINE | JANUARY 2021

33

COLUMN

PLANNING AHEAD

Dot Your (ADU) I’s w r i t t e n b y T HOM A S P. T U N N Y & M A R K L OPE R

Everything you need to know about Prop. H and planning for ADUs in the new year.

Proposition H Adopted by Voters

Districts, for Limited Commercial Uses,

Proposition H was adopted by the

and for Limited Corner Commercial

voters at this November’s election.

Uses. These change of use permits can

Titled the “Save Our Small Businesses

now be approved over-the-counter.

Initiative,” the ordinance gives existing

required and any new restaurant may only occupy a space where the last use was a restaurant.

• Arts Activities and Social Service or Philanthropic Facilities are now principally permitted on all floors.

• Formula retail controls (conditional use authorization required) were not changed by the initiative.

businesses more flexibility in their op-

Permitted Uses

erations, and speeds approvals for new

In all NC Districts except for the

Approval Process

businesses in the City’s Neighborhood

Mission Street NC, 24th Street-Mission

Requires the creation of a streamlined

Commercial (NC) Zoning Districts. The

NC, and SOMA NC, more principally

review and inspection process for prin-

initiative reduces the approval require-

permitted and conditionally permitted

cipally permitted storefront uses in NC

ment for many uses from a conditional

uses are now allowed:

Districts with a target approval in 30

use authorization from the Planning Commission to an over-the-counter ad-

days or less. The City is in the process of • Non-Retail Sales and Services

implementing these new procedures:

ministrative approval. Restrictions on

(e.g., office uses) are principally

office uses are relaxed. The initiative

permitted on upper floors and

eliminates neighborhood notification

permitted with a conditional use

permits to remedy that error be pri-

for changes to a principally permitted

authorization on the ground floor.

oritized and have fees waived;

• Requires that in cases of City error,

use and provides existing businesses with greater flexibility to adapt their

• General Entertainment, Movie

• Establishes policy to allow restau-

operations in response to the CO-

Theaters, Community Facilities,

rant table service within parklets in

VID-19 pandemic and shifting retail

Restaurants, Limited Restaurants,

addition to the existing use of par-

landscape. The initiative calls upon

Animal Hospitals, and Retail Pro-

klets by any member of the public;

the city to streamline the approval for

fessional Services (e.g., realtors,

and

small businesses to 30 days.

accountants, insurance agents) are now principally permitted where

• Locks-in the initiative’s provisions

In particular, the initiative provides

currently permitted with a condi-

for 3 years from passage, except to

as follows:

tional use authorization, and condi-

further relax restrictions.

tionally permitted where currently

34

Neighborhood Notification

not permitted. Restaurant controls

Neighborhood notifications has been

were not changed in the North

Processing ADU Applications Moves to Planning

eliminated for new principally permit-

Beach Special Use District, where

In an effort to ease the administrative

ted uses in Neighborhood Commercial

a conditional use authorization is

burden on The Department of Building

JANUARY 2021 | SF APARTMENT MAGAZINE

S A N F R A N C I S C O A PA R T M E N T A S S O C I AT I O N

S TA R S AWA R D S

Showcasing the Best of San Francisco’s Rental Housing Community

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35

sfaa sfaa 2021 What You Need to Know

Inspection (DBI) and hasten the approval of ADUs, the city has shifted the intake and processing of ADU applications from DBI to the Planning Department. This includes new applications for ADUs and work related to ADU construction, such as expansions required for an ADU, excavations required for an ADU, new construction for a detached ADU, and interior remodel work to create independent access to the ADU.

2021 SFAA UPDATES

Applications consist of the standard Plan-

UPCOMING CLASSES

ADU checklist form, the ADU screening

During the pandemic, the monthly SFAA member meetings and classes will be held virtually. For member meeting topics and schedules, go to www.sfaa.org. For a list of virtual SFAA classes, turn to the calendar on page 42.

ning Department Project Application, the form, a fixture count form for the PUC, and a PDF of the project plans. Applications are submitted online at a new, easy-to-use website just for ADUs. The application can be a full building permit or a site permit with addenda.

VIRTUAL MEMBER MEETINGS MONDAY, JANUARY 25 Virtual Marketing Sponsored by Great Escape Fire Escape 1:00 pm MONDAY, FEBRUARY 15 Compliance Through COVID-19 Sponsored by Yardi and AEC Alarms 1:00pm

SFAA 2021 LEASE UPDATE The SFAA lease committee is reviewing and making updates to the current lease. Visit www.sfaa.org at the end of January for more information.

Once the application is submitted, Planning will send the applicant a confirmation email with the planning application number. Planning’s Property Information Map (PIM) will provide updates about the application. It will take one day for the record to appear in the PIM. A planner will email the applicant about next steps within 14 business days. The application still will be routed as before to other city agencies having jurisdiction over the proposed work for review, including DBI. Once the permit is approved, Planning will coordinate with the applicant to verify their licensed contractor information and for payment of fees. Planning will email the job

SFAA OFFICE CLOSURE The SFFA office will remain closed during the shelter-in-place mandate. However, SFAA staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the association help you. Email MemberQuestions@sfaa.org to have your questions and concerns promptly addressed.

card to start construction.

Starting in 2021, residential projects in California with on-site affordable housing can get a density bonus of up to 50%. Currently, under Government Code Section 65915— commonly known as the Density Bonus Law—the maximum bonus is 35%. The bonus is available for projects that include 11% very low income below market rate (BMR) units, 20% low income BMRs, or 40% moderate income BMRs. Under a new law that flew somewhat under the radar during

San Francisco Apartment Association

the last legislative session in Sacramento, a 50% bonus is available with increased

265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112 Planning Ahead… continued on page 52

36

JANUARY 2021 | SF APARTMENT MAGAZINE

sfaa’s Lunch & Learn

Is Your Unit Move-In Ready?

DATE & TIME:

REGISTRATION:

Wednesday, January 6, 2021 12:00 pm to 1:00 pm

Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org

COST

All cancellations must be made 72 hours prior to the class to receive a full refund.

