May 2021

SF APARTMENT magazine

THE COMEBACK

COMMUNITY THE CITY RALLIES TO REOPEN

San Francisco Apartment Association May 2021 / $7.00

“The Top Selling Apartment Brokerage Team in San Francisco with over $4.360 Billion in Sales Totaling 752 Apartment and/or Commercial Buildings and over 14,800 Units”

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4740 Balboa St ~ List Price: $11,000,000 35 Units - (Outer Richmond)

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2465 Filbert St ~ List Price: $4,250,000 4 Units - (Cow Hollow)

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1884 Greenwich St ~ List Price: 10,485,000 12 Units - (Cow Hollow)

1677 Bush St ~ List Price: 7,425,000 21 Units - (Lower Pacific Heights)

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1580 Beach St ~ List Price: Unpriced 12 Units - (Marina)

1601 Beach St ~ List Price: Unpriced 15 Units - (Marina)

For More Information, Please Contact:

JAMES DEVINCENTI Executive Vice President

415 288 7848 j.d@colliers.com lic. 00951916

BRAD LAGOMARSINO COLLIERS 101 Second Street, 11th Floor San Francisco, CA 94105

Visit Us at: www.THEDLTEAM.com

Executive Vice President

415 288 7847 brad.lago@colliers.com lic. 01058500

JAY GREENBERG | TRIGG SPLENDA As established and recognized leaders in the San Francisco Apartment Sales Market,

WE ARE HERE FOR YOU. OR

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List Price - $10,650,000 15.66 GRM & 4.04% Cap Rate

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21 Units | Mission Dolores

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5 Units | Marina District List Price $4,000,000

4 Units | Sunset District List Price - $1,825,000

14.91 GRM & 4.69% Cap Rate

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List Price- $2,300,000 Sold Price- $2,450,000

List Price- $2,950,000 Sold Price- $2,950,000

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List Price- $2,275,000 Sold Price- $2,252,500

Despite all the obstacles that have arisen during these unprecedented times, we are still getting the job done. Experience & expertise are priceless commodities when obtaining representation for the sale of your real estate asset(s).

If selling is on the horizon, do not miss the opportunity to consult with us.

JAY GREENBERG

•

COMPASS

W 122°25'57 "

JAY@JAYHGREENBERG.COM LICENSE: 01049568

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415.378.6755

MME

37°47'4 9 SF

SENIOR DIRECTOR COMPASS COMMERCIAL

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Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials 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 descriptions. This is not intended to solicit property already listed.

TRIGG SPLENDA SENIOR SALES ASSOCIATE COMPASS COMMERCIAL

415.308.6560 TRIGG@TRIGGSPLENDA.COM LICENSE: 01484698

SF APA magazine

SF APARTMENT

contents

Features

22

Granny Unit Glam

BY EMILY LANDES

30

The Good Fight

BY SOO H. KIM

38

At Your Expense

BY TERRENCE JONES

42

Unit by Unit

BY ROBERT COLLINS

22 4

MAY 2021 | SF APARTMENT MAGAZINE

Cover Photo by Patrick Perkins on Unsplash

PARTM Columns

Membership

8

16

On Borrowed Time

Backdoor Bargains

The News

14

Masters of Disaster

Legal Q&A

BY VARIOUS AUTHORS

48

Many (Safe) Returns

Sheridan Report

BY ATI DISASTER RECOVERY SERVICES

Re-Opening Day

BY MATTHEW C. SHERIDAN

58

Calendar

60

Professional Services Directory

64

Membership Application

30

SF APARTMENT MAGAZINE | MAY 2021

5

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Berendt Properties is a team of experts—in leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority: your bottom line.

BERENDT PROPERTIES

Leasing

Management

Project Management

2209 Lombard Street, San Francisco, CA 94123

6

MAY 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, Kent Mar, Neveo Mosser, J.J. Panzer,

VOLUME XXXIV, NUMBER 5 MAY 2021 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-392-3770 or 415-255-2288 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.

Bert Polacci, James Sangiacomo Dave Wasserman

SF APARTMENT MAGAZINE | MAY 2021

7

COLUMN

THE NEWS

to qualify for the ballot, two-thirds of each legislative chamber will need to approve the constitutional amendment. That amounts to a minimum of 54 votes in the Assembly and 27 in the Senate, assuming no vacancies. The governor’s approval is not required.

The constitutional amendment itself is fairly simple. It states that city or county regulations regarding “zoning or the use of land” prevail over conflicting state laws. Limited exceptions include

On Borrowed Time

(1) the California Coastal Act, (2) the

The CDC extends eviction moratorium through June, while state and federal funds become available for back rent.

siting of certain power generating fa-

Editor’s Note: State and federal guide-

can expect an additional $2.2 billion

charter cities and general law cities.

lines and legislation are constantly

in rental assistance from the recently

However, in charter cities, courts would

changing regarding COVID-19. For the

approved American Rescue Plan.

determine whether a local ordinance

latest information, resources, financial aid, and forms, visit www.sfaa.org or www.caanet.org/coronavirus.

T

cilities, and (3) water or transportation infrastructure projects. Transportation infrastructure projects do not include transit-oriented development projects.

This amendment would apply to both

that conflicts with one of the subject

Two Legislators Take Aim at Statewide Planning Laws

areas listed above addresses a matter of statewide concern or a municipal affair.

In an apparent backlash against he Centers for Disease

recent housing bills, two California

The measure states that the amendment

Control and Prevention

state legislators have introduced a

will provide local control over land use

has extended its COVID-19

constitutional amendment that would

decisions in order to balance develop-

eviction moratorium until

essentially revoke the state’s ability

ment with the economic, environmental,

June 30, 2021 the same day California’s

to regulate land use. If approved, this

and social needs of the community. The

eviction moratorium is set to expire.

amendment would allow cities to

measure notes that the impacts of land

avoid compliance with state laws

use decisions vary depending on the

The 90-day extension was announced

aimed at increasing housing produc-

municipality and specifically points to

about two weeks after California

tion, making it more difficult to meet

impacts on the infrastructure needed to

opened an online portal for rental hous-

the housing needs of the growing

maintain adequate public services.

ing providers and renters to apply for

California population.

While these are valid concerns, they

COVID-19 rental assistance (for more

8

conflicts with state statutes involving

information, turn to the sidebar on page

The measure was introduced by

need to be evaluated in light of the

10). With $1.4 billion in federal fund-

Assemblymember Muratsuchi (D-

current housing crisis, which has been

ing, the state program will pay 80% of

Torrance) on March 16, 2021 and

decades in the making. The state sets

the past due rent owed between April

co-authored by State Senator Glazer

housing production goals, also known

1, 2020 and March 31, 2021, for eligible

(D-Contra Costa). This comes after an

as the Regional Housing Needs Assess-

households. An additional $1.2 billion

attempt to get a similar citizen-initi-

ment (RHNA), that cities and counties

in federal rental assistance is being

ated measure on the ballot, which has

are required to plan for in their Hous-

distributed at the local level on different

not reported any required signatures

ing Elements. However, planning for

timetables. Moreover, California

to the state as of this writing. In order

housing does not always translate into

MAY 2021 | SF APARTMENT MAGAZINE

2924 SACRAMENTO ST, SAN FRANCISCO

65-67 JOOST AVE, SAN FRANCISCO

3 Units in Pacific Heights

2 Units in Glen Park

6 Units in the Inner Richmond

$3,550,000

$1,195,000

$3,395,000

1031-1039 OAK ST, SAN FRANCISCO

1941-1943 EDDY ST, SAN FRANCISCO

6 Condo Units in the Lower Haight

2 Units in Anza Vista

$6,250,000

1701-1703 BRODERICK ST, SAN FRANCISCO

2 Units in Lower Pacific Heights

$1,100,000

500 9TH AVE, SAN FRANCISCO

$1,695,000

30 GRAND VIEW TERRACE, SAN FRANCISCO

3 Units in Eureka Valley

$2,195,000

1116-1118 STANYAN ST, SAN FRANCISCO

2 Units in Cole Valley

$2,195,000

Considering Buying or Selling a Multi-Unit Property?

Allison’s focus is on the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 18 years of experience selling investment real estate, Allison uses her industry expertise to help sellers maximize the value of their properties.

ALLISON CHAPLEAU Vanguard Commercial | Senior Vice President 415.516.0648 | allison@allisonchapleau.com | License: 01369080 ALLISONCHAPLEAU.COM

M U LT I -U NI T. MI XE D-U S E . CO M M ER CI A L.

J U ST L I STE D

SF APARTMENT MAGAZINE | MAY 2021

9

actual housing production. According to

COVID-19

TENANT RELIEF ACT (SB91) This is a reminder that the application process for California’s rental assistance program is open. SFAA recommends that all rental property owners participate in the program and begin the process on behalf of their tenants. SFAA is holding a SB91 webinar on May 28, 2021. For details, turn to page 58.

the California Department of Housing and Community Development’s (HDC) latest data, only about 6% of California’s cities and counties are on track to meet the state’s current RHNA goals in all income categories. And, as we noted in a prior e-update, many cities and counties are looking at significant increases in RHNA goals next cycle. In order to incentivize housing production, the legislature has

ELIGIBILITY AND REQUIREMENTS To be eligible, landlords must have one or more eligible tenants (tenants making under 80% Area Median Income—AMI) who have missed rent payments from April 1, 2020 and March 31, 2021. Landlords must also agree to waive the remaining 20% of unpaid rent for that specific time period. Only current, residential tenants are eligible under the program.

stepped in to streamline approvals, allow density bonuses, and limit municipalities’ ability to deny certain housing projects.

The amendment’s broad applicability to regulations regarding “zoning or the use of land” leaves significant room for interpretation and will result in far-reaching conse-

REQUIREMENTS FOR PARTICIPATION All payments must be used to satisfy the tenant’s unpaid rent for the period between April 1, 2020 and March 31, 2021. Your tenants must take steps to verify that they meet eligibility requirement and sign the application. If your tenants do not sign the application, it will be deemed incomplete and you will not receive any funding. Your tenant will be notified when you submit your

quences that will ultimately exacerbate the state’s worsening housing crisis. For example, the amendment would allow cities to disregard the following state laws: Density Bonus Law: Under the Density Bonus Law, developers are entitled to up to a

application. Because your application requires your tenants’ participation, let

50% density bonus if certain on-site afford-

them know that you are submitting an application on their behalf, and that the

ability requirements are met. The law also

purpose of the application is to erase or minimize their accrued rental debt.

allows waivers and concessions from development standards that would physically

Eligible tenants whose landlords choose not to participate in the program may still apply on their own and will receive just 25% of unpaid rent between the noted dates. If the landlord chooses not to participate, the funding will be paid directly to the tenant instead of the landlord.

Once an application has been successfully initiated by either party, both the landlord and tenant will be notified about the application status. Because the application needs information from both the landlord and the tenant, it’s important that you work together to complete your application once it has been initiated.

preclude the density permitted or result in identifiable and actual cost reductions.

SB 35: This legislation requires ministerial approval of housing projects that meet certain affordability requirements in cities and counties that are not meeting their RHNA goals.

Permit Streamlining Act: This Act allows certain development projects to be deemed approved if the local agency does

The California COVID-19 Rent Relief program is not on a first come, first served

not approve the project within specified

basis. Applications will be accepted on an ongoing basis. For all applications

time limits.

received, the state will first review and commit funds to applicants who are eligible and meet the priority requirement having income at or below 50% of AMI to ensure those most in need receive assistance. It makes sense to prioritize applying for your low-income tenants who owe the largest amount of rent. This will match the State’s funding prioritization.

To apply, visit HousingIsKey.com.

SB 330: Among other things, SB 330 (1) provides a mechanism to vest the ordinances, policies, and standards in effect at the date a complete Preliminary Housing Development Application is submitted, (2) limits the ability of municipalities to downzone certain properties, impose moratoria, or apply new subjective design The News… continued on page 46

10

MAY 2021 | SF APARTMENT MAGAZINE

Adam Filly Exceeding Expectations

Apartments | Mixed-Use | Commercial

Even In Challenging Times, Adam Has Achieved Outstanding Results For His Clients.

Just Listed

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427 8th Avenue | 4 Units | Inner Richmond

AVAILABLE

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AVAILABLE

2501 Van Ness Ave | 18 Units

AVAILABLE

Mid-Market | 70 Units

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 | MAY 2021

11

Why is DST Real Estate a Popular 1031 Exchange Option?

Just Ask a Few California Landlords.

A 1031 Exchange into DST real estate helped these landlords meet their objectives. By selling their rental property and investing in three DSTs, they avoided paying 42.1% in gains tax while increasing income potential, diversifying risk, and eliminating active property management.

Before 1031: Landlords

After 1031: DST Property Investors

Sold Rental Property. Performed a 1031 Exchange.

Deferred $423K in gains tax.

Invested in 3 passive management 1031 DST properties with monthly income potential.

