SF Apartment August 2021

SF APARTMENT magazine

ALL DECKED

OUT

MAKE THE MOST OF OUTDOOR SPACE

San Francisco Apartment Association August 2021 / $7.00

“The Top Selling Apartment Brokerage Team in San Francisco with over $4.400 Billion in Sales Totaling 759 Apartment and/or Commercial Buildings and over 14,875 Units”

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For More InForMatIon, Please ContaCt:

JAMES DEVINCENTI Executive Vice President

BRAD LAGOMARSINO Executive Vice President

j.d@colliers.com

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

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

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

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VITALY RUTUS

MASON MCDOWEL MASON MCDOWELL

SENIOR DIRECTOR

SENIOR SALES ASSOCIATE

INVESTMENT ADVISOR

INVESTMENT ADVISOR

415.378.6755

415.308.6560

415.802.6415

Trigg@TriggSplenda.com DRE 01484698

Vitaly@VitalyRutus.com DRE 01961739

415.686.0630 exchange of apartment

jay@jayhgreenberg.com DRE 01049568

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.

Mason specializes in the

mason.mcdowell@compass.com focus on San Francisco.

DRE 02019786

Growing up in Marin Co soccer was his passion.

Loyola Marymount Univ and strengths on the pl environments. Now, as a

SF APA magazine

SF APARTMENT

contents

Features

22

Going All Out

BY DAWN MA

30

Here to Stay

BY NORA BOXER

38

Fool-Proof Roofing

BY BARRY MURRIN

22 4

AUGUST 2021 | SF APARTMENT MAGAZINE

Cover Image Courtesy of Q-Architecture

PARTM Columns

Membership

8

42

Extension Contention

Single-Family-Track Mind

The News

14

Master of Disaster

Legal Q&A

BY VARIOUS AUTHORS

46

Rent Relief Rolls Out

Sheridan Report

BY EMILY LANDES

An Open and Shut Case

16

Planning Ahead

BY MATTHEW C. SHERIDAN

50

Room for More

Court Talk

BY M. BRETT GLADSTONE, ESQ.

Who’s on First

BY CLIFFORD FRIED

56

Calendar

58

Professional Services Directory

62

Membership Application

36

SF APARTMENT MAGAZINE | AUGUST 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.

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AUGUST 2021 | SF APARTMENT MAGAZINE

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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 8 AUGUST 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 | AUGUST 2021

7

COLUMN

THE NEWS

reserved for tenants earning less than 80% of the area median income, the state is making some exceptions for higher-earning renters who can show a loss of wages due to COVID. (For more information on the rent relief program, turn to page 14.)

According to a press release put out by CAA, the organization is “requesting state dollars to help owners who have

Extension Contention

been saddled with tenants who have not paid, who have left owing money, and

The State extended the eviction moratorium through September, increasing rental relief at the same time.

who don’t—and never would have—qual-

Editor’s Note: State and federal guide-

Under the bill, tenants who’ve com-

of renters are abusing the system,”

lines and legislation are constantly

pleted a declaration of COVID-19 hard-

Bannon has said. “We’re talking about

changing regarding COVID-19. For the

ship will receive three more months to

people who had the ability to pay or

latest information, resources, finan-

pay 25% of the rent owed during the

kept working full time throughout the

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

pandemic. If they do so, they will stay

pandemic but quit paying rent because

or www.caanet.org/coronavirus.

protected against eviction for those

they knew the moratorium would

rental arrears. They still owe the rent,

make it difficult to proceed with an

however. Tenants who have failed to

eviction. This cannot continue.”

ified for funding.”

Tom Bannon, chief executive officer of the California Apartment Association said, “Unfortunately, thousands

Extension of COVID-19 Tenant Relief Act and Eviction Moratorium

VID-19 hardship can still be evicted for

A portion of this text was reprinted

By signing AB 832, Governor Gavin

nonpayment of rent, just as under SB 91.

with permission from the California

produce a completed declaration of CO-

Apartment Association.

Newsom extended the State’s eviction moratorium through September 30,

Beginning October 1, 2021, owners can

2021. The moratorium had been set to

begin to serve tenants with a three-day

Recology Refund

expire on June 30, 2021. The Centers

notice to pay rent or quit. AB 832 does,

According to a July 9, 2021 announce-

for Disease Control and Prevention

however, require rental owners to verify

ment, certain Recology customers who

also extended the nationwide eviction

they have applied for rental relief fund-

had an account at any point between

moratorium, which is set to expire at

ing and have waited at least twenty days.

July 1, 2017 and March 31, 2021 are eli-

the end of July.