Members: $25 Nonmembers: $40

sfaa’s

Mold & Fungi Awareness MOLD AND FUNGI AWARENESS WEBINAR Mold and fungus issues on your property can be costly and lead to litigation Our training can give you the skills you need to deal with mold related situations while keeping your staff safe, your costs down and you liability low.

Who should attend: leasing agents, porters, managers, maintenance, janitorial staff that may come in contact with water damage, construction defects, flood, etc.

Benchmark has been training the Multi-Family industry for over 20 years on environmental issues.

Once you complete the registration you will be sent a separate link to register for the Zoom webinar systems.

Upon completion you will be sent the event access ID.

class

DATE & TIME: Tuesday, January 26, 2021 10:00 am to 12:00 pm

REGISTRATION: Contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org

COST Members: $100 Nonmembers: $200

All cancellations must be made 72 hours prior to the class to receive a full refund.

SF APARTMENT MAGAZINE | JANUARY 2021

37

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JANUARY 2021 | SF APARTMENT MAGAZINE

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extra extra

read all about it In San Francisco, managing and owning rental property can be a tough business. Keep your manager up to date with the latest news, legislation, trends and analysis of the industry.

SFAA members can now send their managers or friends SF Apartment Magazine for only $65 a year.

Subscriptions must be registered and billed to an SFAA member.

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JANUARY 2021 | SF APARTMENT MAGAZINE

sf.0219.rentals-in-sf.pdf

1

2/6/19

7:16 AM

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sfaa 2 2021calendar

sfaa

January

WEDNESDAY, JANUARY 6 Lunch & Learn Is Your Unit Move-In Ready? Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $25 Non Members $40

MONDAY, JANUARY 11 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, JANUARY 13 Lunch & Learn Documenting Rental Policies Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $25 Non Members $40

THURSDAY, JANUARY 14 Dealing With Nonpayment of Rent In COVID-19 Era Zoom Webinar System 10:00am- 11:00am Members : $25 Non Members: $40

MONDAY, JANUARY 18 Virtual Member Meeting Virtual Marketing Sponsored by: Great Escape Fire Escape 1:00 p.m.

WEDNESDAY, JANUARY 20 Lunch & Learn Setting Rental Rates Webinar Zoom Webinar System 12:00 p.m. to. 3:00 p.m.

Members $25 Non Members $50

FRIDAY, JANUARY 22 Unit Registration Update Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Members $25 Non Members $40

TUESDAY, JANUARY 26 Mold and Fungi Awareness Zoom Webinar System 10:00am-12:00pm Members $100 Non Members $200

SFAA MEMBER MEETINGS WILL BE HELD VIRTUALLY UNTIL FURTHER NOTICE DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG.

WEDNESDAY, JANUARY 27 Lunch & Learn Advertising/ Marketing Webinar Zoom Webinar System 12:00 p.m. to. 3:00 p.m.

Members $25 Non Members $50

February MONDAY, FEBRUARY 1 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, FEBRUARY 3 Lunch & Learn Showings Webinar Zoom Webinar System 12:00 p.m. to. 3:00 p.m.

Members $25 Non Members $50

WEDNESDAY, FEBRUARY 17 Lunch & Learn Application Process Webinar Zoom Webinar System 12:00 p.m. to. 3:00 p.m.

Members $25 Non Members $50

WEDNESDAY, FEBRUARY 24 Lunch & Learn Lease Documents Webinar Zoom Webinar System 12:00 p.m. to. 3:00 p.m.

Members $25 Non Members $50

42

JANUARY 2021 | SF APARTMENT MAGAZINE

WEDNESDAY, FEBRUARY 10 Lunch & Learn Virtual Tours Webinar Zoom Webinar System 12:00 p.m. to. 3:00 p.m.

Members $25 Non Members $50

MONDAY, FEBRUARY 15 Virtual Member Meeting Compliance Through Covid-19 Sponsored by: Yardi Yardi and AEC Alarms 1:00 p.m.

join online at sfaa.org or call 415.255.2288

2021 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$25.00

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board.

This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999.

ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

2015-2016

$18.50

SFAA’S

TENANT SCREENING SERVICE THROUGH INTELLIRENT STEP 1:

Create a free account at sfaa. myintellirent.com/agent-signup.

STEP 2:

Invite an applicant to apply via an online application customized to SFAA’s criteria.

You can also publish your available rental on Intellirent across mulitple ILSs. RATES

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices.

Renters pay the $40 application fee, which covers your costs.

For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”

Please note that the maximum you can charge a tenant for screening services is $49.12.

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

CAPITAL IMPROVEMENTS

The capital improvement interest rates for 3/1/20 through 2/28/21 are listed below: AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

2.1%

.01281

10 YEARS

2.2%

.00929

15 YEARS

2.4%

.00662

20 YEARS

2.5%

.00530

INTEREST ON DEPOSITS Deposits include all tenant monies that the owner holds, regardless of what they are called. At the landlord’s option, the payment may be made directly to the tenant or by allowing the tenant to deduct the amount of interest due from the rental payment.

INTEREST ON DEPOSITS PERIOD

AMOUNT

03/01/20 - 02/29/21

2.2%

03/01/19 - 02/29/20

2.2%

03/01/18 - 02/28/19

1.2%

03/01/17 - 02/28/18

0.6%

03/01/16 - 02/28/17

0.2%

2014-2015

$18.00

2013-2014

$14.50

03/01/15 - 02/29/16

0.1%

2012-2013

$14.50

03/01/14 - 02/28/15

0.3%

2011-2012

$14.50

03/01/13 - 02/28/14

0.4%

2010-2011

$14.50

03/01/12 - 02/28/13

0.4%

2009-2010

$14.50

03/01/11 - 02/29/12

0.4%

2008-2009

$14.50

03/01/10 - 02/28/11

0.9%

2007-2008

$13.00

2006-2007

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

$11.00

03/01/07 - 02/29/08

5.2%

2005-2006

$10.00

03/01/06 - 02/28/07

3.7%

2004-2005

$11.00

2003-2004

$21.50

2002-2003

$21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

ALLOWABLE RENT INCREASES

2021 – 2022: .7%

Effective March 1, 2021, through February 28, 2022, the allowable annual rent increase is .7%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.