Whole Ownership Rental Property

Fractional Ownership in Institutional DST Properties 1031 EXCHANGE

Example and pictures are for illustrative purposes only and are intended to show types of institutional properties that DST Sponsors seek to own. It does not constitute open or closed offerings. Individual results may vary.

Download your FREE Guide:

re-transition.com/sfaa

INVESTING IN

DELAWARE

STATUTORY TRUSTS

Presented by REAL ESTATE TRANSITIO

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Learn more about 1031 Exchange DST property investments and fractional real estate ownership. Speak to a licensed 1031 Advisor at Real Estate Transition Solutions by calling 415-691-6525.

This is for informational purposes only, does not constitute as investment advice, and is not legal or tax advice. Please consult the appropriate professional regarding your individual circumstance. There are material risks associated with investing in DST properties and real estate securities including liquidity, tenant vacancies, general market conditions and competition, lack of operating history, interest rate risks, the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and potential loss of the entire investment principal. Potential cash flows/returns/appreciation are not guaranteed and could be lower than anticipated. Diversification does not guarantee a profit or protect against a loss in a declining market. It is a method used to help manage investment risk.

DST 1031 properties are only available to accredited investors (typically have a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last three years) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. Real Estate Transition Solutions offers securities through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory services through Concorde Asset Management, LLC (CAM), an SEC-registered investment adviser. Real Estate Transition Solutions is independent of CIS and CAM. The company depicted in the photographs herein may have proprietary interests in their name and trademark. Nothing herein shall be considered an endorsement, authorization or approval of RETS, CIS, and CAM or the investment vehicles they may offer, of the aforementioned company. Further, none of the aforementioned company is affiliated with RETS, CIS, and CAM in any manner.

12

MAY 2021 | SF APARTMENT MAGAZINE

Real Estate Transition Solutions | www.re-transition.com | info@re-transition.com | 415-691-6525

DAN MCGUE

S A N F R A N C I S CO ’ S L E A D I N G A PA RT M E N T B R O K E R $2.7 BILLION IN TOTAL SALES!

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GREAT INVESTMENT PROPERTIES FOR SALE!

5 Apartment Units | Pacific Heights

42 Apartment Units | Downtown, SF

SO LD

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R E C E N T LY S O L D P R O P E RT I E S !

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27 Apartment Units | Noe Valley

Office Building with Outdoor Space | Jackson Square

NNN with Single Good Credit Tenant | Pacific Heights

Dan McGue

Senior Commercial Broker Associate

Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com

NRT

© 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 SF APARTMENT MAGAZINE MAY 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 2021 Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

13

COLUMN

MASTERS OF DISASTER

Many (Safe) Returns w r i t t e n b y AT I DI S A S T E R R E C OV E RY S E RV IC E S

ATI designed a program for reentering and maintaining safer workplaces and multifamily buildings. Read on for details.

facility has remained closed, the more

Note: The below information is general

demolition, which can also expose

before closing your facility. We also

in nature. For guidance in managing

asbestos in older buildings. A small, con-

recommend periodic COVID-19-related

your unique property and situation,

tinual leak can become a much larger

cleaning and disinfection once your

consult a professional. For a list of SFAA-

problem during prolonged closures.

facility is up and running.

Air Quality: According to the American Society of Heating, Refrigerating and

Professional Disinfection vs. Janitorial Cleaning

American Technologies, Inc. (ATI) is a

Air-Conditioning Engineers (ASHRAE)

Even after the lockdown is lifted, the

nationwide provider of Disaster Recov-

Epidemic Task Force, “Ventilation and

COVID-19 virus will present health

ery Services. This guide was designed to

filtration provided by heating, venti-

risks for the foreseeable future. Your

assist managers of facilities and busi-

lating and air-conditioning (HVAC)

janitorial team will continue to play a

nesses return to operations in a post-

systems can reduce the airborne concen-

vital role in the health of your building,

lockdown environment in the wake of

tration of SARS-CoV-2 and thus the risk

employees, and customers. Regardless

the COVID-19 pandemic. We’re confi-

of transmission through the air. Un-

of the frequency and thoroughness

dent this guide will help you thrive as

conditioned spaces can cause thermal

of your janitorial cleaning, it is highly

we attempt to return to some degree

stress to people that may be directly life

recommended that you schedule peri-

of normalcy. Following the COVID-19

threatening and that may also lower re-

odic COVID-19 virus disinfection ser-

lockdown, this is more than “return to

sistance to infection.” For these reasons,

vices to enhance the effectiveness of

work”—it’s “return to life.”

it is important to maintain your HVAC

your cleaning efforts. ATI recommends

affiliated disaster recovery professionals, turn to page 66.

before habitation. This is especially true if a deep cleaning was not performed

and make sure it’s functioning efficiently

Your Facilities—What to Expect

you look for the below advantages

before reentry. Further, if your HVAC

when hiring COVID-19 disinfection

If your business or facility, or the com-

and associated ductwork have not been

service providers.

mon areas in your multifamily building,

cleaned recently, it is recommended to

were closed as the result of lockdown

do so before reopening the facility.

Rapid Response: Once a confirmed case of COVID-19 has been identified,

directives, you probably took precautionary measures to safeguard your

Vector Intrusion: According to roden-

it is imperative that the service you

property. These may have included shut-

tologists, an effect of the pandemic is

hire can respond rapidly and deci-

ting off utilities; removing debris, trash

rodents in search of a food source. The

sively with the most effective disinfec-

and perishables; securing doors, win-

absence of table scraps in restaurant

tion measures.

dows, and passive systems; and deep

dumpsters has caused rats and mice to

cleaning. Regardless of these prudent

do whatever is necessary to survive.

Flexibility: Most janitorial firms operate

measures, several things must be con-

If your pest control program was sus-

on a fixed, after-hours schedule while

sidered before reoccupying your facility

pended when your facility closed, you

working for multiple clients and facili-

after an extended closure.

may have some unwanted visitors in

ties. Whether your business is a small

your building.

storefront or a large residential build-

Water Moisture Intrusion: A leaky roof

14

you should consider a deep cleaning

ing, make sure your vendor has the

or plumbing fixture may have con-

COVID-19 Contamination: If you are

manpower and resources to accommo-

tributed to a microbial (mold) issue.

certain that your building has been va-

date your COVID-19 disinfection needs

Often minor leaks go unnoticed after a

cant for more than one week, the chance

at all hours.

building has been closed for a period

of COVID-19 contamination is highly

of time. Mold remediation can involve

unlikely. However, the longer your

MAY 2021 | SF APARTMENT MAGAZINE

Masters of Disaster… continued on page 66

THE JONES TEAM Ethical. Human. Local.

This is the Story of our new listing at 973-975 Howard.

In the heart of SoMa

FOR SALE

1

Soft Story completed 2

Commercial unit is a dance studio

973 – 975 H OWA R D S T R E E T $18 3 P E R S Q U A R E F E E T

3

4

Built in 1906

Currently 100% occupied

5

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 | MAY 2021

15

COLUMN

LEGAL Q&A

Backdoor Bargains w r i t t e n b y VA R IOU S AU T HOR S

It might be tempting to attract potential tenants with gift cards or discounts, but it can do more harm than good.

Q. A potential tenant is nego- statute of limitations for unlawful rent tiating a lower rent. Can I offer them a gift card to offset their move-in costs in order to keep the stated rent high?

numerous penalties against property owners that demand and extract rents they are not entitled to collect.

Incentives may be in the form of gift

increases in San Francisco. This means

cards, free rent, rent forgiveness, cash

that in Year 2 of this tenancy, when

refunds, or anything that has meaning-

you impose the annual allowable rent

ful monetary worth. Owners often ask

increase onto the base rent of $2,000 in-

if they can circumvent adverse ramifica-

stead of $1,917, you are actually increas-

tions by paying a tenant “on the side”

ing rent beyond that which is allowed by

or otherwise hiding the transaction in

pared to have that higher rent stated in

the rent law. For instance, if the annual

creative ways, but the answer remains

the lease challenged at some point in the

allowable increase is 1%, the increase

the same: Tenants who establish that

future. Much has been written about this

amount for a $2,000 rent is $20, whereas

they actually paid less in Year 1 than the

topic since the pandemic began and rent

the adjustment on the correct $1,917 rent

amount stated on the lease will likely

prices have slid by upward of 20% year-

is $19.17. Ditto for all subsequent rent

have their base rent adjusted down-

over-year, so everyone is on notice about

increases beyond Year 2, and the prob-

ward to reflect the value of the incen-

offering financial incentives as a means

lem keeps growing with each successive

tive for the initial term of the tenancy.

to attract tenants in a depressed market.

increase. Thus, in Year 5, for example,

Thereafter, if the owner increased rent

your rent will likely be well above the

based upon the stated amount, the rent

The rule in San Francisco for pre-1979

permissible level, and a tenant could

increase will likely be deemed as unlaw-

housing is as follows: Monetary incen-

petition the Rent Board to repeal all

ful and a refund will be ordered. If you

tives that you use to entice residents to

such unlawful rent increases and order a

are okay with this risk, then offer the

sign on to a lease with a stated rent that

refund of rent overpayments for the past

concession, but please be prepared to

is higher than what they would nor-

three years.

accept the ramifications if the residents

A. Yes, you can, but you better be pre-

seek to have their rent permanently low-

mally agree to pay because it exceeds market pricing shall become permanent

Here's another problem. You sell the

ered later on, and definitely disclose this

throughout the tenancy if the matter

building with this incorrect base rent in

situation to subsequent purchasers.

is brought to the attention of the Rent

place. The new owner imposes annual

Board. Stated another way, a $1,000 gift

allowable increases on the stated incor-

card that you impart to new residents so

rect amount. In five years, the tenant

that they sign a one-year rental agree-

petitions the Rent Board and wins. Un-

ment with a base rent of $2,000 per

doubtedly, the building’s buyer is going

month means that initial base rent is

to seek recourse against you.

actually about $1,917 per month, as the $83 per month incentive ($1,000 gift

And let’s say the tenant stops paying rent

card amortized over the initial 12-month

ten years down the line. The first thing

term) becomes permanently baked into

most tenant attorneys look at is whether

the monthly rent for all future months

or not rent has been properly adjusted

and years of the tenancy.

over the course of the tenancy. Per state law, any notice to pay rent or quit that

16

legal action. Indeed, the rent laws offer

So what? you might say. Is that really a

overstates the amount of rent owed,

big deal? Well, for starters, there is no

even by a small amount, voids the entire

MAY 2021 | SF APARTMENT MAGAZINE

—Dave Wasserman

Q. I generally ask my tenants

to coordinate their own repairs, which I pay for. I have a list of vendors who I trust, so there are no surprises, and my tenants don't have to do any legwork except choose a time and let in the repair person. A tenant is refusing to do this. Am I required to go to the unit, let the repair person in, and stay while they perform the work? I'm reluctant

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17

due to my other obligations and COVID exposure.

something went wrong (e.g., damage,

Ignorance is not a defense since a property

theft, claims of COVID contamination), it

owner may still be liable even if they were

would be important for you (or a specific

not aware the contractor was unlicensed

property management agent) to have been

and uninsured. The burden is therefore on

tenant’s right to exclusive possession and

there in real time to understand what

the owner to conduct due diligence.

the landlord’s right to access. During the

actually took place. Otherwise, you may

pandemic, this most often played out with

be trying to foist too much responsibility

There is one exception to mandatory work-

tenants refusing the landlord’s repairs be-

on your tenant (who needs to get to work)

ers’ compensation insurance for contrac-

cause of COVID-19 concerns. (The tenant’s

and your plumber (who just wants to fix

tors who will be doing the work personally

need to safeguard themselves is balanced

the drain and go).

and do not have any employees. However,

A. There is inherent tension between the

roofing contractors are specifically man-

against the landlord’s obligation to safeguard their dwelling.)

Your issue reverses this theme. It sounds like your tenant is refusing to coordinate to be there with your trusted vendors but is not outright refusing access for the work.

Instead, they’re insisting that you be the one to interact with the third party (and spend the time to do it). This sounds like a reasonable request for several reasons.

—Justin A. Goodman & Maddy Zacks

Q. A contractor I’d like to hire car-

ries general liability insurance but not workman’s compensation insurance. Could I be held responsible if someone gets injured or sick while working on my property?

A. In California, a property owner

dated by State law to possess such insurance even if they have no employees.

Given the potential exposure for medical bills, disability payments, and permanent disability claims arising from an uninsured work injury, it is advisable for a property owner to obtain written proof of both liability and workers’ compensation insurance before entering into a contract.

may be held responsible for an uninsured

Furthermore, because an owner's lability

First, it’s important to appreciate that you’re

contractor’s employees if they suffer inju-

extends to subcontractors, one should also

operating a business in a heavily regulated

ries while working on the property. Any

demand proof that any subcontractors will

industry. You have certain implied duties

licensed contractor is required to either

possess their own insurance.