If the owner hears nothing from the gov-

gible for payment.

ernment or the tenant about the funding According to the Governor’s office,

within those twenty days, the owner can

The deadline to elect for an electronic

under this legislation, “California will

proceed with an eviction.

payment was July 30, 2021. If you are

significantly increase cash assistance

8

eligible for payment and did not select

to low-income tenants and small

Rental owners will be paid 100% of

a payment method by the deadline, a

landlords under the state’s $5.2 billion

back rent owed by qualifying tenants—

paper check was automatically mailed

rent relief program, making it the larg-

up from 80% in SB 91. Those who

to the address on your Recology account

est and most comprehensive COVID

have already received the 80% will

on August 6, 2021. If you have multiple

rental protection and rent relief pro-

automatically receive the remaining

Recology accounts, each account will

gram of any state in the nation.”

20%. Although rental assistance is still

receive a separate payment.

AUGUST 2021 | SF APARTMENT MAGAZINE

3678 18TH ST, SAN FRANCISCO

2924 SACRAMENTO ST, SAN FRANCISCO

15 Units in Eureka Valley

$2,095,000

$3,450,000

$5,850,000

228 COLLINS ST, SAN FRANCISCO

1031-1039 OAK ST, SAN FRANCISCO

6 Condo Units in the Lower Haight

Development Opp. in Lone Mountain

$6,250,000

$1,750,000

172-174 LANDERS ST, SAN FRANCISCO

2 Units in Mission Dolores

$1,995,000

250 DOUGLASS ST, SAN FRANCISCO

4 Units in Mission Dolores

3 Units in Pacific Heights

3221-3223 MARKET ST, SAN FRANCISCO

2 Units in Eureka Valley

$1,625,000

539-541 WALLER ST, SAN FRANCISCO

3 Units in the Lower Haight

$2,495,000

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 19 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 | AUGUST 2021

9

CALLING ALL WRITERS! Are you in the SF rental property industry with a lot to say? Or a writer interested in the local real estate market? If so, we’d love for you to join SF Apartment Magazine’s writers’ team. Please email Pam McElroy with some writing samples and to introduce yourself.

CALLING ALL PROPERTY MANAGERS! Do you have a unique property in your portfolio? If so, we’d love to feature it in an upcoming issue of the magazine. Whether it’s a classic Victorian rich with history or an overthe-top luxury condo, email Pam McElroy with a brief description about what makes your property special, along with a few photos.

Pam McElroy Editor, SF Apartment Magazine pam@sfaa.org

residential units estimated to pay the fee

FAQ to help rental housing providers com-

minus any balance remaining in the fund,

ply with AB 832 (COVID-19 relief: federal

rounded to the next whole dollar.

rental assistance). CAA and SFAA members can access this information at caanet.org.

The Controller has updated the required calculations, and the resulting Rent Stabi-

As SFAA pivots to provide you services

lization and Arbitration fee for fiscal year

during the pandemic, there is a new way

2021-2022 and 2022-2023. The fee for fiscal

to connect with SFAA. Email MemberQues-

year 2021-2022 is $59.00 per residential unit

tions@sfaa.org to have your questions and

and $29.50 per guest unit. The projected fee

concerns promptly addressed. While the

for fiscal year 2022-2023 is $61.00 per resi-

SFAA office remains closed to the public,

dential unit and $30.50 per guest unit. This

SFAA staff is working round-the-clock to

projection is subject to change pending

keep the nonprofit running. Timely pay-

next year’s Controller calculations.

ment of membership dues is necessary to help the association help you.

For more information, visit sfrb.org.

SFAA classes are available online. The San

Proposal to Ease Parking Requirements

Francisco Apartment Association is happy

In Assembly bill 1401, Assemblymember

can continue their education right from

Laura Friedman (D-Glendale) calls for local

home. We understand keeping up educa-

governments to stop mandating a mini-

tion is crucial and want to assist our mem-

mum number of parking spots for residen-

bers to stay up to date. See the calendar on

tial and commercial developments located

page 60 for a full list of classes.

to announce that current CCRM students

within a half-mile of transit hubs.