ALLOWABLE RENT INCREASES PERIOD

AMOUNT

03/01/21 - 02/28/22

.7%

03/01/20 - 02/29/21

1.8%

03/01/19 - 02/29/20

2.6%

03/01/18 - 02/28/19

1.6%

03/01/17 - 02/28/18

2.2%

03/01/16 - 02/29/17

1.6%

03/01/15 - 02/29/16

1.9%

03/01/14 - 02/28/15

1.0%

03/01/13 - 02/28/14

1.9%

03/01/12 - 02/28/13

1.9%

03/01/11 - 02/29/12

0.5%

03/01/10 - 02/28/11

0.1%

03/01/09 - 02/28/10

2.2%

03/01/08 - 02/28/09

2.0%

03/01/07 - 02/29/08

1.5%

03/01/06 - 02/28/07

1.7%

SAN FRANCISCO RENT BOARD 25 Van Ness Avenue #320 San Francisco, CA 94102 415-252-4600 www.sfgov.org/rentboard

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

415-252-4600

& information

sfgov.org/rentboard

SF APARTMENT MAGAZINE | JANUARY 2021

43

sfaa professional

services directory 1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY 415-244-1339 www./firstexchange.com/ HERITAGE CAPITAL ADVISORS Eric Scaff 415-834-1031 www.heritagecap.com LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com REAL ESTATE TRANSITION SOLUTIONS Austin Bowlin (206) 686-2211 aabowlin@re-transition.com

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP Elizabeth Shwiff 415-291-8600 x232 www.slpconsults.com THOMAS K. JUE CONSULTING Thomas K. Jue 925-628-0069 thomasjue@yahoo.com

ALARM COMPANY

AEC ALARMS Stephanie Chen 408-298-8888 Ext: 121 sc36@aec-alarms.com

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 www.openscopestudio.com Q ARCHITECTURE Dawn Ma www.que-arch.com

415-695-2700

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION Rene A. Engelen www.ppmaofsf.org

ATTORNEYS

BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law CHONG LAW Dolores Chong DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

44

415-409-7611

415-438-7807 415-753-3811

JANUARY 2021 | SF APARTMENT MAGAZINE

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com

LAW OFFICE OF JULIANA E. PISANI 415-800-7562 Juliana Pisani Juliana@jpisanilaw.com

FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070

LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

FISHER & PHILLIPS, LLP Jason Gellar www.fisherphillips.com

415-490-9020

FRIED & WILLIAMS LLP Clifford E. Fried www.friedwilliams.com

415-421-0100

GOLDFARB & LIPMAN LLP Erica Williams 510-836-6336 eorcharton@goldfarblipman.com goldfarblipman.com GOLDSTEIN, GELLMAN, ET AL, LLP Brett Gladstone 415-673-5600 x 238 www.g3mh.com HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

415-861-8800

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net JACOBSON LAW PC Isaac@jacobsonlawsf.com 415-421-0100 KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com LAW OFFICES OF FRANCISCO GUTIERREZ Francisco Gutierrez 415-805-6508 francisco@gtzlegal.com LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net THE LAW OFFICES OF KIMBALL, TIREY & ST. JOHN LLP Daniel Kimball 800-525-1690 www.kts-law.com LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net

THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net LAW OFFICE OF KEVIN P. GREENQUIST Kevin Greenquist 415-977-0444x234 www.ztalaw.com MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com NICHOLAS GOLDMAN LAW Nicholas Goldman 415-350-8740 nicholas@nicholasgoldmanlaw.com O’GRADY LAW GROUP John O’Grady john@ogradylaw.com www.ogradylaw.com

415-986-8500

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com TOUR-SARKISSIAN LAW OFFICES Christine Tour-Sarkissian 415-626-7744 www.tslo.com TRN LAW ASSOCIATES Tiffany Norman tiffany@trnlaw.com

415-823-4566

WASSERMAN-STERN David Wasserman 415-567-9600 www.wassermanstern.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

ZACKS, FREEDMAN & PATTERSON, P.C. Andrew M. Zacks 415-956-8100 www.zfplaw.com

ZANGHI TORRES ARSHAWSKY, LLP John P. Zanghi 415-977-0444 www.zatlaw.com

ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

BEDBUG DETECTION

GREAT ESCAPE SERVICES Rich Henderson 415-566-1479 www.greatescapeservice.com

CROWN & SHIELD PEST SOLUTIONSPREMIER Aurora Vidaca 888-970-1927 aurora@crownandshieldpestsolutions.com www.crownandshieldpestsolutions.com SCENT TEK Brent & Kevin Youngblood 415-933-0879 www.scent-tek.com

CLEANING SERVICES

BIO-ONE EAST BAY Sandy Magan info@biooneeastbay.com

510-274-1548

OPTIMUS BUILDING SERVICES Claudia Giraldo 650-290-4607 optimusbuildingservices.com

CONSULTANTS: PERMITS & PLANNING

CENTER FOR SUSTAINABLE ENERGY Sarah Bliss 858-633-8099 sarah.bliss@energycenter.org EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS

AGUILEAR CONSTRUCTION COMPANY Javier Aguilear 707-495-3932 javier@aguileraco.com SKYLIGHT REMODLING Josh Levitan contact@skylight.com www.skylight.com

800-961-2580

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

GOROVERGO Laura Ericson 832-977-6830 laura.ericson@echemail.com www.gorovergo.com

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

ENERGY SERVICES / GAS & ELECTRIC

PACIFIC GAS & ELECTRIC COMPANY Sebastian Conn 415-972-5201 www.pge.com

ENVIRONMENTAL CONSULTING

P.W. STEPHENS ENVIRONMENTAL Sheri Buenz 510-651-9506 sherib@pwsei.com

FIRE ESCAPE INSPECTION & MAINTENANCE

415-279-6113

FIRE PROTECTION CONTRACTORS

AEC ALARMS

408-298-8888 Ext: 121 SFfire@aec-alarms.com BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com BELL FIRE AND LIFE SAFETY Marc Belluomin 650-580-5306 bellfire365@gmail.com

LENDING / FINANCIAL SERVICES

COUNTERPOINTE SRE David Snow 855-431-4000 www.counterpointeSRE.com FIRST FOUNDATION BANK Michelle Li www.ff-inc.com