(for instance, the one to provide a habitable

possess both liability and workers’ com-

dwelling, which is why you’re doing this

pensation insurance or be registered as

One important tool for property owners

work in the first place). You can also some-

self-insured by the State.

is the Contractors State License Board

this business and how you interact with

In this example, the contractor you are hir-

fers an instant license check that will list

your tenants. For instance, our industry

ing is legally unlicensed since California

the contractors’ workers’ compensation

rushed to learn and master our obligations

Business and Professions Code Section

insurance information.

as “deputized public health officers” to en-

7125.2(a)(2) provides that a contractor’s li-

hance safety in common areas.

cense is automatically suspended by opera-

website at www.CSLB.ca.gov, which of-

times assume new duties in the course of

tion of law as of the date the contractor fails It seems your tenant doesn’t want to be

to possess required workers compensation

present for the same reasons as you: they

insurance. If the contractor is unlicensed,

have COVID-19 concerns and other things

there is a presumption that you are the

to do that day. By at least permitting ac-

legal employer of the contractor’s workers

cess—while asking for someone else to

on your property and can be held liable

supervise—they resolved the pandemic

for work-related injuries regardless of the

health concerns, if only someone else will

contractor's illegal status or your own lack

be there personally. And as much as you

of negligence.

value your “trusted vendors,” it’s important Your property insurance most likely does

for the purpose of property management;

not cover you for workers’ compensation

they’re specialized workers running their

claims. In this case, the Labor Code im-

own businesses that you hire them for. By

poses a rebuttable presumption that you,

hiring third party vendors, you’re assuming

as the uninsured employer, were negli-

the duty of supervising their work.

gent. Furthermore, the Court has held that property owners may be liable for damages

Your tenant would understandably have

beyond normal workers’ compensation

concerns about a stranger having unfet-

limits, such as compensation for an injured

tered access to their home with all of their

worker’s lifetime of inability to work. Rosas

valuables and private items. And assuming

v. Dishong (1998) 67 Cal. App. 4th 815.

MAY 2021 | SF APARTMENT MAGAZINE

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

Dave Wasserman can be reached at 415-567-9600.

Frank Kim is with National Legal and can be reached at 415-567-5700.

Mike Stack

Real Estate Advisor

to remember that they aren’t your agents

18

—Frank Kim

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

415.580.9095

mikestack@vanguardsf.com MikeStackSF.com

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19

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MAY 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | MAY 2021

21

If you still think of additional dwelling units as the ugly duckling of San Francisco real estate, think again.

Architect Ben Farrell can still clearly remember when the city first began allowing accessory dwelling units back in 2014. “It was this real Wild West cowboy thing,” he said. “They had their hearts in the right place to begin with, but there were a lot of hurdles to work out the kinks.”

Better known by some as “in-law” or “granny” units, ADUs were banned for decades in San Francisco. But the city began allowing them in a pilot program as a way to add more affordable housing and increase density in highly residential neighborhoods. The city expanded the program even further a year later, which is when the idea of adding ADUs in the city really took off.

Farrell became involved in designing the units early on because he had a client who was a multifamily property owner, a contractor, and an ADU early adopter. “He was perfectly positioned to take advantage of the new legislation,” Farrell said, as the client was able to build out units using his own construction crew.

A big part of Farrell’s job was figuring out innovative ways to convert underutilized garages and ground-floor storage spaces into appealing new housing units. “The big limiters are egress and access to natural light, because in San Francisco we’re relatively densely built,” he said. “Usually what that means is that on a single story you can get a unit at the back and a unit at the front.” You are allowed to create usable units that involve rooms without windows, but those rooms can’t be bedrooms, so many ADUs end up as studios or one-bedrooms.

Farrell recalled several projects from this initial time period where he tried various creative tactics to create more usable space within a unit, including one in the Mission where he tried to combine an existing unit with a garage space to create two new two-story units. Another time he came up with a design that infilled the back of a building that had a substantial overhang.

In both cases, he says, it seemed as though he was following the new requirements and both times the projects were denied.

22

MAY 2021 | SF APARTMENT MAGAZINE

Granny Unit GLAM w r i t t e n b y E M I LY L A N DE S

Top Left & Right: Abodu One ADU in Redwood City, CA Photography by Adam Rouse for Abodu Bottom Left: Abodu One ADU in Redwood City, CA Photography by Joe Fletcher for Abodu

SF APARTMENT MAGAZINE | MAY 2021

23

Top: The interior of one of five ADUs added to a 12-unit building on Union Street. Design by OpenScope Studio.

Photo Credit: Hewitt Photography Bottom: OpenScope Studio repurposed shipping containers for The Yard at Mission Rock. The temporary project was in conjunction with Gehl Stuido.

Opposite Right Abodu One ADU in Redwood City, CA Photo Credit: Joe Fletcher for Abodu

Today the process is more streamlined and there are dedicated staff working on reviewing ADU permits, which means quicker response times and more coordination between departments. “The rules were always changing,” Farrell recalled. “Now it’s more straightforward.”

A Handy Handbook Much of this new clarity can be gleaned by perusing the ADU handbook, which was created in 2014 by the San Francisco Planning Department and architecture firm OpenScope Studio, and has been updated over the years. The handbook serves as a guide to owners, architects, and contractors who are considering an ADU in an existing property. It explains the various city codes that impact ADUs and helps to define the many different forms that ADUs can take.

“We wanted to convey that ADUs could transcend what many people picture when they think of a garage conversion,” said Mark Hogan, a founder of OpenScope.

“These spaces could be fantastic, with access to outdoor space and other amenities people associate with new construction.”

Hogan has also worked on ADU projects outside of San Francisco—a current suburban project will have over forty ADUs

24

MAY 2021 | SF APARTMENT MAGAZINE

Abodu’s modern, Scandinavian-influenced “backyard homes” have been a hit around the Bay Area since the start of the pandemic.

SF APARTMENT MAGAZINE | MAY 2021

25

The Yard—an 18,000-square-foot project—replaced a few rows of parking spaces with a year-round gathering place.

26

MAY 2021 | SF APARTMENT MAGAZINE

going in—but says that owners here are especially interested in tricking out their new units with better-quality finishes. Engineered hardwood floors and upgraded countertops in kitchens and bathrooms are just a few of the common requests from owners hoping to maximize rents in these smaller spaces. “I love working on historic buildings, and everyone in our office enjoys the challenges of designing small spaces,” said Hogan. “In many cases, through thoughtful design measures, the ADUs end up being the nicest units in a building.”

A few years ago, OpenScope worked with Oryx Partners to transform unused garage spaces in two newly acquired multifamily buildings. (It is also possible to create housing in garage spaces that are in use, but it is a more complicated process that requires consultation with an attorney.)

JC Wallace, principal and co-founder of the Bay Area-based development company, says he’s particularly partial to a Glen Park project OpenScope designed. “Due to the slope of the hill, we were able to fit a two-bedroom, twobathroom two-level ‘townhome’ unit in what was unused garage space along the Roanoke side of the building,” he said.

“We also fit a one-bedroom, one-bath unit on the Chenery side.” They also incorporated a seismic upgrade into the project—a common retrofit when creating ADUs in garage spaces—to maximize on their investments.

Wallace found the ADU design and permitting process on both buildings to be relatively smooth sailing, though he added that, “in SF nothing is ever easy.”

He encourages other multifamily owners to look into the potential of adding units to their own buildings, especially if they are interested in a long-term hold.

Despite his positive experiences, Wallace said that his company was not going to

SF APARTMENT MAGAZINE | MAY 2021

27

pursue any additional ADU projects in the

units are pre-approved, permits can be

process, and suggested solar panels as

near term. “Unfortunately, a lot of sellers of

pulled in under an hour, he said.

a much better use of roof space. “A fully legalized roof project is the most difficult

buildings have priced in the potential value of an ADU and it is harder to find a good

In fact, the homes can be permitted, assem-

project to get approved in San Francisco,”

deal,” he said. “In addition, costs are still

bled, and delivered in only twelve weeks.

he posited. “Meanwhile, solar panels are a

high and currently rents are much lower

“We do our best to remove the uncertainty

single form at the building department. You

due to the pandemic, so the economics of

associated with fluctuating timelines, proj-

get your panels up within three weeks, and

building out the ADUs are not there.”

ect cost and overages, and decision fatigue,”

your electricity bill goes to zero.” He also

said Roche. “We do so by only offering

encouraged owners to make other energy

Perfect Post-Pandemic Pads

three models, a digestible list of options

upgrades, like putting in more efficient boil-

Farrell said he’s also seen a trend of own-

and upgrades, and ensuring all pricing is

ers or swapping out old drafty windows for

ers pulling back on adding ADUs due to a

laid out before construction begins.”

new double-paned versions.

and lower rents. “A lot of people just aren’t

After the home is constructed, it is deliv-

For some COVID-specific updates, Hogan

seeing the value in it right now,” he said. Yet

ered to the property, where the concrete

says carving out in-unit laundry spaces is a

he encouraged owners who might be in-

foundation will already have been poured.

very popular renovation at the moment, as

terested in ADUs to start the process, with

It is then crane lifted over the main home

is sprucing up outdoor space. A year into

the idea that units designed today could be

and onto the foundation. Roche says some

working from home, finding a spot for a

put off until a post-pandemic period when

properties are not a good fit due to power

home office is an instant win with tenants

rents are likely to rebound. He believes

lines, trees or other impediments, but that

and isn’t even particularly challenging to

that $300-$400 per square foot of ADU

most can at least fit the studio option.

pull off. “Putting in a built-in counter as a

combination of rising construction costs

workstation with extra plugs is something

construction costs can be transformed into $1,000 per square foot in rental value.

The quick process has been a boon to

that could make working from home much

families who suddenly needed to create in-

more attractive,” he said.

Hogan pointed out that hot features like

dependent living space when COVID fears

individual entrances and easy access to

meant grandparents no longer felt comfort-

And remember, Hogan added, just because

outdoor space are inherent to many ADU

able in an assisted living environment, or

an ADU might not make sense now, that

designs: “They can often have their own ex-

children suddenly returned to the nest after

doesn’t mean it won’t be the perfect ad-

terior door to either a yard or the sidewalk,

dorms shut down. It was also of interest to

dition in the future. “Despite higher than

which is in demand right now as people try

homeowners who wanted a safe place to

usual vacancies and a lot of uncertainty,

to avoid common stairs and elevators.”

quarantine friends and family visiting from

we've had a very busy year working on

out of town, Roche said.

ADUs,” he said. “Owners realize that these projects often take 18 to 24 months from

Some ADU providers say they’ve seen a huge uptick in orders since the pandemic

Of course, many owners are also interested

start to finish, so now is a good time to get

began. “From March 2020 onward, we saw

in the financial opportunities the addi-

started on an ADU project. They can take

a steady increase in families reaching out to

tional units provide during these uncertain

advantage of bringing the new units on the

us who were in need of more space during

economic times. Roche said most Bay Area

market during the economic recovery fol-

the pandemic,” said Tom Roche of Abodu,

property owners who rent out their Abodus

lowing COVID.”

which calls its pre-fabricated take on ADUs

are making $2,500 to $3,000 a month in

“backyard homes.” Abodu’s sales, as well as

rental income.

Emily Landes is a freelance writer and former editor of SF Apartment Magazine.

its company headcount, have grown over four times year over year, he added.

Other Enhancement Opportunities While ADUs can be a great way to improve

While Abodu hasn’t installed any units

property values, they are not the right fit for

in San Francisco, Roche says its modern,

every owner or property—especially during

Scandinavian-influenced designs have

a period of increased vacancies. Luckily,

been a hit around the Bay Area since the

architects Farrell and Hogan both had ideas

start of the pandemic, with its 500-square-

for some simple fixes owners can make to

foot one-bedroom unit as its best seller.

update and prepare their current proper-

The company also has a 610-square-foot

ties for the post-COVID era.

Be On Your A game.

two-bedroom unit and a 340-square-foot studio; the latter starts from $189,900,

Farrell joked that every property owner in

which includes the structure itself, trans-

San Francisco seems to want to add a roof

portation, foundation, installation, and

deck right now. But he said these projects

permitting. In San Jose, where the Abodu

often have a very cumbersome approval

28

MAY 2021 | SF APARTMENT MAGAZINE

Sign up for SFAA classes at www.sfaa.org or by calling 415-255-2288.

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SF APARTMENT MAGAZINE | MAY 2021

29

The

Good Fight

written by SOO H. KIM

During the COVID-19 lockdown, Swords to Plowshares helped hundreds of unsheltered and at-risk veterans find safe spaces to shelter in place.

The Edwin M. Lee Apartments houses 62 previously homeless veterans.

The project was completed in 2020 at the onset of COVID-19.

Photography by Bruce Damonte

30

MAY 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | MAY 2021

31

Swords to Plowshares is a community-based not-for-profit Bay Area organization dedicated to helping underserved veterans get housing, improve their health and mental wellness, find jobs that pay the rent, and win the healthcare and disability income they deserve. We promote and protect the rights of veterans through advocacy, public education, and partnerships with local, state, and national entities. Each year, our services help over 3,000 veterans in the San Francisco Bay Area improve their quality of life.