“We’re putting a lot more priority into making parking spaces than we are into

Payment amounts are based on multiple

housing, or green space, or anything else

factors, including how long you had the

we need,” Friedman said. “It’s not pleas-

account, how much you paid during the

ant, it’s not healthy, and it’s certainly not

rate period, and what type of service you

sustainable.” She argues that an abundance

had. To view your amount and find out

of parking lots create “oceans of concrete”

where your check was sent, please go to

and discourage other means of transporta-

www.SFRatePayment.com and log in

tion, like walking, biking, and public transit.

using your unique ID and PIN. Advocates for the bill say current parking If you have questions or if you did not re-

requirements increase the cost of de-

ceive an email notice or postcard with your

velopment—and therefore housing—and

unique ID and PIN, contact Recology’s pay-

reduce the number of units that can fit

ment administrator at 855-654-0939. Be pre-

in a structure. The bill is also supported

pared to provide the following information:

by environmentalists, who argue it will

first and last name, billing address, service

encourage public transit use and lower

address, phone number and email address

carbon emissions.

associated with the account, and Recology account ID number.

Rent Board Fee

SFAA Updates SFAA recommends that all rental property owners participate in the local and state

The San Francisco Administrative Code

rent relief programs. For more informa-

Chapter 37A, Section 37A.2(d) requires

tion, instructions on how to apply, and

the Controller to calculate the annual Rent

how to get assistance from the SFAA, turn

Stabilization and Arbitration fee. The fee

to page 14.

for each residential unit shall equal the projected annual cost of funding the Rent

The California Apartment Association has

Board divided by the total number of

published an industry insight paper and an

10

AUGUST 2021 | SF APARTMENT MAGAZINE

Passthroughs

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Apartments | Mixed-Use | Commercial

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1649 Market St | 70 Units

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64-68 6th St | 34 Units $3,995,000 | SOMA

427 8th Ave | 4 Units $2,399,000 | Inner Richmond

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688 Haight St | 5 Units $2,500,000 | Lower Haight

1754-1760 Mission St | 9 Units

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1664-1670 Fell St | 4 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 | AUGUST 2021

11

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The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. There are risks associated with investing in real estate properties including, but not limited to, loss of entire investment principal, declining market values, tenant vacancies, and illiquidity. Because investor situations and objectives vary, this information is not intended to indicate suitability for any particular investor. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice and guidance regarding your individual situation. Real Estate Transition Solutions offers securities through Aurora Securities, Inc. (ASI), member FINRA/SIPC. Advisory services through Secure Asset Management, LLC (SAM), a Registered Investment Advisor. ASI and SAM are affiliated companies. Real Estate Transition Solutions (RETS) is independent of ASI and SAM.

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AUGUST 2021 | SF APARTMENT MAGAZINE

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

SF APARTMENT MAGAZINE | AUGUST 2021

13

COLUMN

MASTER OF DISASTER

Rent Relief Rolls Out w r i t t e n b y E M I LY L A N DE S

San Francisco landlords have state and local options to receive back rent from residents impacted by the COVID-19 pandemic.

S

hortly after the economic fall-

state and local eviction moratoriums,

out of the COVID-19 pandemic

which were recently extended again,

began in the spring of 2020,

should have been just a stop-gap mea-

SFAA began hearing from

sure to keep people safe in their homes

property owners that some of their

at the height of the pandemic, Goss ar-

residents could no longer afford to pay

gued. They never made sense as a long-

their rents. Some renters left for less-

term solution. “We have lots of tenants

expensive areas, leaving numerous

who have very high rent balances, and

vacancies behind. Others stayed but

it’s not good for them, and it’s not good

have not been able to pay their rents,

for our members, who still have to make

racking up huge amounts of debt over

their mortgage payments and maintain

the past year and a half.

their buildings,” he said. “Direct rental payments are the best policy solution.”

Property owners throughout the city have been impacted. “None of our

Now, finally, that much-needed rent

members are getting the rents they

relief has arrived.

were getting in 2019,” said Charley Goss, SFAA’s manager of government

The Policy Particulars

and community affairs. “If you had

Beginning in March 2021, the State

someone paying top rent, they moved

began rolling out its rental assistance

out or negotiated a rent reduction.

program, followed shortly thereafter by

Those who stayed often fell behind.”

a similar, but not identical, local program. Both programs are largely funded

If you or your tenants need help with any part of the application processes, turn to SFAA for assistance at no charge.

SFAA is available to help underresourced tenants and housing providers navigate the application process with counseling, translation services, and with completing and submitting the application.

San Francisco Apartment Association (415) 255-2288 www.sfaa.org renthelp@sfaa.org ADDITIONAL RESOURCES For a fee, you can also access the California Apartment Association’s on-demand webinar at my.caanet.org.

For more information and to access the State rent relief application, go to housing.ca.gov.

For more information and the application for the local program, go to sf.gov/renthelp.