415-794-2176

LENDING / FULL SERVICE BANKS

LUTHER BURBANK SAVINGS Gabriel Basso 510-601-2400 www.lutherburbanksavings.com

LENDING / INSTITUTIONS

CHASE APARTMENT LENDING Andre C. Ferrigno 415-644-2171

COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com

CHASE COMMERCIAL TERM LENDING Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking

EMERGENCY SYSTEMS, INC. Eric Hagerman (415) 564-0400 esmfire@earthlink.net

CHASE COMMERCIAL LENDING Ingrid Marlow 650-737-6212

MAZZY’S FIRE PROTECTION Scott Mazzarella 415-665-5553 www.mazzysfire.com

GARBAGE COLLECTION SERVICES

RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.com RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com

HARDWARE GRAINGER Mark D. Sheddon

800-472-4643

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 www.arm-i.com BARBARY INSURANCE BROKERAGE Gerald Becerra 415-788-4700 www.barbaryinsurance.com BIDDLE-SHAW INSURANCE SERVICES, INC Greg Holl 415-586-7200 www.biddleshaw.com COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com GORDON ASSOCIATES INSURANCE SERVICES Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

LOCKSMITHS

CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086 WARMAN SECURITY Peter Badertscher www.warmansecurity.com

415-775-8513

MAINTENANCE REPAIR SERVICE

CITY REPAIR SERVICES Fernando Fonesca 415-602-6524 contact@citycarerepair.com MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com ONE STOP MAINTENANCE & PROPERTY SERVICES Lupe Villaloblos 408-829-0727 www.sf1stop.com WEST COAST PROPERTY MANAGEMENT Joseph Keng 415-885-6970 ext. 101 www.wcpm.com

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE Matthew Tom 415-782-8940 mtom@sfbar.org

MORTGAGE BROKER THE RINCON GROUP Casey Wright

415-622-7450

ORGANIC WASTE SOLUTIONS

ECOSAFE ZERO WASTE, INC. Daniel Redick 310-569-0624 ecosafezerowaste.com Daniel@EcoSafeZeroWaste.com

925-495-9922

SF APARTMENT MAGAZINE | JANUARY 2021

45

PAINTING CONTRACTORS KRUITPAINTING, INC. Pieter Kruit www.kruitpainting.com

415-254-7818

PAC WEST PAINTING INC. Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com PETERS PAINTING SERVICES Peter Pantazelos 415-647-4722 www.peterspainting.com TARA PRO PAINTING INC. Brian Layden www.tarapropainting.com

415-334-3277

PAINTING SUPPLIES SHERWIN-WILLIAMS Khuat Hoang Sw7276362@Sherwin.com

415-576-1043

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Vidaca 888-970-1927 aurora@crownandshieldpestsolutions.com

property management The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 10.

ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com

PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com

AMERICAN MARKETING SYSTEMS INC. Robb Fleischer 415-447-2020 www.amsires.com

PROGRESSIVE PROPERTY GROUP Dace Dislere & Joe Gillach 415-515-4329

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com DEWOLF William Talmage www.dewolfsf.com

415-221-2032

GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com GREENTREE PROPERTY MANAGEMENT 415-828-8757 www.greentreepmco.com

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.sutroproperties.com

PLUMBING SERVICES

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com R & L PLUMBING Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

PROPERTY MANAGEMENT

ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 www.alexandersonproperties.com AMORE REAL ESTATE, INC Jerry Hsieh 415-567-4800 www.amoresf.com BORN PROPERTY MANAGEMENT Jason Born 650-271-7048 x 111 Jason@bornpm.com BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

415-608-3050

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com CHANDLER PROPERTIES Carolyn Chandler 415-921-5733 www.chandlerproperties.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com DEWOLF REALTY CO. INC. William A. Talmage www.dewolfsf.com

415-221-2032

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

EQUITY ONE Brenda M. Obra www.equity1sf.com

415-441-1200

GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com

J. WAVRO PROPERTY MANAGEMENT James Wavro 415-509-3456

WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com

GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 www.goodwin-realty.com

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

GREENTREE PROPERTY MANAGEMENT Mike McCamish 415-828-8757 www.greentreepmco.com

415-648-1516

PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net

46

members

JANUARY 2021 | SF APARTMENT MAGAZINE

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com HANFORD•FREUND & CO. J. Timothy Falvey www.hanfordfreund.com

415-981-5780

ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 kristine@rockawayresidential.com

ALAIN PINEL INVESTMENT GROUP Jay Greenberg 415-593-8615 www.aprinvestmentgroup.com

HRH REAL ESTATE SERVICES Julie Crain-Wilson (415) 944-7450 info@hrhrealestate.com

ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com

ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com

INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc

SC PROPERTY MANAGEMENT Robert Guglielmi 650-342-3030 bob.guglielmi@scpropsm.com

BAY AREA PREMIER PROPERTIES Peter Fisler 415-606-6621 www.bayareapremierproperties.com

JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net

SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com

BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com

SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com

COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com

SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com

COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com

HOGAN & VEST INC. Simon Wong hoganvest.com

415-421-7116

JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

415-648-1516

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com MW PROPERTY GROUP Marc Wilson 415-640-5807 marc@mwpropertygroupco.com MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com PACIFIC UNION INTERNATIONAL PROPERTY MANAGEMENT Susan Lucas 415-722-4724 www.pacunionpm.com PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584 jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com/ W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WOOD PARTNERS Melissa Rankin 628-251-1101 melissa.rankin@woodpartners.com

PROPERTY MANAGEMENT SOFTWARE

COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com CORCORAN COMMERCIAL Jeremy Williams (415) 932-9846 jeremy@jeremywilliams.com jeremywilliams.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

HRH REAL ESTATE SERVICES Julie Crain-Wilson (415) 944-7450 info@hrhrealestate.com

STESSA Victor Perez www.stessa.com

626-524-4931

ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.com

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

YMPG MANAGEMENT Yelena Glezer 415-260-6325 yglezer@ympg-management.com

REAL ESTATE APPRAISALS MARK WATTS COMMERCIAL APPRAISAL Mark Watts 415-990-0025 www.markwattscommercialappraisal.com

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mark Bonn 415-614-4354 mbonn@apr.com

(415) 370-7077

KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 LESLIE BURNLEY Leslie Burnley leslie.j.burnley@gmail.com leslieburnley.com

415-717-8709

MARCUS & MILLICHAP David Nelson 415-312-2245 dnelson@MarcusMillichap.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com PACIFIC UNION COMMERCIAL Stephen Pugh spugh@pacunion.com

SF APARTMENT MAGAZINE | JANUARY 2021

47

sfaa sfaa 2021 membership application

Thank you for joining the San Francisco Apartment Association. SFAA is dedicated to educating, advocating for and supporting the Rental Housing Community so that its members operate ethically, fairly and profitably. Please consult a tax preparer in advance to determine deductibility for your tax situation. Membership fees are subject to change.