When the pandemic swept through the Bay Area in March of 2020, none of us was prepared for an emergency of this scale. Our Executive Director Michael Blecker recounted that in his fourty-five years with Swords to Plowshares, we have never endured a crisis of this nature. The COVID-19 pandemic has intensified crises in the lives of the Bay Area’s homeless and low-income veterans who were already facing dire life circumstances. How do you effectively shelter in place when you do not have a shelter? How can we secure health and well-being during the pandemic for veterans, many of whom are aging, live with disabilities, and with comorbidities? During the initial months of the COVID-19 lockdown, hundreds of unsheltered and at-risk veterans called for our help. We needed to quickly ramp up the services we provided to our veterans.

Top: Swords to Plowshares Outreach Coordinator Dennis Johnson talking with a veteran.

Thankfully, Swords to Plowshares was well-positioned to continue

Bottom: Swords to Plowshares partnering with San Francisco VA Medical Center to vaccinate homeless veterans in their drop-in center parking lot.

we opened the Veterans Academy in 2000 in San Francisco’s Presidio Na-

to provide permanent supportive housing to vulnerable veterans. When tional Park, it was the first-ever permanent supportive housing program

Opposite Top: A residential unit at the Edwin M Lee Apartments for formerly homeless veterans.

for formerly homeless veterans in the county. Believing in the “housing

Opposite Bottom: Swords to Plowshares Executive Director— who has been leading the organization since the 1970s—at Chicago’s Vietnam Veterans’ Parade in 1983.

years to operate six different permanent supportive housing programs

32

MAY 2021 | SF APARTMENT MAGAZINE

first” approach to ending homelessness, we have grown in the last twenty for formerly homeless and low-income veterans, and three transitional

How do you effectively shelter in place when you do not have a shelter? How can we secure health and well-being during the pandemic for veterans, many of whom are aging, live with disabilities, and with comorbidities? housing programs for the chronically homeless with active substance use and mental health diagnoses.

We were extremely lucky to be able to open the Edwin M. Lee Apartments in Mission Bay at the early onset of the COVID-19 lockdown. This project was a joint development by Swords to Plowshares and Chinatown Community Development Center and was set to house both veterans and low-income families in a shared community. The first development of its kind in San Francisco, it was fittingly named after the late San Francisco Mayor Edwin Lee who was committed to ending veteran homelessness. This long-awaited project was finally completed in February of 2020 just before the pandemic was declared, and we saw 62 units for homeless veterans and 57 units for low-income families get filled up very quickly during the first few months of the COVID-19 lockdown. With this additional housing program, we were able to provide permanent housing to nearly 450 veterans in the Bay Area all during the pandemic.

Robert Whiteaker, a 59-year-old Air Force veteran, was referred to us by Veterans Affairs (VA) at the start of the Bay Area’s shelter-in-place. This veteran was a successful electrician, but he suffered a series of strokes that left him unemployed, homeless, and with significant limitations in communication. Due to his sudden loss of interpersonal skills and independence, he was depressed and frustrated when he connected with a local VA case manager.

Unfortunately, there are no transitional housing programs in San Francisco that focused on rehabilitation for physical health. Initially, Mr. Whiteaker joined Swords to Plowshares’ Safe Haven SF APARTMENT MAGAZINE | MAY 2021

33

Swords to Plowshares was founded in 1974 by Vietnam veterans while the war in Vietnam was still going on. The founders saw that their peers returning from the war were suffering and not adequately supported. Recognizing that it was up to them to do something about it, they started the organization with a small storefront and a single grant. Now, over 45 years later, we have grown tremendously, and our programs have become multifaceted, but we are still doing the work the founders set out to do—heal the wounds of war. Learn more about the work of Swords to Plowshares, and ways in which you can help, by visiting www.stp-sf.org.

The organization works with local landlords to keep the updated list of rental units available to our veterans in San Francisco and Oakland, so we can transition the veterans from the Emergency Housing program to a more permanent living situation. While assisting the veterans to enter into a lease with local property owners and paying for the rent on behalf of the veterans, we also provide financial empowerment training to help prevent future homelessness.

If you have open units for veterans, please contact Randall Flagg (rflagg@stp-sf.org) or Gail Chow (gail.chow@stp-sf.org).

and he has learned to better express him-

It was in late summer when one of our

self through hand gestures and written

outreach coordinators found Mr. Shannon

and drawn communication. In addition,

Scott, a 64-year-old diabetic Vietnam vet-

our staff helped him with finalizing his

eran, in a tent under the bridge of a down-

Supplemental Security Income (SSI) case

town Oakland overpass. He was bound to a

to finally receive full benefits. He was also

wheelchair with a broken femur. When our

allowed to bring his cat, Mr. Kitty, to live

staff found him, he was not only suffering

with him at Safe Haven. A regular income,

from his injured leg, but he also had dif-

steady housing and care, and the compan-

ficulty keeping his dialysis appointments.

ionship of his cat all helped to decrease

Scott was at a point where he could not find

his stress and improve his confidence and

the will to live when our outreach special-

overall health and well-being.

ists showed up in his life. Our outreach team right away connected him with Emer-

Finally, in November 2020, he moved

gency Housing and helped him get back

into one of Swords to Plowshares’ perma-

on dialysis and a meal program. They also

nent supportive housing sites, Veterans

helped him get his veteran’s paperwork in

Commons. Without the stable shelter and

order and connected him with the VA for

wraparound care, Whiteaker might not

more services. After being driven to and

have fared well during the harsh months

from dialysis for three weeks by our out-

of COVID-19. Now we have the pleasure

reach staff, Scott was able to use paratransit

of witnessing him achieve better health

for appointments and even got connected

and greater independence at his perma-

to dental and legal services. The last time

nent home where he plans to age in place.

we spoke to him, his leg was on braces. “I am feeling much better. Now I feel like I am

Another great housing program we piloted

on top of the world,” he said with a smile.

during the pandemic was the Emergency Housing Program (EH), which, prior to

As successful and necessary this Emer-

the COVID-19 crisis, was not a big, sought-

gency Housing program had been dur-

after initiative. We housed no more than

ing the pandemic, in mid-January this

ten veterans per month on both sides of the

year, we realized that we could not sustain

Bay before March 2020. Suddenly, with the

a program of this magnitude from budget-

advent of the shelter-in-place orders, we be-

ary and operational perspectives. Further,

gan to experience much higher demand

we needed to steer the program to our

and needed to quickly scale up this existing

Housing First approach, as processes and

program. With the timely provision of ad-

agencies that paralyzed the pathway to per-

ditional funding from the VA through the

manent housing early on in the pandemic

Supportive Services for Veteran Families

were now back to “normal.” Since mid-

(SSVF) program, we were able to start a

January, we have been able to downsize the

temporary shelter project for homeless vet-

program by 102 veterans, moving these vet-

erans during the shelter-in-place order.

erans into permanent or transitional housing through the help of our housing

program—low-barrier transitional housing that offers comprehensive services

Using existing staff, Swords to Plowshares

specialists. Rental subsidies through SSVF

intended to meet veterans where they

“stood up” a program that at its height

help us aid hundreds of vets obtain perma-

are and be readily available when they

housed 219 veterans (172 in San Francisco

nent housing every year.

choose to engage.

and 47 in Oakland). Contracting with local hotels that were unoccupied during

We have recently heard back from a young

Once housed, Whiteaker was far more

the shelter-in-place, our frontline teams

veteran who is receiving the SSVF support

receptive to working on his recovery. Our

were able to outreach to unsheltered vet-

to put his life back together after going

Safe Haven staff helped coordinate his

erans in San Francisco and Oakland and

through the EH program. He found himself

care with the VA and community provid-

provide them with adequate shelter as the

cut off from his wife and 11-year-old son in

ers so that he could receive treatment,

pandemic raged in our cities. Once in our

December of 2020, having just arrived from

including physical, speech, and occupa-

system, these veterans were also recep-

Las Vegas, with very little resources to

tional therapies during the early months

tive to receiving care and resources avail-

make a new life for himself. He was driving

of COVID-19 crisis. During this time, his

able through the VA and our own

part-time for Uber Eats and Postmates, but

word recall has improved significantly,

wraparound services.

without a permanent home, he could

34

MAY 2021 | SF APARTMENT MAGAZINE

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35

not kickstart a new life in a new city, especially during the pandemic. That’s when he heard about Swords to Plowshares and knocked on our door. He was given temporary housing at the Mission Inn in the city and support from our Employment and Training team. Within a month of his stay at EH, he found a job at a local magazine as an advertisement salesperson and was able to move out to an apartment of his own with the help from the rapid rehousing subsidies. He is now thinking about finding a second job and hoping to reconnect with his son. We learned of his story because he reached out to us, offering a free quarter-page ad in his magazine. He said he wanted to give back to the organization that helped him during the most difficult time of his life. In his email, he wrote, “I am a veteran who is grateful for your organization’s continued

Ways to Connect.

support... Swords to Plowshares helped get me off the street, giving along the way guidance and hope. You supported my goals to improve the quality of life for my family and myself.”

During the pandemic, email SFAA at MemberQuestions@ sfaa.org to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can

Our SSVF program staff continue to work with local landlords to keep the updated list of rental units available to our veterans in San Francisco and Oakland, so

also follow the happenings of your fellow SFAA members

we can transition the veterans from the

and find out the latest in the industry by connecting with

permanent living situation. While assist-

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.

Emergency Housing program to a more ing the veterans to enter into a lease with local property owners and paying for the rent on behalf of the veterans, we also provide financial empowerment training to help prevent future homelessness.

•

Email SFAA at MemberQuestions@sfaa.org

While the pandemic wreaked havoc in

•

Connect with SFAA on Facebook.

sented to us great opportunities to house

•

Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

to in previous years. It is our mission to heal

many areas of our communities, it also premore homeless veterans than we were able the wounds of war for the most vulnerable veterans among us. Providing housing for veterans during the COVID-19 crisis has allowed us to fulfill the mission that we are all deeply passionate about, and for those opportunities we are grateful.

Soo H. Kim is the Assistant Director of Communications and External Affairs at Swords to Plowshares. She can be reached at 415- 252-4788.

36

MAY 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | MAY 2021

37

At your Expense written by

T E R R E NC E JO N E S

Tenants in San Francisco have eviction protections during the pandemic—but what about owners?

Most owners of apartment buildings in San Francisco are not objecting to the city, state, and federal government’s actions to restrict tenant evictions due to the pandemic. However, there are several issues that rise to the top of my conversations with these apartment owners about fairness.

The most frequent objection topic is that apartment building ownership is a two-sided business investment. One side is income and the other side is expense. With income capped by government intervention, there should be some government protection for owners to balance the equation. Without protections to make up for unpaid rent, apartment building owners risk losing properties to the banks.

The Big Apartment Building Expenses For most owners who have purchased property within the last fifteen years, the single largest expense of running their investment is property tax. In California, with Proposition 13, the taxes are partially capped at the acquisition date. So, if you purchased more recently, the start price for your property tax is going to be much higher for you compared to someone who purchased in 2005. (California property tax is roughly 1.2% of the sales price.)

On March 30, 2021, the San Francisco Business Times published an article referencing Uber’s request to reduce appraisal value of their building at 1455 Market Street from $84 million to $42 million, which would reduce their annual tax payment from approximately $1,000,000 to $500,000.

I spoke to Alistair Gibson, acting administrator of the Assessment Appeals Board, to better understand the process. Below is a summary of our conversation.

Do not attempt to protest by not paying your tax bill. There was a running theme on social media in the spring encouraging owners to do a “Property Tax Boycott” like the “Rent Boycott” by tenants early in the pandemic. There is a 10% penalty and applicable fees.

There is a simple form on the website. It is confusing because the form is inside a document (Publication 30) entitled Residential Property Assessment Appeals. However, there is only one appeal form and in “section 3,” multifamily owners select “multifamily” and write in number of units in the blank.

There is a confusing window of time when you can make an appeal. For taxes from January 1, 2021, the window to apply for an appeal is from July 2, 2021 to September 15, 2021.

38

MAY 2021 | SF APARTMENT MAGAZINE

SF APARTMENT Photo by Launde MAGAZINE Morel| on MAY Unsplash 2021

39

Owners can file for themselves or have an

Is this what they will get from the Assess-

“… the company’s former Group Govern-

agent file for them. It is not clear what the

ment Appeals Board? It is tough to tell, but

ment & Community Relations Manager, was

qualification for an agent is, but since the

as a licensed real estate broker, this seems

charged in a federal criminal suit alleging

members of the Assessment Appeals Board

to be the best way to assess the value of San

he engaged in a long-term scheme to bribe

have to be a CPA, real estate broker, attor-

Francisco real estate during the pandemic.

former Department of Public Works Director Mohammed Nuru to secure his support

ney, or property appraiser, it would be reaTypically, after property tax, the largest

to implement garbage fee hikes paid by the

expense is a property’s loan. If the local,

public…The complaint alleges that Giusti

The appeal process is the tricky part. There

state, and federal governments can pro-

provided Nuru with a continuous stream

are several ways to value an income prop-

tect tenants from eviction, it seems fair to

of money and benefits, ultimately worth

erty. Appraisers typically use “sales com-

protect owners from having to pay their

over $1 million, to influence Nuru to act in

parables” or “replacement cost” methods.

mortgages. This issue is the tip of the ice-

Recology’s favor.”