Some larger buildings suffered from

by federal dollars and provide millions

both high vacancies and lengthy

for California residents who earn up to

stretches of nonpayment. Property own-

80 percent of the area median income.

ers with ground-floor commercial ten-

In San Francisco, a family of four could

ants were hit particularly hard as many

be bringing in almost $150,000 and still

Both programs are not first-come, first-

of those storefronts are now vacant as

qualify for assistance. A single individual

served. Instead they are running on a

well. “We’ve heard from members with

could make $100,000 and still qualify.

rolling basis, and will prioritize those

20-unit buildings downtown and only

14

SFAA IS HERE TO HELP

who make the least or who have higher

two or three of those units are occupied

For both state and local programs,

risk factors for displacement. The state

and paying rent,” Goss said.

applicants must also be able to show

program will make applicants whose

that they lost their jobs or experienced

household income is at or below 50%

From the beginning, SFAA saw govern-

financial hardships related to the CO-

of AMI—or between 50-80% AMI

ment assistance in the form of direct

VID-19 pandemic. Immigration status

with nine or more months of unpaid

rental payments for residents as the solu-

and unpermitted housing units do not

tion to this widespread problem. The

impact qualification.

AUGUST 2021 | SF APARTMENT MAGAZINE

Master of Disaster… continued on page 70

THE JONES TEAM Ethical. Human. Local.

This is the story of our Buyer’s Purchase at 1040 Redwood.

Contact us to hear how we can write your story.

SEP 2019

1

2

Our client was looking

3

OCT 2019

We toured the at $2.5 Mil

Shelter in Place contributed to the market freeze

1 0 4 0 R E D W O O D H W Y F R O N TA G E R D M I L L VA L L E Y, C A L I F O R N I A

building to buy in Marin

MAR 17, 2020

4 JUN 29, 2020

Purchased Agreement was executed at 30% below the initial price Pre-Covid 5 AUG 3, 2020

101 year old company McGuire Real Estate was sold to Sotheby’s SEP 28, 2020

6

Closed escrow with 1031 exchange & loan

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

To receive our quarterly newsletter, send us your email and we will add you to our list.

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 | AUGUST 2021

15

COLUMN

PLANNING AHEAD

Room for More w r i t t e n b y M . B R E T T GL A D S T O N E , E S Q.

Maximize space by using the state density and ADU laws together.

A

the past, a waiver request would be made through a variance application, and the legal threshold for obtaining a rear yard open space variance was difficult to meet since one had to show

s land costs and construc-

used to construct five or more net new

a “hardship” created by the owner seek-

tion costs remain high

units within most zoning districts in

ing the variance.

despite the pandemic’s

the City (including lots with an exist-

impact on the economy, it

ing building).

The Planning Commission will have a hearing to determine if the require-

is difficult at this time to make the construction of new apartment buildings

The maximum density bonus under

ments of the DBL have been met, but

pencil out, except perhaps by creating

the DBL can be up to an additional

those requirements are generally much

extremely small units (including mi-

50% above the zoning’s base density.

easier to meet than the requirements

crounits of 220 to 375 square feet). For

However, a developer should consider

for a variance. Neighbors may not like a

that reason, developers and apartment

adding fewer than 50% more units if the

five-unit addition to a building that ex-

building owners should consider add-

number of affordable units triggered by

pands into the open rear yard, but under

ing units to existing apartment buildings

additional DBL units makes the ratio of

the DBL, the Planning Commission’s

by building in open side yards and rear

affordable units to market rate units too

grounds for rejecting this at a hearing

yards, or by adding a floor or two. In the

high. There is a delicate balance that will

are quite narrow. For example, neighbor

past, zoning laws based on a unit-per-lot

be different for each project.

complaints of reduction of view, light, or privacy, or the addition of shadow

measurement, or based on a limit to the envelope size of a building, have often

For example, assume that there is an

or noise, will not justify rejection by

prevented this because a certain per-

existing building of nine market rate

the Planning Commission. Grounds for

centage of the rear of a lot must be kept

rental units in an RM-1 zoning district,

denial must be related to unusual public

open in residential districts.

and that the square footage of the lot di-

health and safety concerns. Unusual

vided by 800 square feet (the procedure

health and safety concerns are hard to

However, the fairly new State Density

in an RM-1 zone) equals a base allowed

demonstrate with new residential units

Bonus law (DBL) allows a greater num-

density of nine rental units. If five new

in an already developed lot in a residen-

ber of units than existing zoning. It also

rental units are added, there will need to

tial zoning district.

allows units to be built in locations on

be one affordable unit. If six more rental

a lot where San Francisco zoning laws

units are added, there may be a require-

It is important to avoid adding units

typically forbid building, such as in rear

ment of two affordable units. Now the

through the “demolition” of existing

yard open space. The State Accessory

ratio of affordable units to market rate

legal or illegal units for several reasons.