MEMBERSHIP LEVEL & COST

Units

Base Fee

Units Fee

1-22

$420 +

$6.50 per unit =

23 +

$375 +

$8.50 per unit =

Base Fee

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

TOTAL AMOUNT:

Unit Fee

URBAN GROUP REAL ESTATE Louis Cornejo 415-863-1775 louis@urbangroupsf.com

1-22

$520 +

$4.00 per unit =

$475 +

$6.00 per unit =

REFINISHING / RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO Claire Gray 415-673-4211 www.miraclemethod.com

TOTAL AMOUNT:

ASSOCIATE MEMBER DUES: $495 CONTACT INFORMATION

RENT BOARD PETITIONS

Contact Person

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net

Company/Title Address City

State

REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com

Zip

Mobile Phone Email Address

RENT BOARD PASSTHROUGHS Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

Website PAYMENT METHOD

Check

STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com

MARCUS MILLICHAP Clinton C. Textor III 415-425-9123 www.marcusmillichap.com

23 + TOTAL UNIT AMOUNT:

SHAMROCK REAL ESTATE COMPANY Trent Moore 415-359-2400 www.shamrocksf.com

ALAIN PINEL INVESTMENT GROUP Trigg Splenda 415-593-8616

MANAGEMENT COMPANY DUES Units

415-386-3111

REAL ESTATE INVESTMENTS

REGULAR MEMBER DUES

TOTAL UNIT AMOUNT:

S&L REALTY Robert Link www.slrealty-sf.com

Amex

MC

Visa

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date HOW DID YOU HEAR ABOUT US?

Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

RENTAL LISTING SERVICES APARTMENT LIST Alex Mashburn 678-467-0411 amashburn@apartmentlist.com

HRH REAL ESTATE SERVICES Julie Crain-Wilson (415) 944-7450 info@hrhrealestate.com MAZAL55 PROPERTIES Oren S. Bordo orenb55@gmail.com

415-279-2791

RESIDENTIAL LEASING

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

San Francisco Apartment Association 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112

48

JANUARY 2021 | SF APARTMENT MAGAZINE

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

415-509-3456

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

RELISTO Eric Baird www.relisto.com

415-236-6116

RENTALS IN S.F. Jackie Tom www.rentalsinsf.com

415-409-3263

RENTSFNOW Claussen 415-762-0213 kclaussen@veritasinv.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

ACCOUNTANTS

SECURITY

Shwiff, Levy & Polo

ADT-MULTI FAMILY Jeanette Mendez jjmendez@adt.com www.adt.com/smart-

562-712-7504

MARINA SECURITY SERVICES, INC. Sam Tadesse 415-722-1168 stadesse@marinasecurities.com www.marinasecurities.com

SEISMIC RETROFIT & STRUCTURAL ENGINEERING BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

SGDM, LLC George Mak www.sgdmllc.com

415-462-0619

W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

ALARM COMPANIES

AEC Alarms Emergency Systems ARCHITECTURE & DESIGN SERVICES

Openscope Studio ATTORNEYS

Fried & Williams, LLP One Stop Maintenance Pribuss Engineering West Coast Premier Construction

Great Escape Fire Escape Services LOCKSMITHS

SUBMETERS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Kruit Painting Pac West Painting Peter’s Painting Services PETITION SERVICES

Rent Board Passthroughs

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

19 38 38 40

CONSTRUCTION & RENOVATION SERVICES

FIRE ESCAPE SERVICE

WEST COAST PREMIER CONSTRUCTION, INC. Homy Sikaroudi, PhD, PE 510-271-0950 www.wcpc-inc.com

54

50 52 53 51

51 54 53 28 51 58

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Berendt Properties Gaetani Real Estate, Inc. Maven Maintenance Real Management Company Rentals in SF Structure Properties West Coast Property Management

6 60 29 39 41 13 41

REAL ESTATE BROKERS

Amore Real Estate 50 Coldwell Banker / McGue 25 Colliers / DeVincenti 2 Compass / Antonini 59 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 31 Corcoran / The Jones Team 15 Kay Properties & Investments, LLC 17 Kenney & Everest 50 Marcus & Millichap 20-21 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 50 Vanguard Properties / Kilby Stenkamp 52 UTILITIES BILLING SERVICES

Livable 40 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered. Advertisers in red are Associate Members of SFAA.

TENANT PLACEMENT & LISTING REALPAGE Stacy Blackwell www.realpage.com

972-820-3015

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com

WATER CONSERVATION SERVICE

SF PUBLIC UTILITIES COMMISSION Chandra Johnson 415-554-0704 www.conserve.sfwater.org

WATER DAMAGE SERVICE

FIRE AND WATER DAMAGE RECOVERY Maria Neumann 800-886-1801 www.waterdamagerecovery.net

WATERPROOFING

KELLEY PAINTING AND WATERPROOFING Mitchell Kelley 415-847-7883 www.kelleypaintingandwaterproofing.com

SF APARTMENT MAGAZINE | JANUARY 2021

49

Legal Q&A… continued from page 18

in themselves protected, but you should at least be mindful of how the information in that background check might lend itself to claims of discrimination.

—Justin A. Goodman

FOR ALL YOUR REAL ESTATE NEEDS SERVING SAN FRANCISCO PROPERTY OWNERS FOR OVER 50 YEARS

SALES INVESTMENTS PROPERTY MANAGEMENT 3001 LAGUNA STREET, SAN FRANCISCO CA 94123 (415) 567-4800 www.amoresf.com

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman is with Wasserman-Stern Law Offices and can be reached at 415-567-9600. Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100.