The replacement cost method would not

berg. If it is not handled well, we will see

be very helpful in a “pandemic appeal” be-

massive defaults—even bank failures or,

In March 2021, NBC Bay Area announced:

cause this is based on the cost of construc-

more likely, bank bailouts.

“San Francisco ratepayers will soon get

sonable to hire one of these professionals.

back $100 million in overpaid garbage

tion, which has not changed much during

collection fees.”

the pandemic. The sales comparables

The next big expense is property manage-

approach uses sub-categories that include

ment. As we all know, the management fee

price per square foot, price per unit, GRM,

is usually fixed at a percentage of the rents

We have yet to see any of this $100 million

and cap rates. The cap rates and GRMs are

collected. So, in this case, the manager is

hit the bills for owners in San Francisco,

the factors that could be very helpful in the

also seeing a pandemic reduction in fees

but hopefully this will bring some relief

appeal, as they reflect the actual rents in

charged to owners, which means managers

for owners. Only time will tell on this sor-

buildings sold (more on this below).

are often working harder for less money.

did issue.

Sales comparables can be used starting

Next come utilities, like water and sewer.

I asked Gibson if property tax funds go

from April 2, 2020 and up to April 1, 2021,

Most buildings do not have separate meters

toward city, state, or federal budgets, and

but, according to Gibson, the best sales

for water, so the water is paid for by the

he couldn’t say for certain. I called the

comps are between October 1, 2020 and

owner. Typically, the water rates come out

Controller’s office, and the person I spoke

April 1, 2021.

to roughly $0.75 per square foot of building

to estimated that roughly $5.4 billion

per year. The San Francisco Public Utilities

goes toward the city budget. If you have

At this time, there is a backlog from last

Commission (SFPUC) is the only provider

further questions or are just interested in

year’s appeals, but for pandemic appeals,

of these services, and its fees are 100%

learning more, I encourage you to reach

the time to apply will be this summer.

controlled by the city of San Francisco. The

out to the Controller’s office by email:

manager of this agency recently vacated his

controller@sfgov.org.

The appeal process will only have a tempo-

position due to allegations of corruption.

rary reduction in the tax assessment for the

Currently, there is no relief on the cost of

In conclusion, if you’re in need of financial

year of the pandemic.

these bills from the city of San Francisco,

support, it seems your best chance will be

but there could be if there was enough ef-

going through the process of a property

fort from owners and political support.

tax appeal this summer. As for the water,

Here is the big question: will the effort of

sewer, and garbage bills—our best shot here

making a property tax appeal be rewarded?

To answer this, I worked through a sce-

Insurance is the next big cost to apartment

is through the continued lobbying of our

nario with a client who purchased their

building owners. Insurance is usually about

elected officials. As property owners, if

building nine years ago.

$0.72 per square foot of building per year.

we want to make it through the economic

Unfortunately, due to the pandemic, in-

downturn caused by the pandemic, we

Their base assessment value was $2,140,000

creases in crime, and higher vacancy rates,

have to embrace the tough road ahead of us

and their tax bill for June 30, 2021 was

insurance rates are going up, and there

rather than face losing our buildings.

$25,657 for the year. In their case, their

does not appear to be any appeal process.

pandemic vacancy was a 50% reduction in monthly rent collected from March 17, 2020

The last big expense for rental prop-

(start of the pandemic in the United States)

erty owners is my biggest pet peeve: the

to April 1, 2021. This reduction in monthly

dreaded garbage monopoly. The cost for

rents equated to a cap rate adjusted valua-

garbage is generally about $400 per unit.

tion of the building down to $940,000. The tax rate on this valuation is $11,280, or more

In November 2020, CBS Bay Area, report-

than a 50% reduction in tax due.

ing on a former Recology executive, wrote,

40

MAY 2021 | SF APARTMENT MAGAZINE

Terrence Jones is Senior Broker Associate with Corcoran GL Commercial can be contacted at 415-786-2216 or terrence@ terrencejonesSF.com.

SF APARTMENT MAGAZINE | MAY 2021

41

Unit by Unit written by

ROB E R T C OL L I N S

Everything you need to know about the new legislation intended to create a housing inventory.

New legislation to create a housing inventory was passed by the Board of Supervisors and became effective on January 18, 2021. The legislation requires owners of residential housing units in San Francisco to begin reporting certain information about their units to the Rent Board. The Rent Board will use this information to create and maintain a “housing inventory” of all units in San Francisco that are subject to the Rent Ordinance.

Owners will be required to report the information each year, using a form prepared by the Rent Board. The Rent Board will develop a website, which will include a portal that owners will use to submit the required information online.

Once the initial reporting is carried out, the system will maintain the information that has already been submitted, so that in future years, owners will only have to edit what has changed from year to year. Eventually, this portal will also be used for other Rent Board filings, including petitions and documents.

The legislation requires owners to obtain a license from the Rent Board before imposing any annual and/or banked rent increases upon tenants. This license will only be issued when the owner is in substantial compliance with the housing inventory’s reporting requirements. If the landlord does not provide the required information to the Rent Board, the owner’s license to impose annual and/or banked rent increases will be suspended for the period of noncompliance.

If the owner informs the Rent Board that the unit is occupied by an owner and is not rented at any time, then no further information will need to be reported about the unit. If a unit is not owner-occupied, because it is either vacant, tenant-occupied, or used for some other purpose, the owner will need to disclose the following additional information about the unit to the Rent Board: • The name and business contact information (address, phone number, email address) of the owner(s), or of the property manager, if any, designated by the owner(s) to address habitability issues; • The business registration number for the unit, if any; • The approximate square footage and number of bedrooms and bathrooms in the unit (to the best of the owner’s or manager’s knowledge); • Whether the unit is vacant or occupied, and the date the vacancy or occupancy commenced; • The start and end dates of any other vacancies or occupancies that have occurred during the previous 12 months; • For tenant-occupied units, the base rent reported in $250 increments, and whether the base rent includes payment of utilities by the landlord (e.g. water/sewer, refuse/recycling, natural gas, electricity, etc.); and; • Any other information that the Rent Board deems appropriate following a noticed public meeting in order to effectuate the purposes of the Rent Ordinance.

42

MAY 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | MAY 2021

43

inform the Rent Board within 30 days of

Q. As a San Francisco rental property owner, what do I need to know about the unit registration legislation?

A. In December of 2020, the San Francisco Board of Supervisors passed a rent ordinance amendment that will require unit registration and licensing for all rental units in the city, including those that are owner-occupied. The new 2021 SFAA Residential Tenancy Agreement includes a registration form template as an addendum. This is major legislation that will impact the industry in many ways. In particular, we will now have an accurate measurement of citywide vacancy rates and rent prices. Moreover, should vacancy control ever pass, the City will now have an infrastructure in place to determine future rents for vacated units.

Owners shall report the following information under penalty of perjury for each rental unit that is rented: (i) the name and business contact information (address, phone number, email address) of the owner or property manager; (ii) the business registration number for the unit; (iii) the approximate square footage of the unit, as well as the number of bedrooms and bathrooms in the unit; (iv) whether the unit is vacant or occupied, and the date when the last vacancy occurred or the current occupancy commenced; (v) the start and end dates of any other vacancies or occupancies that have occurred in the previous 12 months; (vi) the base rent for the unit in $250 increments, and whether the base rent includes utilities (water/sewer, refuse/recycling, natural gas, electricity, etc.); and (vii) “any other information” that the Rent Board deems appropriate. For owneroccupied units, you must report that it is owner-occupied but need not report anything further.

The timing for compliance is as follows: (1) For units in buildings with 10 units or more, this information must initially be reported to the Rent Board by July 1, 2022, updated by March 1, 2023, and further updated each year thereafter by March 1; and, (2) in buildings with fewer than 10 units, including condominiums, the initial information must be reported by March 1, 2023 and updated by March 1 of each successive year. The Rent Board will create a database with this information and shall regularly generate reports analyzing citywide rents and vacancies.

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.

SFAA will be offering classes on how to comply with this new law.

—Dave Wasserman

any change in the name or business contact information of the owner or designated property manager.

These new changes will become a significant part of the Rent Board’s operations going forward. Thus, there will be some important changes at the Rent Board in the years ahead, including some changes that will probably prove useful to you.

The Rent Board will increase staffing, including the addition of two information technology (IT) positions. They will also begin collaborating with the City’s 311 Customer Service Center, who will provide assistance with public inquires related to the new housing inventory. This will allow the Rent Board to preserve its existing call center for complex questions while providing information and guidance to the public concerning matters related solely to the housing inventory on a 24/7 basis by calling 311.

The new housing inventory will require the Rent Board to create a new online portal to help landlords report information about their units into the inventory. However, as they develop the portal, they are designing it from the very beginning to have the ability to expand its functionality in future stages. After the housing inventory portion is designed and in production, their goal is to move forward with the development of a full-service portal that will allow landlords and tenants to file their petitions, appeals, documents, eviction notices, and other passthroughs entirely online. This should make the process of managing properties a little bit easier.

Imagine being able to see a decision for a petition that was filed and decided years

The Rent Board will use the information

For units (other than condominium units)

earlier, while at the same time gaining ac-

provided to generate reports and surveys,

in buildings of 10 units or more, owners are

cess to tools that will help calculate a future

to investigate and analyze rents and vacan-

required to begin reporting this informa-

passthrough, and then being able to file

cies, to monitor compliance with the Rent

tion to the Rent Board by July 1, 2022, with

that passthrough online using the same

Ordinance, and to assist landlords and

updates due on March 1, 2023 and every

portal. Recently, the Rent Board eliminated

tenants and other City departments as

March 1 thereafter. For condominium units

the inconvenient postage stamp require-

needed. The Rent Board may not use the

and units in buildings with fewer than

ment for filing a landlord passthrough

information to operate a “rental registry”

10 units, reporting will begin on March

petition. In the future, we intend to get rid

within the meaning of California Civil

1, 2023 with updates due every March 1

Code Sections 1947.7 – 1947.8.

thereafter. Owners are also required to

44

MAY 2021 | SF APARTMENT MAGAZINE

Unit by Unit… continued on page 56

SF APARTMENT MAGAZINE | MAY 2021

45

The News… continued from page 10

Full-time employees are eligible for the

For more information, visit sf-fire-org/

full eighty hours of sick leave, while part

fire-safety-requirements-building-owners.

standards to housing developments,

time employees are eligible for sick leave

(3) further streamlines approvals, and

covering the number of hours they were

(4) limits the number of hearings that

scheduled to work.

can be conducted prior to approval of a

SFAA Updates

Annual SFAA Trade Show: SFAA’s annual trade show will take place on June 17 this

Additionally, employees cannot require

year. The virtual event will be jam-packed

that employees use other personal time off,

with important and timely information

Housing Accountability Act: This Act

whether paid or unpaid, instead of using

for San Francisco rental property owners.

limits a local government’s ability to deny,

the mandated COVID-19 supplemental sick

Attendees will learn about all the latest

make infeasible, or reduce the density of

leave. If an employee took unpaid time off

legislation, trends, products, and services

housing development projects that are

due to COVID-19 before the law went into

regarding the local multi-unit housing in-

consistent with objective local develop-

effect on March 29, 2021, they can request

dustry. For more information, or to spon-

ment standards.

retroactive compensation.

sor the event, turn to page 69.

ADU Law: In recent years, there has

An employee can use the COVID-19

Rent Board Fee: The Rent Board fee is

been a significant amount of legislation

supplemental sick leave for time off to

billed to the landlord each year on the

making ADUs easier to build by stream-

quarantine as directed by the CDC, the

property tax statement, and the law per-

lining the approval process, limiting

Department of Public Health, or a health

mits the landlord to collect a portion of

applicability of impact fees, and relaxing

care provider; to receive the COVID-19

the Rent Board fee from those tenants

housing project.

vaccine; if they are experiencing CO-

in occupancy as of November 1 of each

VID-19 symptoms from the illness or the

year. For the 2020-2021 tax year, the rental

The broad language of the amendment

vaccination; if they are caring for a fam-

unit fee is $50.00 per apartment unit and

may also have the effect of reversing state

ily member subject to the above; if their

$25.00 per residential hotel room. The

rent control regulations and General Plan

child care is interrupted due to COVID-19.

landlord may collect 50% of the fee

zoning requirements.

from tenants, which is $25.00 per apart-

requirements, including the need to update RHNA goals. In addition, a number of land-

Fire Alarm System Update Deadline Extended

use related bills have been introduced this

At the time of publication, the deadline

session that could be impacted by this con-

to upgrade fire alarm systems in residen-

As SFAA pivots to provide you services

stitutional amendment.

tial buildings has been extended two

during the pandemic, there is a new way

years. The new deadline will be set for

to connect with SFAA. Email Member-

It remains to be seen whether two-thirds of

July 2023 (the previous deadline was July

Questions@sfaa.org to have your ques-

the legislature, which recently passed land-

2021). All buildings that are required to

tions and concerns promptly addressed.

mark housing bills, would vote to put this

have a fire alarm system under Fire, Build-

While the SFAA office is closed, SFAA staff

constitutional amendment on the ballot.

ing and Housing Codes must upgrade the

is working round-the-clock to keep the

We will continue to monitor this measure

fire alarm system, if necessary, to com-

nonprofit running. Timely payment of

and keep you updated.

ply with the sound level requirement for

membership dues is necessary to help the

sleeping areas.

association help you.