Dwelling Unit (ADU) law also allows

units is much higher. No existing units

First, the Housing Crisis Act of 2019 re-

more units to be built than current zon-

should be removed to create the new

quires housing projects that will demol-

ing. It also sometimes allows ADU con-

units. This is a critical feature, and it will

ish existing residential units to replace

struction in locations on lots that were

be discussed below.

those units and, if any such units are “protected” units (as defined below),

previously prohibited, such as in rear

16

connection with a waiver request. In

yards. Unlike the ADU law, the DBL also

Adding five units to the existing nine

special provisions apply. The category

allows up to two more stories in height

would usually be accomplished by

of “protected” units is more expansive

than allowed by local zoning.

building into the required open rear

than in San Francisco’s rent control

yard areas since the cost to add another

law. A “protected unit” includes units

State Density Bonus Law

story or two is often too high. Building

that are now (or were in the five years

Most developers think of using the

into rear yard areas is made feasible by

prior to the development application)

DBL only when building entirely new

a waiver request allowed by the DBL;

either: (1) under rent control; (2) deed-

buildings. However, the DBL can be

there is no public hearing required in

restricted (for example, Inclusionary

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17

Housing Units); (3) units which are in

fully complete). Once the building with

neither category but whose current or last

additional units authorized by the DBL

tenant earned an income below 80 percent

obtains a completion certificate from the

of Area Median Income (AMI); or (4) units

City, one can utilize the portion of the

withdrawn from the rental market under

ADU law that allows several ADU units

the Ellis Act within ten years prior to the

to be added to a building. Space for the

development application.

new ADUs cannot be taken from existing dwelling unit space (with some excep-

Any project that demolishes protected

tions), but ADUs can be created from

units to add new units must replace them

non-habitable spaces such as storage

with units of the same number of bed-

rooms, car/bike parking, hallways, laun-

rooms, and at a rental amount or sales

dry rooms, and the like.

price affordable to households of the same or lower-income category as the last

Accordingly, when planning a DBL project

household in occupancy within the past

with an intent to create ADU units within

five years.

the expanded area of an existing building (up to three per lot are often allowed

Where the household income of current

under new laws), one should set aside suf-

or previous occupants is not known, the

ficient “non-habitable” space in that expan-

replacement units must be provided as

sion area to be able to later convert that

affordable to very low (earning up to 50%

expansion space to three ADUs.

AMI) and low-income households (earning between 50% and 80% of AMI) in an

If an ADU is added to an existing building

amount proportional to the number of very

before expansion, or up to three are added

low and low-income households present in

after an expansion, there is little or no

the jurisdiction.

discretion on the City to disapprove, and there could exist a maximum 60-day re-

Projects proposing the demolition of any

view timeframe; also, the units would not

protected units must also provide reloca-

be subject to the California Environmen-

tion benefits pursuant to state or local law,

tal Quality Act (CEQA) or any neighbor-

and the occupant is guaranteed the right to

hood notification requirements that could

remain in the unit until six months before

trigger a neighbor initiated Discretionary

the start of construction.

Review hearing at the Planning Commission. Unlike units created through the DBL

Property owners should be aware that

program, ADU units are generally not sub-

a “Residential Demolition” includes an

ject to affordable housing requirements.

alteration of a residential building that

And if an ADU is less than 750 square feet,

proposes (a) the removal of more than

no City impact fees can be charged.

50% of the sum of the front facade and rear facade (and also proposes the re-

On the other hand, a developer should

moval of more than 65% of the sum of all

keep in mind that ADU units cannot be

exterior walls, measured in lineal feet at

sold as condominiums (although tenan-

the foundation level) or (b) an alteration

cies in common are possible); may be lim-

of a residential building that proposes the

ited in size; and in certain circumstances,

removal of more than 50% of the vertical

new ADUs can be subject to rent control.

envelope elements (and more than 50%

A developer wishing to add units beyond

of the horizontal elements of the existing

what the zoning allows should carefully

building, as measured in square feet of ac-

weigh the advantages and disadvantages

tual surface area).

of the ADU and DBL programs, and should look at how the two programs can be used

Adding ADUs to DBL Projects Some circumstances allow ADU units within the existing building before the existing building is expanded (and sometimes after the building expansion is

18

AUGUST 2021 | SF APARTMENT MAGAZINE

at the same time.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. M. Brett Gladstone, Esq. is an attorney at Goldstein, Gellman, Melbostab, Harris & McSparran, LLP.