Mike Stack

Real Estate Advisor

Call or email me today for a free & private analysis of your property’s value.

415.580.9095 mikestack@vanguardsf.com MikeStackSF.com DRE# 01932 2 8 0

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Everest Mwamba, Realtor® BRE #01717299 (415) 377-2177 cell everest@everestmwamba.com

BRE #01984640

50

JANUARY 2021 | SF APARTMENT MAGAZINE

1569 Leavenworth Street San Francisco, CA 94109 Corporate BRE #01984640 (415) 929-0717 office everestmwamba.com

One Stop Maintenance and Property Service provides quality service solutions for both commercial and residential clients—guaranteed! We provide a superior level of painting, cleaning, janitorial, and handyman services to many satisfied customers.

Contact us today for a personal, no obligation consultation at (415) 404-0957 or email us at info@sf1stop.com

Surreal Estate… continued from page 14

control over the experiences of tenants, pits old against new, and positions housing providers against opportunities to promote

• COMMERCIAL • RESIDENTIAL • EXTERIOR • INTERIOR

• RESTORATION • WATERPROOFING • ENVIRONMENTAL • COLOR

better housing. This does not achieve the stated goal of the Rent Ordinance.

SFAA has led the way in court challenges to city ordinances, including a recent victory over an intrusive amendment to the buyout ordinance. SFAA was right on the law, but the Board of Supervisors passed that amendment unanimously, well aware of its legal infirmities. Can we do better than run interference? Maybe. Another lesson of the pandemic is that political engagement matters. In this writer’s humble (if optimistic) opinion, our industry members may find ways to expand outreach, increase community involvement, and (ultimately) win districts, so that we have a seat at the Supervisor table. The effects won’t be obvious tomorrow . . . but neither were the effects of the Rent Ordinance.

Justin A. Goodman is an attorney at Zacks, Freedman & Patterson.

sf.0319.great.escape.pdf

M

CM

MY

CY

3/3/19

6:34 PM

Keeping The San Francisco Bay Area Safe Since 1988

C

Y

1

FIRE ESCAPE SERVICE & MAINTENANCE

CMY

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Safety is our Top Priority FREE ESTIMATES

(415) 566-1479 www.greatescapeinc.com SF APARTMENT MAGAZINE | JANUARY 2021

51

Planning Ahead… continued from page 36

TALENT. COLLABORATION. SUCCESS.

affordability. Specifically, 15% very low income, 24% low income, or 44% moderate income allow the full 50% bonus.

The new state law, AB 2345, requires cities and counties to comply even if they have not yet updated local implementing ordinances. This means starting January 1, 2021, all jurisdictions in California are required to process projects proposing up to 50% additional density as long as those projects provide the additional BMRs in the “base” portion of the project, unless the locality already allows a bonus above 35%.

AB 2345 also lowered the BMR thresholds for concessions and incentives for projects

KILBY STENKAMP

with low income BMRs. For background, in

kilby@vanguardsf.com

trols that preclude a project from achieving

addition to waivers from development con-

415.370.7582

the density bonus it is guaranteed (with

DRE# 01208585

some narrow exceptions) in exchange for on-site BMRs, the Density Bonus Law alvanguardproperties.com

lows sponsors to ask for “concessions and incentives” from zoning and development regulations that would make the project more expensive to construct. Starting in 2021, projects with 17% low income BMRs can qualify for two concessions or incentives, and projects with 24% low income BMRs can qualify for three.

Finally, density bonus projects within onehalf mile of a major transit stop and with direct access to the stop may be able to avoid minimum parking requirements.

All-Electric New Construction in San Francisco Starting in June 2021 The San Francisco Board of Supervisors passed a law mandating new construction projects be all-electric. The building or project will need to use a permanent supply of electricity as the source of energy for all space conditioning including heating and cooling, water heating, pools and spas, cooking appliances, and clothes drying appliances. Gas or propane piping systems are not permitted from the point of delivery at the gas meter.

The all-electric requirement takes effect on June 1, 2021. Starting then, all new

52

JANUARY 2021 | SF APARTMENT MAGAZINE

building or site permit applications will need to comply. Sponsors should keep in mind there is currently a multi-month delay to file permits at DBI, and should not

Many years of experience with property management companies and property owners.

wait until the last minute to get their building or site permits on file.

There are two minor exceptions. If it would be physically or technically infeasible to construct an all-electric building, DBI can grant modifications, but only to those portions of the building where infeasibility can be demonstrated, and the alternative design must provide equivalent health, safety, and fire protection. Importantly, financial considerations cannot be used to show infeasibility.

Kruit Painting Inc. 415.254.7818 COMMERCIAL & RESIDENTIAL APARTMENT BUILDING SPECIALIST INTERIORS & EXTERIORS

Also, a restaurant is allowed to have gas facilities used exclusively for cooking

EXCELLENT REFERRALS

equipment. For permits filed through

FREE ESTIMATE

December 31, 2021, permits identifying a restaurant use will be allowed to have gas facilities. After 2021, the exception is narrowed and DBI has to determine that the gas system is necessary for the specific

87 Loomis St., San Francisco CA 94124 www.kruitpainting.com • License No. 846351

restaurant using the space. Identifying a specific restaurant tenant that early in the process will likely be a challenge for many new construction projects.

The issues discussed in this update are

License No. 797467

not intended to be legal advice and no attorney-client relationship is established with the recipient. Readers should consult with legal counsel before relying on any of the information contained herein.

Authored by Reuben, Junius & Rose, LLP Attorneys Thomas P. Tunny and Mark Loper. They can be reached at 415-567-9000 or info@reubenlaw.com.

A game.

Be on your

Sign up for SFAA classes at www.sfaa.org.

Seismic & General Contractors

www.wcpc-inc.com Tel: (510) 271-0950

Conform To New Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.

• Years of experience in cost-effective seismic retrofit design and construction—all under one company.

• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance.

• Screening, evaluation, engineering, construction, final city sign-off.