Junius & Rose, LLP Attorney Sabrina

Fire alarms must reach a sound level of

SFAA classes will be available online

Eshaghi and reprinted with permission

at least 15 dB above the average ambient

during shelter-in-place. The San Francisco

from reubenlaw.com.

sound level or 5 dB above the maximum

Apartment Association is happy to an-

sound level, having a duration of at least

nounce that current CCRM students can

60 seconds or a sound level of at least 75

continue their education during the pan-

dBA, whichever is greater, measured at

demic right from home. We understand

Governor Newsom signed legislation

the pillow level in the area required to be

keeping up with education is crucial and

mandating up to eighty hours of paid

served by the system using the A-weighted

want to assist our members to stay up to

COVID-19 sick leave for employees who

scale (dBA).

date. Thus we will be setting up more

the Housing Element to accommodate

ment unit and $12.50 per residential hotel room.

This content was authored by Reuben,

Governor Newsom Mandates Sick Leave

webinars in the future. See the calendar

are unable to work due to COVID-19. The legislation applies to employers with more

If there is a barrier, like a door or curtain

than twenty-five employees. The sick leave

for example, between the notification appli-

is retroactive from January 1, 2021 and is

ance and the pillow, the barrier must be in

set to expire on September 30, 2021.

place during the sound test.

46

MAY 2021 | SF APARTMENT MAGAZINE

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47

SHERIDAN REPORT

COLUMN

Re-Opening Day w r i t t e n b y M AT T H E W C . S H E R I DA N

The push to vaccinate has brought hope, lifted spirits, and reinvigorated our economic engines.

T

middle of the crisis, totaling an 11% increase for a three-year period. While the private sector in the San Francisco Metro

his spring, San Francisco resi-

ebb and flow as the rivers of the great

Area shed over 180,000 jobs a year ago,

dents rushed to reclaim snip-

Sierra Nevada meet the waters of the Pa-

there was a bit of belt-tightening at City

pets of the life they once led,

cific, so too does the city.

Hall over the course of the pandemic, budget deficits and potential layoffs

as the shutdown restrictions

were lifted for a second time after an un-

San Francisco’s official flag is, of course,

loomed large long term. For most, grant-

bearably long, rough slog over the win-

the phoenix rising from golden flames.

ing raises amid pandemic was not pru-

ter. Life began to come back as outdoor

This timeless mythological bird repre-

dent, but public sector job losses would

dining resumed, businesses reopened,

sents rebirth and renewal. Most assume

have shocked the already devastated

and workers even started appearing on

the flag is tied to the Great Earthquake

local economy. Then, by some sort of

downtown’s stark, empty streets for the

and Fire, but its origins came about a

miracle from God (in this case, God be-

first time in over a year.

few years before that catastrophic event

ing President Joe Biden), municipalities

and actually symbolized San Francisco

were granted huge tranches of stimulus

While FEMA and the National Guard

arising out of the ashes from the great

dollars from the recently enacted Ameri-

turned the Oakland Coliseum park-

fires of the 1850s.

can Rescue Plan. The bailout spared the city for now and avoids the politically

ing lot into a mass vaccination site, San Francisco transformed the long-shut-

No doubt the city has had its block

unpalatable task of layoffs and downsiz-

tered Moscone Center into a bureau-

severely knocked off during this epi-

ing as San Francisco readies for a return

cratic wonder for public health efforts

demic. The motto on the flag states

to normalcy. But will we be Iron in War

to inoculate hundreds of thousands of

in Spanish: “Oro en Paz, Fierro en

with the cascading afflictions befallen

San Franciscans. A massive undertak-

Guerra” or “Gold in Peace, Iron in War”

San Francisco of late?

ing, the push to vaccinate has brought

(a reference to the Spanish-American

hope, lifted spirits, and reinvigorated

War). The motto can easily be applied

Most of the ingredients are there for the

our economic engines and established

to myriad troubles facing the city.

city to bounce back: stimulus dollars

a pathway for many to return to in-

Plagued by huge job losses last year, an

are flowing to both private and public

person work.

epidemic of homelessness—the likes

entities; large swaths of the public are

never seen before. Residents, streets,

already vaccinated; popular bars and

The death of San Francisco, as many a

and neighborhoods are beat down by

restaurants across town are overflow-

writer has pondered over the last year,

chronic fentanyl use, unhindered by

ing on Friday nights; the Giants are

appears to have been greatly exag-

support and criminal justice systems

playing baseball over at China Basin

gerated (another writer, a former San

that have failed to provide rehabilita-

Park. The timeless beauty of this foggy

Franciscan, remarked once that reports

tion or prevent recidivism. These days,

city beckons.

of his death were exaggeration too*).

the Tenderloin—which only a few years

This city, nestled on sand dunes and

back was on the verge of a rebirth of

Early last month, the press releases

prodigious hills, bounded by the great

sorts—now looks more like a movie

began to trickle out, as the Bay Area’s

Pacific Ocean on one side, the Golden

set from a trashy post-apocalyptic film

leading technology firms confirmed

Gate and headlands to the North, and

from the early ’80s.

the inevitable: get back to work—emphasis on “back.” Sure, some firms

the life-affirming waters of Bay—will

48

doled out raises to employees in the

never cease in providing opportunities

The city of San Francisco, meanwhile,

have proclaimed they will settle with

for those who arrive on these shores.

despite a looming deficit brought about

permanent remote work, but they’re a

Just as the waters around San Francisco

by significant losses to the tax base,

minority. First, Uber announced it was

MAY 2021 | SF APARTMENT MAGAZINE

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49

Jobs Gains/Losses

opening its San Francisco headquarters at 20% capacity, but on voluntary basis. Face-

75,000

book soon followed suit, announcing that

25,000

most of their Bay Area campuses would gradually reopen throughout May at 10%

-25,000

capacity—their San Francisco offices slated

-75,000

to open in early June and their Melo Park

-125,000 -175,000

headquarters are scheduled to be at 50% capacity by September. SAP, Cisco, and 2015

2016

2017

2018

Source: Cal. E.D.D.

2019

2020

2021

Monthly; San Francisco Metro Division; Non-Farm

Intel are reopening over the summer. But the most influential company for San Francisco these days is, of course, Salesforce— the city’s largest non-public employer. The firm announced plans to allow vaccinated workers to return to work in May, start-

Employment Growth

ing at 20% overall capacity, rising to 75%,

10.0%

if specific public health measurements remain stabilized. Keeping tabs on the

5.0%

precise steps of these leading Bay Area

0.0%

employers is key in forecasting.

-5.0% -10.0% -15.0%

2015

San Francisco

To the delight of most employees, many

Silicon Valley

larger tech firms—at least short term—will

2016

2017

2018

2019

Source: Cal. E.D.D.

2020

2021

Metro Area; Year Over Year; Non-Farm

not return to a typical work week—9-to-5, Monday through Friday. Nearly all large tech firms around the Bay Area will permit employees flexible works schedules, with a hodge-podge of arrangements for onsite, in-person, and remote work. To the relief of owners of residential rental

Home Appreciation

property here, those plans generally in-

20%

clude a few days of in-person work at the actual office.

10%

Employment The news in early March from the state’s

0%

Employment Development Department was especially grim for San Francisco. Early

-10% 2015

2016

2017

2018

2019

Source: S&P/Case-Shiller

2020

2021

Year-Over-Year Change; Bay Area

each year, the EDD conducts a revision process that adjust the estimates of the labor force and payroll employment based upon actual data from the previous year—the process is called benchmarking. As known to all, San Francisco Metro Division (which

Asking Rents

includes San Mateo county) led the state

20%

in job losses, but when the revisions came in, the data showed much deeper declines

10%

than what had been projected.

0% -10%

Year-over-year by December of last year, San Francisco

employment shrank by 12.7%, revised

Oakland

-20%

2015

2016

downward from the earlier 9.9% pro2017

Source: Axiometrics

50

MAY 2021 | SF APARTMENT MAGAZINE

2018

2019

2020

2021 Year over Year

jected decline. According to an analysis released Beacon Economics, “As it turns out, the labor market fallout in 2020 was

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51

Unit Count - New Multifamily Development Permits

significantly worse in California than originally thought.” By February though,

1,000

San Francisco MD had added 5,900 jobs 750

month-over-month, as restrictions slowly began to be lifted, and California mean-

500

while added some 141,000 jobs and accounted for over 37% of the net jobs added

250

0

in the entire nation during that month.

2015

2016

2017

2018

2019

Source: U.S. Census

2020

2021

5+ Unit Buildings; San Francisco

Rental Market With so many vacancies, the residential rental market remains stagnant. Some owners have sworn to “wait it out,” and are keeping their higher-end units vacant, avoiding the perils of rent control

Mortgage Rates

and locking in pandemic-related rents.

6.0%

Most others, however, are “meeting the

5.0%

market.” Gimmicks and enticements are popular with larger operators, some offer-

4.0%

ing several months of free rent, little or no

3.0%

deposits, and even Visa gift cards to folks 30-Yr FRM

2.0%

who sign on the dotted line.

5-YR ARM

1.0% 2015

2016

2017

2018

2019

2020

Source: Freddie Mac

2021 Monthly Averages

The decline in rental rates over the past year is unparalleled in San Francisco history except—I imagine—in the immediate aftermath of the 1960s that left San Francisco decimated, but set in place a revival of San Francisco that established its place on the world stage permanently. Today,

Effective Federal Funds Rate

insight into the where the rental market is

4%

going is critical.

3%

Thanks to Gaetani Real Estate, this writer

2%

has been provided regular access to data of recently leased rental units managed by

1%

the firm. The management company typically does not offer any concessions when

0% 2015

2016

2017

2018

2019

2020

Source: Federal Reserve

2021 Monthly Averages

leasing units, so the data is accurate. As of mid-March, recently leased rental units showed the following lease rates: • Studio apartments: $1,683

Gross Domestic Product

• One-bedroom apartments: $2,320.35

10.0%

• Two-bedroom apartments: $2,888.75

5.0%

• Three-bedroom apartments: 3,861.25

0.0%

Multifamily Sales

-5.0%

Buyers remain very selective, underwrit-10.0%

2015

2016

2017

Source: US Bureau of Economic Analysis

52

MAY 2021 | SF APARTMENT MAGAZINE

2018

2019

2020 Quarter over Quarter

ing potential acquisitions with caution.

Projected rents on vacant units are closely scrutinized, while unrealistic or inflated

sf.0219.rentals-in-sf.pdf

1

2/6/19

7:16 AM

Landlord & Leasing Agent, A Winning Combo.

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M

Y

CM

MY

CY

CMY

K

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Every day, our team endeavors to find qualified tenants for our clients.

With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to fill your vacant unit quickly, effortlessly, at market rent and with your ideal tenant!

With just one phone call, Jackie will come over to access your needs, appraise your unit, and do all the marketing, prospecting and screening.

We then present you with a qualified tenant ready to move in.

Call Jackie at Rentals In S.F. to fill your vacancy. It will be one of the best calls you’ll ever make. Just ask all our clients!

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SF APARTMENT MAGAZINE | MAY 2021

53

in-place rents are pegged to today’s actual

That day, after nine months of isolation,

market rents. A significant number of new

death and economic catastrophe, residents

entrants—sophisticated and well-capital-

of the San Francisco Bay Area turned out

ized syndicators or buyers—have been

in mass to venture out, to experience life.

combing the city for deals. And several

The trail to the beach and the intertwin-

turnkey properties secured eye-popping

ing paths crisscrossing the steep, rocky

prices from buyers seeking solid rates

headlands of San Francisco were packed.

of return.

Folks from all walks of life descended upon

FILLING VACANCIES ON A BUDGET?

College Life

had to step aside to get through; the paths

Of course, not everyone has the time, budget, or energy to remodel vacant units to meet new space and luxury standards. To stay competitive in an inventory-heavy rental market, take these tips from the pros.

A welcome sign of life returning to normal

mirrored the lines for a popular Disneyland

Less is more. When it comes to color,

in San Francisco will be the presence of

ride line. San Francisco is not dead.

these narrow walkways; people literally

tens of thousands of college students. Stuck in the dismal hole of remote learning via

*“I can understand perfectly how the re-

Zoom over the last year, this fall’s return

port of my illness got about, I have even

to campus will be like none other before

heard on good authority that I was dead.

(perhaps with the exception after wartime).