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AUGUST 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | AUGUST 2021

21

Going All Out Once considered a luxury, residential outdoor spaces are becoming a necessity.

Wr i t t e n b y DAW N M A All photos courtesy of Q - A RC H I T E C T U R E

Roof deck and garden in a multi-unit condo in Corona Heights.

Photo credit: Mark Peschel, Zephyr Real Estate

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AUGUST 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | AUGUST 2021

23

2

020 was an unprecedented year, with large parts of the

The advancement of green roof technology elevates back-

world’s population forced to stay home to curb the spread of

yards (literally) as well as increases property values. Thanks

COVID-19. In the past, having outdoor space was often consid-

to the undulated topography of the Bay Area, there is almost

ered a luxury, but as the ability to physically decouple from our

always the potential to capitalize on scenic rooftop views.

work and home lives (our physical life-work separation) blurred

Besides providing an urban panorama, green roofs add

during the pandemic, it has become a necessity to have a living

many physical attributes to building structures: they func-

space that can provide social isolation while safely allowing us

tion like insulation and reduce heat loss, extend a roof’s

to mentally recalibrate with fresh air and exercise. More than an

lifespan, reduce runoffs into our sewer system, and can be a

escape from the routine and urban chaos, the home now offers

natural air filtering system for our city. In January 2017, San

a means of retreat from viruses and infections.

Francisco became the first U.S. city to mandate solar and living roofs on most new construction. In a multi-unit building,

One study shows working outside boosts a 300% increase in

green roofs can be an added value, offering individual out-

creativity, 50% increase in work performance, and that, over-

door space other than decks.

all, 92% of people feel happier outdoors. From balconies that make full use of vertical space for planting to accommodate a

Green walls—not unlike green roofs only on vertical planes—

comfortable seating space, to multifunctional gardens that can

have similar benefits. They reduce temperature, energy use,

adapt to work, fitness, and relaxation, outdoor areas will need

and sound reflection. Green walls can be extensive and impres-

to do more for their residents than ever before.

sive, like the one at the San Francisco Museum of Modern Art— or they can be a standalone DIY project that anyone can do

In San Francisco, residential outdoor spaces can range

without impacting a building’s infrastructure. Green walls can

from 25-foot-wide backyards, to roof decks, and window

be created with store-bought planting cells, or can be built via

bays. Whether these spaces provide a form of physical break

some creative reuse or materials such as shipping pallets. The

(disconnect) from the work-from-home confines, or psychologi-

challenge is finding the right plant for the indoor or outdoor en-

cal relief of something more gratifying, we urban dwellers are

vironment. Also, don’t forget to install a drip irrigation system

looking for creative ways to add more greenery to our home

on a timer.

lives. No wonder the landscape business has seen a boom in the otherwise challenging year.

Green Space in 3D

Trends Be it a shared courtyard or roof deck, or the backyard of a single-family home, the outdoor area now needs to function

In an urban environment, we must think outside the ground-

as a meeting place to mingle and entertain. But with the social

level backyard to capture usable outdoor spaces. Enter green

distancing ingrained into our collective awareness, outdoor

infrastructure—living roofs and walls. Both turn otherwise

space planning in multifamily environments also requires more

underutilized spaces into oases.

thought as to how to achieve separation.

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AUGUST 2021 | SF APARTMENT MAGAZINE

In San Francisco, residential outdoor spaces can range from 25-foot-wide backyards, to roof decks, and window bays.

Left: Small yard? No problem. Minimize the barrier between indoor and outdoor space with floor-to-ceiling folding doors to expand living space.

Right: Small-deck design must balance function with sunlight exposure.

A well-designed deck is a valueadded feature in a multi-unit building.

SF APARTMENT MAGAZINE | AUGUST 2021

25

Green walls can be extensive and impressive, like the one at the San Francisco Museum of Modern Art— or they can be a great DIY project that anyone can do as a standalone feature without impacting the building’s infrastructure.

Like restaurants finding creative ways to partition open dining halls to accommodate smaller groups, residential outdoor landscapes can use screen walls (green walls!), planter-box partitions, or more permanent landscape treatments. If space allows and meets the planning setback requirements, providing a small deck for each unit is a desirable and valuable amenity for both landlords and tenants. Designed correctly, a new, intimate kind of backyard community may evolve as we come out of isolation.

The demand for a more creative and thoughtful variety of features has increased for longlasting security and wellness. Amenities such as fire pits, water features, lounging furniture with power outlets, outdoor or garage gyms, private cabanas, and gaming areas are some of

Top Left, Center & Right: Green walls are easy to install and maintain—and just as fun to watch grow!