For inquiries, please contact Homy Sikaroudi, PhD, PE

sf.1013.west.coast.premier.indd 1

9/18/13 2021 12:32 53 PM SF APARTMENT MAGAZINE | JANUARY

SLP_SFApt_Ad_0813_Shwiff_SFaptAd_0813 8/19/13 3:

The News… continued from page 10

Check back in the next issue (February

EXPERTISE

■

INTEGRITY ■ SERVICE

■

VALUE

2021) for a full list of award recipients and state. In response, the San Francisco As-

a full recap of the event. As SFAA pivots to

sessor’s Office has consolidated resources,

provide you services during the pandemic,

including video tutorials, frequently asked

there is a new way to connect with SFAA.

questions, forms and reference links, for

Email MemberQuestions@sfaa.org to have

families who may need help in under-

your questions and concerns promptly

standing the changes and preparing for

addressed. While the SFAA office is closed,

their financial futures. Visit SFAssessor.

SFAA staff is working round-the-clock to

org/Prop19 today to learn more about the

keep the nonprofit running. Timely pay-

topic and see how may this new law may

ment of membership dues is necessary to

affect you.

help the association help you.

What is Prop. 19? Proposition 19 (2020) is

SFAA classes will be available online

an amendment to the California Constitu-

during shelter-in-place. The San Fran-

tion that essentially changes two existing

cisco Apartment Association is happy to

Shwiff, Levy & Polo, LLP Certified Public Accountants and Management Consultants

EXPERIENCED, RESPONSIVE REAL ESTATE ADVISORS ■ ■

statewide property tax saving programs.

announce that current CCRM students

First, it will limit parent-and-child transfer

can continue their education during the

and grandparent-to-grandchild transfer

pandemic right from home. We under-

exclusions (Current Prop. 58/193), mainly

stand keeping up with education is crucial

■

by removing reassessment exclusion on

and want to assist our members to stay up

■

properties other than primary residences

to date. Thus we will be setting up more

after transferring to parents, children, or

webinars in the future. See the calendar on

grandchildren. This part of the law will

page 42 for a full list of classes.

go into effect on February 16, 2021. At the same time, Prop. 19 will also expand

■

Real Estate Tax Matters Specialists QuickBooks for Property & Business Accounting 1031 Exchange Guidance & Tax Law Explanation Estate Planning with Real Estate Assets Tax Returns with Audit Risk Reduction for Investors 433 California St., Suite 1000 San Francisco, CA 94104 (415) 291-8600 ■ info@yoursrvc.com www.slpconsults.com

senior replacement home transfers (Current Prop. 60/90 programs), which would allow assessment transfers up to three times and replacement property to be of any value (may be incremental increases in taxable value) and anywhere in the State. This part of the law will take place on April 1, 2021.

Sound complicated? To provide families with the necessary tools to continue financial planning with the new law on the horizon, we are organizing an online event in January and in Spring as part of our Digital Family Wealth Forum series to answer your questions. Visit SFAssessor.org/FamilyWealthForum today to register.

SFAA Updates The SFAA hosted its first-ever virtual STARS Awards event on December 10.

During the virtual event, SFAA celebrated members of the housing industry who inspired us with their exceptional work during this tumultuous year. Thank you for all that you do!

And a special thank you to the gold and silver sponsors (see page 35).

54

JANUARY 2021 | SF APARTMENT MAGAZINE

SFAA needs

you.

Support SFAA’s legal challenges to unjust legislation by donating to the SFAA Legal Fund. SFAA needs to stay relevant to remain effective. Help to further grow the legal fund. It will make a difference.

Check out www.sfaa.org/legalfund.shtml to find out more. *SFAA Legal Fund donations are tax deductible.

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www.warmansecurity.com

415.775.8513

2021 sfaa rental forms

Member Name Member # Email

BEGINNING OF TENANCY FORMS

MEMBER PRICE

NON-MEMBER PRICE

Application to Rent

$15 per 25

$40 per 25

SFAA Residental Rental Agreement- 2020

$25 each

$100 each

SFAA Residental Rental Agreement- 10 Pack

$225 pack

N/A

CAA Lease Agreement

$15 per 25

$40 per 25

CAA Rental Agreement- Month to Month

$15 per 25

$40 per 25

Guarantee of Rental Agreement

$15 per 25

$40 per 25

Holding Deposit

$15 per 25

$40 per 25

Lead Pamphlet - Protect your Family- 25 pack

$25 per 25

$40 per 25

Addendum to Rental Agreement

$15 per 25

$40 per 25

Parking Agreement

$15 per 25

$40 per 25

Pet Agreement

$15 per 25

$40 per 25

Storage Agreement

$15 per 25

$40 per 25

Assistive Animal Request & Documentation Packet

$15 per 25

$40 per 25

Move In/Move Out

$15 per 25

$40 per 25

Fire Safety Disclosure - SF

$15 per 25

$40 per 25

24 Hour Notice to Enter

$15 per 25

$40 per 25

AB 1482 - Notice of Exemption

$15 per 25

$40 per 25

AB 1482 - Properties Subject to

$15 per 25

$40 per 25

Emergency Procedure Info for Tenants

$15 per 25

$40 per 25

3 Day notice - Pay Rent or Quit

$15 per 25

$40 per 25

3 Day Notice - Perform Covenants or Quit

$15 per 25

$40 per 25

30 Day Notice - Change of Monthly Rent - SF

$15 per 25

$40 per 25

30 Day Change of Monthly Rent under AB-1482

$15 per 25

$40 per 25

90 Day Notice - Change of Monthly Rent- SF

$15 per 25

$40 per 25

Proof of Service

$15 per 25

$40 per 25

Security Deposit Interest & RB Fee - SF Only

$15 per 25

$40 per 25

Acknowledgement of Residents Intent to Vacate

$15 per 25

$40 per 25

Notice of Resident Option for Initial Inspection

$15 per 25

$40 per 25

Notice of Intial Inspection to Residents

$15 per 25

$40 per 25

Itemized Disposition of Security Deposit

$15 per 25

$40 per 25

Notice of Belief of Abandonment

$15 per 25

$40 per 25

On-Site Resident Mgr. Employee Agreement (set)

$15 per 25

$40 per 25

Estoppel Certifcation

$15 per 25

$40 per 25

Prop 65 Sign - Plastic

$10 each

$25 each

Prop 65 Warning Addendum

$15 per 25

$40 per 25

QUANITY

COST

DURING TENANCY FORMS

END OF TENANCY FORMS

MISCELLANEOUS FORMS

SFAA Members can download and access forms directly from the SFAA and CAA websites. Please log in to account, go to Resources and click Downloadable Forms.