[A cousin] was ill in London two or three

Expect any bar, coffee shop, park, diner,

weeks ago, but is well now. The report of

bowling alley—fill in the blank—to be jam-

my illness grew out of this illness. The re-

packed, if not overrun, by college kids with

port of my death was an exaggeration.”

the sincere desire to get back to “normal.”

UC Berkeley has already announced they “expect most classes to be held in-person,” after the first week of classes this fall. San Francisco State University, University of

—Mark Twain Matthew C. Sheridan is a multifamily specialist at Newmark and helps clients with the acquisition and disposition of apartment and mixeduse buildings in San Francisco. He is editor and publisher emeritus of this magazine and can be reached at 415-273-2179.

San Francisco, and the Academy of Art University have all announced a return to in-person learning this fall, while UC San Francisco has been a steadfast and critical component to the region’s robust response to the pandemic.

Neighborhoods, commercial districts and rental units that lie in close proximity to colleges or universities are slated to experience a considerable uptick in business and leasing. But don’t anticipate too many changes this year—the recovery is going to take time.

Here to Stay Last summer, the San Francisco Chronicle published a piece by outdoor writer Tom

showcased the usual hotspots commonly known and a few that hidden gems. Months later, after another surge of COIVID-19 cases had sent everyone back into isolation for a third time over the winter, the first calm, sunny day graced the region after the holidays. Top on the list for Stienstra list for San Francisco was Mile Rock Beach—located just below the famed Land’s End trail.

54

MAY 2021 | SF APARTMENT MAGAZINE

“Take advantage of IKEA!” Kapelevich urges. Update bathrooms by replacing the vanity, sink, faucet, and medicine cabinet for under $600. Add a new shower set for under $200. Replace your shower and tub file with 4x4 white tiles for eight cents apiece.

It’s the little things. Final touches like lighting and hardware can make all the difference. Check out CB2’s classic white canvas ceiling mount light fixture and Emtek’s stainless steel interior door hardware.

Be flexible. Whether you’re filling a

Passthroughs

PAY! Take advantage of the Rent Board rules that benefit you.

We prepare petitions for • Soft Story/Voluntary Seismic • General Capital Improvements • Operating and Maintenance and also • Annual Increase letters • General and Water Bond Passthroughs

Stienstra titled, “Top 10 Bay Area Beaches to Visit During Shelter-In-Place.” The column

that is. Brighten spaces by painting walls and kitchen cabinets white. San Francisco interior designer Senalee Kapelevich recommends Simply White Paint by Benjamin Moore.

We have 18 years of experience and have filed hundreds of successful passthroughs.

Call us today at

415-333-8005

to find out how you can benefit.

vacancy or renegotiating with tenants, Cassandra Joachim of Intellirent advises that rental property owners be open to lease adjustments rather than risk a potential long-term vacancy.

Reconsider pet policies. Joachim

reported an uptick of renters with furry friends that were adopted during shelter-in-place.

Know when it’s time to outsource.

Filling vacancies is hard work. “Look to professional services with modern processes, and stay informed with resources like SFAA,” says Joachim.

Charge an application fee. Deter undecided renters who are just shopping around versus those who are actually serious about leasing your vacancy.

Senalee Kapelevich Founder & Principal Designer SVK Interior Design senalee@svkinteriordesign.com Cassandra Joachim Director of Business Development Intellirent cjoachim@myintellirent.com

SF APARTMENT MAGAZINE | MAY 2021

55

sfaa sfaa 2021 What You Need to Know

Unit by Unit… continued from page 44

of other similar requirements, like copies and envelopes, and will add functionality, like digital signatures, so that a petition can be fully filed online. The portal can also become a tool to assist landlords with calculating the correct petition amounts, and those petitions and other documents will have instant confirmation of receipt by the Rent Board. A confirmed copy of

2021 SFAA UPDATES

SFAA’S 2021 TRADE SHOW

The June 17 virtual event will be jam-packed with important and timely information for San Francisco rental property owners.

To sponsor the event, contact Vanessa Khaleel at vanessa@sfaa.org.

For more information, turn to page 69.

submissions will be immediately available, and also available in the future by logging in to the portal. Likewise, if the Rent Board determines that a petition is incomplete, a landlord will be able to supplement the petition online in the same way. Owners who acquired a property recently may benefit from seeing any petitions and notices that were filed by the prior owner. These are some of the many ways in which this portal

VIRTUAL MEMBER MEETINGS WEDNESDAY, MAY 19 9:00 am

will be very useful to both landlords and tenants in the years to come.

I realize that this legislation imposes significant new requirements for both owners and the Rent Board. I am committed to working with owners, property managers,

UPCOMING CLASSES 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 58.

tenants, and other members of our community to insure that we can develop our online presence in a way that is helpful to those same stakeholders. While the initial goal of the Rent Board’s new online portal is implementation of the housing inventory, our mission is to develop technological tools that are helpful to owners in manag-

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.

ing their units, to tenants in making the Rent Board accessible, and to the agency itself in delivering services more efficiently.

If this pandemic has taught us anything, it is that we must advance technological solutions at the Rent Board to catch up to what you have expected for a long time.

Our website will be updated with further information well before the legislation becomes operative on July 1, 2022 and March 1, 2023. Please visit us at sfrb.org.

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

56

MAY 2021 | SF APARTMENT MAGAZINE

Robert Collins is the Rent Board Executive Director and can be reached at rentboard@sfgov.org or 415-252-4602.

SF APARTMENT MAGAZINE | MAY 2021

57

sfaa 2 2021calendar

sfaa

May

MONDAY, MAY 3 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, MAY 5 Lunch & Learn Smoking Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $75

THURSDAY, MAY 6 SFAA Online Lease Access Demonstration Webinar Zoom Webinar System 10:30 a.m. to. 11:30 a.m.

FREE SFAA Members Only

TUESDAY, MAY 11 Managing Tenants to Avoid Liability Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $65 Non Members $95

WEDNESDAY, MAY 12 Lunch & Learn Customer Service Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $75

WEDNESDAY, MAY 19 Virtual Member Meeting City Agencies Update 9:00 a.m.

WEDNESDAY, MAY 19 Lunch & Learn Decrease in Housing Petitions Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $75

THURSDAY, MAY 20 Avoiding Costly Habitability Lawsuits Webinar Zoom Webinar System 1:00 p.m. to. 2:00 p.m.

Members $65 Non Members $95

WEDNESDAY, MAY 26 Lunch & Learn 30-Day Acknowledgement Letter Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $75

THURSDAY, MAY 27 Legal Structures for Property & Related Tax Impact Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $65 Non Members $95

FRIDAY, MAY 28 SB91 Rent Relief Law Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Members $65 Non Members $95

June WEDNESDAY, JUNE 2 Lunch & Learn Initial Inspection Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $75

MONDAY, JUNE 7 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, JUNE 9 Lunch & Learn Final Move-Out/Security Deposits Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $75

WEDNESDAY, JUNE 9 Keeping Your Property Within Your Family Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $65

THURSDAY, JUNE 10 SF Rental Assistance Program Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Members $65 Non Members $95

TUESDAY, JUNE 15 Rodents 101 Webinar Zoom Webinar System 10:00 a.m. to. 12:00 p.m.

Members $65 Non Members $95

WEDNESDAY, JUNE 16 Lunch & Learn Small Claims Court Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $75

WEDNESDAY, JUNE 17 SFAA Annual Virtual Trade Show (See page 69 for details.)

THURSDAY, JUNE 24 Section 8 Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Members $45 Non Members $65

58

MAY 2021 | SF APARTMENT MAGAZINE

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

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 2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

The capital improvement interest rates for 3/1/21 through 2/28/22 are listed below:

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

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

0.8%

.01225

10 YEARS

1.0%

.00876

15 YEARS

1.2%

.00607

20 YEARS

1.4%

.00478

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

03/01/21 - 02/28/22

0.6%

03/01/20 - 02/28/21

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%

2015-2016

$18.50

2014-2015

$18.00

03/01/16 - 02/28/17

0.2%

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

2007-2008

$13.00

2006-2007

03/01/10 - 02/28/11

0.9%

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

415-252-4600 sfgov.org/rentboard

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

& information SF APARTMENT MAGAZINE | MAY 2021

59

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

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 Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com

ATTORNEYS

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com

415-577-4685

BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law

415-409-7611

CHONG LAW Dolores Chong

60

415-438-7807

MAY 2021 | SF APARTMENT MAGAZINE

DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

415-753-3811

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070 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 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

LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com 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 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 TRN LAW ASSOCIATES Tiffany Norman tiffany@trnlaw.com

415-823-4566

DAVE WASSERMAN Dave Wasserman 415-567-9600 dwasserman@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

BEDBUG DETECTION

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.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

COMMERCIAL/RETAIL LEASING SERVICES BLATTEIS REALTY CO. David Blastteis www.sfretail.net

415-981-2844

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 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 ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

415-279-6113

LENDING / FINANCIAL SERVICES

COUNTERPOINTE SRE David Snow 855-431-4000 www.counterpointeSRE.com

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

FIRST FOUNDATION BANK Michelle Li www.ff-inc.com

FIRE PROTECTION CONTRACTORS

LENDING / FULL SERVICE BANKS

415-794-2176

AEC ALARMS

408-298-8888 Ext: 121 SFfire@aec-alarms.com

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

BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com

LENDING / INSTITUTIONS

COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com EMERGENCY SYSTEMS, INC. Eric Hagerman (415) 564-0400 esmfire@earthlink.net 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

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

925-495-9922

CHASE APARTMENT LENDING Andre C. Ferrigno 415-644-2171 CHASE COMMERCIAL TERM LENDING Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking CHASE COMMERCIAL LENDING Ingrid Marlow 650-737-6212

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 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

ORGANIC WASTE SOLUTIONS

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

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

415-254-7818

PAC WEST PAINTING INC. Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com

SF APARTMENT MAGAZINE | MAY 2021

61

PETERS PAINTING SERVICES Peter Pantazelos 415-647-4722 www.peterspainting.com TARA PRO PAINTING INC. Brian Layden www.tarapropainting.com

415-334-3277

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.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

PROJECT MANAGEMENT CREATIVE WEALTH CAPITAL MichaelGallin mike@creativewealthcapital.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

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

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

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

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com

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

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 HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com J. WAVRO PROPERTY MANAGEMENT James Wavro 415-509-3456 LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

62

415-648-1516

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

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.sutroproperties.com WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

members

MAY 2021 | SF APARTMENT MAGAZINE

415-386-3111

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 CREATIVE WEALTH CAPTIAL Michael Gallin 415-779-6241 mike@creativewealthcapital.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 GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 www.goodwin-realty.com GREENTREE PROPERTY MANAGEMENT Mike McCamish 415-828-8757 www.greentreepmco.com GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com HANFORD•FREUND & CO. J. Timothy Falvey www.hanfordfreund.com

415-981-5780

HOGAN & VEST INC. Simon Wong hoganvest.com

415-421-7116

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

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

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

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

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

SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com

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

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

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

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

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

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 ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.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

APPFOLIO Mindy Sorenson 805-364-6098 mindy.sorenson@appfolio.com

FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

STESSA Victor Perez www.stessa.com

626-524-4931

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

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 ALAIN PINEL INVESTMENT GROUP Jay Greenberg 415-593-8615 www.aprinvestmentgroup.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 | MAY 2021

63

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 CORPORATION Renee A. Engelen (415) 810-6020 www.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 GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

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

64

MAY 2021 | SF APARTMENT MAGAZINE

HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

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

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

ACCOUNTANTS

Shwiff, Levy &Polo, LLP ALARM COMPANIES

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

AEC Alarms Emergency Systems, Inc.

SECURITY

Openscope Studio

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

562-712-7504

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

ARCHITECTURE & DESIGN SERVICES ATTORNEYS

Fried & Williams, LLP LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

73 19 55 53 57 70 70

BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

SGDM, LLC George Mak www.sgdmllc.com

Kruit Painting Pac West Painting Tara Pro Painting

415-462-0619

PETITION SERVICES

650-638-9546

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

W. CHARLES PERRY Charles Perry www.wcharlesperry.com

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

SUBMETERS

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

Rent Board Passthroughs

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

70 73 73 68

6 76 47 55 53 57 37 49

PROPERTY MANAGEMENT SOFTWARE

Appfolio 29 Yardi 35 REAL ESTATE BROKERS

Amore Real Estate 73 Coldwell Banker Commercial / McGue 13 Colliers / DeVincenti 2 Compass / Antonini 75 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Team Hatvany 49 Compass / Pugh 45 Corcoran / The Jones Team 15 EXP Realty / Williams 41 HRH Real Estate 51 Kay Properties & Investments, LLC 17 Kenney & Everest Real Estate 70 Marcus & Millichap 20-21 Real Estate Transition Solutions 12 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 18 UTILITIES BILLING SERVICES

Livable 51 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 | MAY 2021

65

Masters of Disaster… continued from page 14

• Some face masks may be designed for single-use only and should be safely

CDC-Approved/Sustainable

discarded after use.