They work as a landscape feature as well as privacy screens in tight spaces.

Right: Use terracing planters instead of a straight concrete retaining wall.

Strategically placed lighting makes outdoor spaces functional day and night.

26

AUGUST 2021 | SF APARTMENT MAGAZINE

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27

the latest ideas. For a more exclusive and manageable experience,

investments, we still recommend working with a professional land-

property owners can use reservation apps for tenants to book

scape designer. Especially if you own a multi-unit building.

these spaces while restricting capacity usage.

A green roof or wall is an artificial landscape attached to a buildSimilar to indoor environments where smart home systems control

ing; therefore, retrofitting a building for a new green roof space

everything from TV to security, landscape design has gone high-

should involve an architect, structural engineer, and landscape ar-

tech with broad-spectrum lighting and sound systems, strong and

chitect. This may sound like a massive endeavor, but it is efficient

stable WIFI, and water-efficient irrigation. With ongoing drought

and cost-effective because of the overlapping disciplines. In San

conditions in California, drip irrigation is highly effective at supply-

Francisco, green room permits must be reviewed by the planning

ing one to four gallons of water per hour directly to soil with little

and building departments and the public utilities commission

water loss due to evaporation or runoff. Smart irrigation controllers

(PUC). All the more reason to hire a design professional.

have built-in sensors to adjust to optimal watering run time based Design-wise, architects and landscape architects work together to

on local weather conditions.

come up with interesting and functional designs. On the technical Redefining indoor and outdoor boundaries elevates open con-

side, structural engineers coordinate the strengthening of the roof/

cept floor plans. Whether it is achieved by floor-to-ceiling folding

wall framing with the architect for the layout of possible decks,

doors or by adding an operable transom window over a French

windscreens, outdoor kitchens, or hot tubs. Landscape architects

door to the deck, natural cross-ventilation is more critical than ever. The EPA noted, “Ensuring proper ventilation with outside air can help reduce indoor airborne contaminants, including SARS-CoV-2, the virus that causes COVID-19, and other viruses.”

The urge to break away from the endless monotony of virtual homeschool and home office environments gives way to a new design sensibility that veers away from monochrome minimalist to more organic materials, colors, and textures.

From balconies that make full use of vertical space for planting to accommodate a comfortable seating space to multifunctional gardens that can adapt to work, fitness, and relaxation, outdoor areas will need to do more for their residents than ever before.

advise on the appropriate soil medium and irrigation system to support the green roofs.

Many confuse landscape architects or designers with landscapers. Landscape designers think about outdoor spaces as systems. Their expertise goes beyond picking plants (softscape); they also address drainage, grading, irrigation, and outdoor constructs like benches, planters, shading structures, lighting, and water features (hardscape) to enhance use and aesthetics—basically, what makes your

Handmade tiles and stone add a personal touch to design, making

outdoor space last. They will prepare a master plan, which can be

hotel courtyards, for example, feel more like secret gardens. Ac-

implemented in one go or phased out in stages if budget is an is-

cents with carefully curated artwork by local artists show pride in

sue. If a building is involved, an architect and structural engineer

the community both inside and outside the property.

can make sure the building is properly waterproofed and explore opportunities to enhance adjacent interior spaces.

It feels rewarding to nurture something to a healthy outcome. Especially in a pandemic when life is put on hold, and the future is

The need for residential outdoor space is critical to both our

clouded with uncertainty. Seeing a flower blossom or fruit ready

physical and mental wellness. The COVID-19 lockdowns have

for picking releases those much-needed endorphins to help

increased demand for enhanced outdoor living. The challenge

mitigate depression and anxiety. Home gardening piqued many

for property owners and designers is to adapt to social distanc-

people’s interest during the pandemic, and the idea of self-reliance

ing norms while simultaneously looking for ways to reconnect

pushed urban farming to popularity. As a result, vegetable gardens,

people as a society. How can we maximize individual outdoor

indoor hydroponics, and little greenhouses are trending in this era

space, rather than shared? With more imaginative features and

of living more sustainably, cost-consciously and naturally.

by looking at multidimensional opportunities. Access to the sky, plants, and the sound of water are vital to our daily lives. They

Work With a Pro

help us decompress and restore our inner balance during peace-

Tackling a long-forgotten open space and trying to imagine your

ful and turbulent times.

dream garden is a daunting task. To avoid filling it with random plants that may or may not weather the June Gloom, and even if you’re not exploring a green roof or green wall property

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AUGUST 2021 | SF APARTMENT MAGAZINE

Dawn Ma, P.E., cofounded Q-Architecture based on her dual training in civil engineering and architecture. She has had her SF-based practice since 2005 and has completed a variety of residential, commercial, and industrial projects.