Internal Order Date: Use Only

Sub-Total: 8.75% Tax: Postage Flat Rate:

Taken by: Credit Card

Cash

Prices listed are for SFAA members

•

Check

Invoice

Prices differ for non-members

•

All sales are final

San Francisco Apartment Association

265 IVY STREET

TOTAL:

SF APARTMENT MAGAZINE | JANUARY 2021

• SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • WWW.SFAA.ORG

55

2021 Winter CCRM Webinar Series Schedule & Registration Course Course Name #

Date

PRICE

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

1/6/2021

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

1/13/2021

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

1/20/2021

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

1/27/2021

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

2/3/2021

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

2/10/2021

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

2/17/2021

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

2/24/2021

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

3/3/2021

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

3/10/2021

2PM-5PM

FREE

Class Location Zoom Webinar System Upon registration the Zoom link will be emailed to the student Class is every Wednesday

See schedule below

FREE

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x.13 Email: stephanie@sfaa.org

(includes 9th Edition Managing Rental Housing textbook, CCRM binder and Welcome Packet; does not include the $75 CCRM application fee)

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

Cancellation Policy: Cancellations must be made 72 hours in advance for a refund. SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!! *Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offering.

CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Housing)

56

caanet.org events@caanet.org

JANUARY 2021 •| 980 SF APARTMENT MAGAZINE 800.967.4222 Ninth Street, Suite 1430 • Sacramento, CA 95814

2021 Winter CCRM Webinar Series Schedule & Registration Course Course Name #

Date

PRICE

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

1/12/2021

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

1/19/2021

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

1/26/2021

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

2/2/2021

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

2/9/2021

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

2/16/2021

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

2/23/2021

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

3/2/2021

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

3/9/2021

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

3/16/2021

6PM-9PM

FREE

Class Location Zoom Webinar System Upon registration the Zoom link will be emailed to the student Class is every Tuesday

See schedule below

FREE

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x.110 Email: maria@sfaa.org

(includes 9th Edition Managing Rental Housing textbook, CCRM binder and Welcome Packet; does not include the $75 CCRM application fee)

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

Cancellation Policy: Cancellations must be made 72 hours in advance for a refund. SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!! *Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offering.

CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Housing)

caanet.org events@caanet.org 800.967.4222 • 980 Ninth Street, Suite 1430 • Sacramento, CA 95814

SF APARTMENT MAGAZINE | JANUARY 2021

57

Sheridan Report… continued from page 33

administration among the general public, the news provided hope and renewed

One such “destination services” company

commitment to a world ravaged by the

is The Right Move Group, a firm that helps

deadly coronavirus, and an economy bat-

guide employees and corporations on

tered by public health restrictions.

relocation matters. Working closely with leasing agencies and management compa-

With his family business going back three

nies, they bring local expertise and per-

generations, Curt Cournale knows San

sonalized service to the relocation space

Francisco and its boom and bust his-

by helping with everything an employee

tory. Reflecting on the difficulty and cost

needs to prepare for their arrival to cities

of doing business here—with the city’s

like San Francisco.

bureaucracy and taxes on small businesses—he points out it’s hard to quell the

Allison Stuart is a destination guide with

entrepreneurial spirit: “People do want

the group, and reports that after months

to open up, and it needs to be fostered as

of remote-work practices, she is seeing

much as possible.” He’s impressed with

some companies begin to gradually move

how resilient San Francisco’s people and

essential personnel—if not into the office

local businesses have been. “If you go

yet—into the Bay Area. “We’re seeing em-

down Valencia or Hayes streets, you see

ployees that are mission-critical to projects

all these outdoor gathering spots, and

return,” remarked Stuart. “There are issues

you see the energy there; people who say

related to information security, productiv-

New York or San Francisco is dying are

ity, and morale” that are contributing to

naïve as to what’s going on and as to what

this uptick. Other factors include the bur-

will happen in the future.”

den on some employers of payroll in multiple states, and the obvious “ramifications that some folks are not going to get their full salary if they leave the Bay Area.”

Stuart’s company also anticipates that under the incoming Biden administration, stringent restrictions imposed last year for the H-1B Visa Program—which allows U.S. employment of foreign skilled workers in the tech industry, among others—will be lifted. This should result in hiring in the region, and in turn boost relocations.

Stuart remains positive in her outlook for what lies ahead—as do corporate clients.

She expects a ramping-up her window to start at the beginning of the year and continue through July as she intakes new clients settling in the city.

Over a two-week span in November, three pharmaceutical companies delivered the incredible news that large-scale, phase-3, clinical trials had revealed several safe and effective vaccines. Frontline healthcare workers were expected to begin receiving a COVID-19 vaccine by late December.

While the manufacturing, transportation, and distribution of the vaccines will take some time for their widespread

58

JANUARY 2021 | SF APARTMENT MAGAZINE

Matthew C. Sheridan is an apartment building specialist with Newmark Knight Frank and is the emeritus editor and publisher of this magazine.

He can be reached at 415-273-2179.

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"Fortune Favors the Bold"

2 0 2 0 S AL E S - Y E A R T O D A T E Address

# of Units

Price

COE

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Available

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6

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Available

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64

$24,000,000

In Contract

2526 Balboa Street

4

$1,275,000

October 2020

34 Abbey Street

5

$2,500,000

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2

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2

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3

$1,465,000

January 2020

F OR S A LE

1254 48th Avenue 6 Units I Sunset District I 4.5% CAP

I N C ON TRA CT

1649 arket treet 64 Residential Units I 6 Commercial Units

John Antonini

Daniel Foley

415.794.9510

415.866.7997

john@antoninisf.com

daniel@danielfoley.com

DRE 01842830

DRE 01866714

SF APARTMENT MAGAZINE | JANUARY 2021

59

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate.

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