Solutions: COVID-19 virus disinfection service providers should use only

• Follow all applicable safety practices,

CDC-approved disinfection products

referring to existing regulatory

and their staff should be trained in the

requirements, policies, procedures,

proper application of these chemicals.

and risk assessments.

Some CDC-approved chemicals, if not health and safety risks to the crew and

Buiding Occupants— What to Consider

building occupants.

Once your building has been determined

applied correctly, can pose significant

safe to occupy, it is now time to focus on

SFAA DISASTER RECOVERY PROFESSIONALS BIO-ONE EAST BAY Sandy Magan 510-274-1548 info@biooneeastbay.com FIRE AND WATER DAMAGE RECOVERY Maria Neumann 800-886-1801 www.waterdamagerecovery.net

Health and Safety: Disinfecting staff

those who will occupy or frequent your

should be trained on how to properly don

facilities following the lift of the lockdown.

PPE and how to practice social distanc-

The following guidance is for recommenda-

ing and/or isolation both to and from the

tion purposes only. Consult your local regu-

client site. These measures help to ensure

latory agencies and your Human Resources

the health and safety of clients, building

department while developing your post-

occupants, and employees.

lockdown policies and procedures.

Means, Methods, and Technology: For

Creating a Policy: You should consider

years, ATI has maintained embedded staff

adopting an interim policy that will help to

in hospitals, providing decontamination

limit and prevent exposures to COVID-19

External COVID-19 Exposure: Your policy

and isolation support. Our response

as people reenter the shared-space envi-

should include a provision for employ-

to the COVID-19 pandemic was not an

ronment. We all need to consider how best

ees who might have been exposed to the

afterthought, but rather a proficiency

to decrease the transmission of COVID-19.

COVID-19 virus outside of the workplace.

based on years of training and experi-

When writing this new policy, consider

For such exposure, the affected employee

ence. Our tools of the trade go far beyond

resident and employee risk, workforce

should notify their supervisor or Human

brooms, sponges and mops. The means

separation and redundancies, transmis-

Resources department immediately.

and methods for next-level COVID-19

sion reduction, and maintaining a healthy

virus disinfection include fogging ma-

building environment.

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

If exposure to an employee is determined to be “secondary” or “tertiary,” the em-

chines, electrostatic sprayers, ultraviolet germicidal irradiation, and waste and

Employee Risk: You should provide rea-

ployee should be allowed to return to work,

biohazard disposal.

sonable accommodations for any known

be advised to seek medical attention, and to

physical or mental disability. The CDC

contact Human Resources if COVID-19-like

Do-It-Yourself Procedures: If building

website provides additional information

symptoms develop. No further action

owners or managers choose to perform

on heightened risk factors because of the

should be required.

their own pre-return assessments and

COVID-19 pandemic.

If exposure is determined to be “primary,”

tasks, we recommend implementing these Employees with higher risk of complica-

the employee should be required to stay

tions from COVID-19 should be given

home to monitor their health for four-

special consideration in determining your

teen days. If the employee is at work, the

period of reduced inactivity because

return-to-office policy. High-risk employ-

employee should be sent home to monitor

of COVID-19 should be provided

ees should work with their supervisor on

their health and provide evidence of medi-

with appropriate PPE—such as masks,

alternate work plans. Some high-risk fac-

cal clearance before returning to work. We

gloves, eye protection, and coveralls—

tors may include severe chronic illnesses

also recommend that the affected em-

and be properly trained on how to use

such as: diabetes, heart problems, respira-

ployee’s manager be given the discretion to

these items.

tory illnesses, hypertension, pregnancy,

allow work from home, if feasible.

worker-safety considerations: • Anyone preparing a building after a

immunodeficiency from medications or medical conditions, or any other rea-

You should review your company’s Medical

exposure to dust, allergens, and other

son the employee believes he/she is at

Leave of Absence policy to determine the

contaminants that may have been in-

heightened risk (age, pregnancy, or other

allowance to use any paid time off benefits

troduced during the inactive period.

chronic serious illnesses).

(vacation, floating holidays, or sick time).

• PPE can also protect workers against

66

MAY 2021 | SF APARTMENT MAGAZINE

sfaa’s Lunch & Learn

Smoking In Units

Have a grandfathered tenant allowed to smoke in their unit?

Tenants are complaining about smoking in the building?

Come and learn on your lunch the process of how to choose to handle smoking in and around the building.

The instructor is Michelle Horneff-Cohen of Property Management Systems.

DATE & TIME:

Wednesday May 5, 2021 12:00 pm - 1:00 pm COST

Members: $45 Nonmembers: $65

REGISTRATION:

Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org Once you complete registration you will be sent a separate link to register for the Zoom system.

sfaa’s SB91 COVID-19

Rent Relief Law Webinar SB91 COVID-19 RENT RELIEF

Understanding the second half of California’s Rent Relief Law. Gavin Newsom signed a COVID-19 Tenant Relief (SB 91) package into law on January 29th, 2021. The new law will extend the eviction protection through the middle of this year. In this webinar Ashley will explain the new law, how it works and what the implications might be for Bay Area landlords.

The Instructor is Ashley Klein, Kaufman Dolowich Voluck.

DATE & TIME:

Friday May 28, 2021 10:00 pm - 11:00 pm COST

Members: $65 Nonmembers: $95

INFORMATION:

Contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org Once you complete registration you will be sent a separate link to register for the Zoom system.

SF APARTMENT MAGAZINE | MAY 2021

67

Workforce Separation and Redundan-

Other Considerations

and the impact that it could have on your

ple we care about. We must not “drop our

residents or workforce, redundancies

guard” with regard to social distancing

should be considered, like a reservation

and other precautionary measures.

cies: To mitigate exposure to COVID-19

Vigilance: We’ll all be reunited with peo-

system for common spaces like fitness centers, and rotating schedules for work-

Contingency Plan: Though not likely,

groups where some team members work

a resurgence of COVID-19 cases could

from home or come into the office on

compel another lockdown. Be prepared

different days. Employees with personal

in the event you have to return to

health risks exacerbated by commutes,

remote operations.

anxiety from being at the office, or who are mentally not ready should also be fac-

Cross-Training: Consider cross-training

tored into the decision-making process.

employees. A resurgence or another pan-

By now, many of us have become accus-

demic can create high absenteeism, result-

tomed to videoconferencing, which can

ing in gaps in your talent base.

be useful in accommodating these alternative arrangements.

Essential Employees: Develop a list of

SAFE REOPENING CHECKLIST As we return to the office and reopen residential communal spaces, it’s important to remember that safe practices can help maintain healthy environments. The below practices can be used to reduce the duration, frequency, or intensity of exposure to a specific hazard.

• Tape markings/indicators on floors with six-foot separations leading to common areas or points of ingress/egress • Staggered start/end times for employee schedules and common space usage to prevent overcrowding

Transmission Control: Methods to con-

in terms of who must work from the of-

trol transmission of COVID-19 may con-

fice/facility. Remote work is still the safest

tinue to evolve. You should continue to

option when practical.

• Policies/health reminders posted in prominent areas for hand washing, respiratory etiquette, social distancing, and encouraging employees to stay home when sick.

for timely and accurate information that

Scheduling: Develop a project

• Establish cleaning and disinfection protocols

can guide appropriate measures. Some

schedule/timeline for the return-to-

methods can include:

office initiatives.

your essential vs. nonessential employees

refer to federal, state, and local guidance

• Posted signage with rules for entry

Communication: Communicate all back-towork requirements to employees before-

• Designated points of entry set up for daily sign-in and temperature check

hand, including changes in workplace seating arrangements. When practical, conduct videoconferencing training of all

• Workplace coordinators responsible

back-to-work changes and requirements.

for monitoring entry requirements Jurisdictional Requirements: When • Mandatory no-touch temperature

operating in various regions, be sure to

readings taken/witnessed by work-

understand the local requirements for

place coordinators

each region.

• Referral process for suspect temperature readings

Work-From-Home Priority: Give workfrom-home priority to high-risk persons, and consider that many schools and

• Requirement for, and provision of, facial coverings

daycare providers may still be closed indefinitely. As such, also give priority to employees with dependents as you consider

• Change in office layout to

to mark the revised layout

to minimize the possibility of disease transmission and reduce the cost of periodic COVID-19 virus disinfection

68

MAY 2021 | SF APARTMENT MAGAZINE

• Provide waste bins for PPE and cleaning materials • Arrange or remove chairs, tables, and workspaces to maintain social distancing, and when practical, ensure every enclosed office space is used as an employee workspace • Organize a schedule to restrict and monitor use of common areas • Encourage the use of videoconferences and work-from-home policies • Prop open internal doors to frequently accessed areas, thus limiting the need to touch door handles • Institute modified elevator capacity policies

Lessons Learned: The COVID-19 pan-

• Consider installing shield guards at reception desks

demic has provided us with an opportunity to improve operations while preparing for the future. Create or improve upon your

• Restricting access to nonessential areas

• Provide adequate supplies, like bottled water to reduce use of shared water-dispensers, hand sanitizer/ touchless sanitizer stations, face coverings, and gloves

your work-from-home workforce.

support social distancing • Use of caution tape or other measures

• Develop a notification process for identified COVID-19 exposure

business continuity plan by identifying more than one disaster recovery provider.

The above content was reprinted with permission from ATI’s Go Back Safely Guide.

• Consider establishing a single phone number, email address, or point person to field all reopening and safety inquiries • Designate one location for all deliveries

SFAA VIRTUAL TRADE SHOW Join us as a Sponsor

Thursday, June 17th, 2021

SPONSOR BENEFITS - $1,100

Company promoted throughout event

Host Zoom break-out room

Direct mailer to all attendees after event

Included in email blasts to our full membership

Schedule one-on-one sessions with attendees

Include your swag in our SFAA Swag Bag

Link on our website

SPONSOR BENEFITS - $800

Company promoted throughout event

Included in email blasts to our full membership

Schedule one-on-one sessions with attendees

Include your swag in our SFAA Swag Bag

Link on our website

For more information and Sponsor sign-ups, please

contact Stephanie Alonzo at Stephanie@sfaa.org or visit our

website at www.sfaa.org to register.

SF APARTMENT MAGAZINE | MAY 2021

69

Acquisitions & Sales • Commercial & Residential Leasing

Leasing and Real Estate— Our Family Business for Over 100 Years Everest Mwamba, Realtor® DRE #01717299 (415) 377-2177 cell everest@everestmwamba.com

DRE #01984640

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

Kruit Painting Inc. 415.254.7818 COMMERCIAL & RESIDENTIAL APARTMENT BUILDING SPECIALIST

70

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415.775.8513

MAY 2021 | SF APARTMENT MAGAZINE

2021 Spring 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

3/17/2021

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

3/24/2021

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

3/31/2021

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

4/7/2021

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

4/14/2021

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

4/21/2021

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

4/28/2021

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

5/5/2021

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

5/12/2021

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

5/19/2021

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.113 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)

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

SF APARTMENT MAGAZINE | MAY 2021

71

2021 Spring CCRM Webinar Night 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

5/4/2021

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

5/11/2021

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

5/18/2021

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

5/25/2021

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

6/1/2021

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

6/8/2021

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

6/15/2021

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

6/22/2021

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

6/29/2021

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

7/6/2021

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.11o 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)

72

caanet.org events@caanet.org

MAY 2021 | SF •APARTMENT 800.967.4222 980 NinthMAGAZINE Street, Suite 1430 • Sacramento, CA 95814

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73

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- 2021

$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

15 Day notice - Pay Rent or Quit

$15 per 25

$40 per 25

15 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

Taken by: Credit Card

Cash

Prices listed are for SFAA members

74

Check

Invoice

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

• Prices differ for non-members • All sales are final

San Francisco Apartment Association

IVY STREET MAY 2021 | SF265 APARTMENT MAGAZINE • SAN FRANCISCO, CA

TOTAL:

• 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • WWW.SFAA.ORG

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE "A ship is safe in the harbor, but that's not what ships are built for."

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J U ST LIS TED

4587 18th treet

1038 alencia treet

2 Units I Eureka Valley I One Vacant

9 Units I Mission District I $382/ft

J US T SO LD

I N CONT RA CT

263 19th Avenue 2 Units I Central Richmond I Buyer Rep

791 7th Avenue 5 Units I Inner Richmond I 11 offers

John Antonini

Daniel Foley

415.794.9510

415.866.7997

john@antoninisf.com

daniel@danielfoley.com

www.antoninisf.com

www.danielfoley.com

DRE 01842830

DRE 01866714

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

SF APARTMENT MAGAZINE | MAY 2021

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.

75

TO MOST PEOPLE, THIS IS JUST A SMART LOOKING DUPLEX

TO YOU, IT’S BEEN A SMART WAY TO DOUBLE YOUR MONEY. We know the properties we manage mean more to owners like you than meets the eye. That’s why, for over 70 years and across three generations of our family, we’ve taken the long view -- building great working relationships as we build value. Because when it comes to taking care of your investment, we definitely see eye-to-eye.

gaetanirealestate.com 415.668.1202