SF APARTMENT MAGAZINE | AUGUST 2021

29

Here to Stay written by

NOR A B OX E R

Gaetani Real Estate celebrates its 75th anniversary by reflecting on its deep roots, community, and weathering San Francisco’s many changes.

San Francisco—the land of changes. From the Gold Rush to the 1906 earthquake; from the Beats in North Beach to the Summer of Love in the Haight and LGBTQ pride in the Castro; from to the ’90s dot-com boom-and-bust to modern-day Silicon Valley—this city likes to transform. Now the Bay is weathering the global change brought on by the COVID-19 pandemic. With so many cycles and waves—cultural, historic, and natural—what does it take to grow deep roots and keep building community in this city?

Gaetani Real Estate is the oldest continuously family-owned-and-operated thirdparty property management company in the Bay Area. Run today by brothers Marcus and Paul Gaetani, the company is in its third generation of leadership within the family. Gaetani has been a recipient of the San Francisco Apartment Association’s Property Manager of the Year Award. They are also accredited by the Property Management Institute for their demonstrated excellence in the field. The Gaetani brothers hopped on Zoom to talk with SF Apartment Magazine about their company’s origin story, priorities, and values.

A Question: Were There Ever Simpler Times?

Tony Gaetani Sr., Marcus and Paul’s grandfather, was born in San Francisco. He was the child of Italian immigrants who did not speak English in the home, so he learned the language once he went to school. The family weathered the Depression, and Tony Sr. went on to serve in the U.S. Army during World War II, where he was stationed in the Pacific. After the war, Tony Sr. returned to the Bay and worked with the Post Office and with the California Highway Patrol. However, while attempting to save someone’s life as they jumped off the Golden Gate Bridge, Tony Sr. suffered a debilitating back injury. His need for less physically intensive work is what ultimately led him into real estate.

In 1946, Tony Sr. founded T.E. Gaetani Investments. The business was run out of the family’s house on 7th Avenue until 1958, when Tony was able to purchase 4444 Geary Blvd, where the company’s headquarters remain to this day. As a member of San Francisco’s Italian-American community, Tony Sr. brought together friends to purchase properties with the intent to buy, improve, and sell.

“During the time before they sold the properties, somebody needed to manage them, maintain them, lease them. And those responsibilities are what my grandfather took on,” Marcus Gaetani says.

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AUGUST 2021 | SF APARTMENT MAGAZINE

Marcus and Paul Gaetani.

Image by Laura Reoch ©September-Days Photography

SF APARTMENT MAGAZINE | AUGUST 2021

31

“In the ’40s and ’50s, it was simpler times,” says Paul Gaetani. “You could be a ‘normal person’—say, a postman or a bartender—and still buy an apartment building in San Francisco. Some of our clients also have that kind of backstory—they bought apartment buildings in the ’50s or ’60s while working everyday jobs. Rent control didn’t exist yet.

You also didn’t need the kind of sophistication it takes today to invest, own, and operate. The legal and regulatory environment in the local real estate industry just keeps becoming ever-more complex, to where it now requires a really sophisticated professional eye to maximize operations.”

Marcus adds, “In my grandfather’s era, the

Top left: Tony Gaetani Sr. (right) in front of what was a medical clinic, while serving in the Army at Fort Mason. The building now houses a hostel. Top right: Tony Gaetani Sr. conducting business at 4444 Geary Blvd, still the site of Gaetani headquarters. Bottom right: The exterior of 4444 Geary Blvd., as it looked in the 1960s.

Photos courtesy of Gaetani Realty.

city hadn’t been discovered yet as a ‘desti-

grandfather’s footsteps, serving eight years

also provide project management and han-

nation.’ It was a much more tranquil town.

in the Navy before returning to San Fran-

dle the details of necessary building com-

Our grandparents on the other side of the

cisco in 2005. Together, their task has been

pliance, such as San Francisco Fire Code

family built a house out in the Sunset Dis-

to keep unfolding the family legacy as San

1103.7.6.1’s fire alarm upgrade requirement,

trict when it was still sand dunes, actually.”

Francisco has become high-tech’s epicenter.

which needs to be completed for every San

Tony Sr. did witness the influx of tenants

“Our company and family have seen it all,”

(originally, the compliance deadline was

to San Francisco in the Summer of Love

Marcus says. “How different this town has

July 2021, but it was pushed back due to the

before he would eventually hand off the

been in every decade. We’ve seen the ups;

pandemic—for more information please

business to his sons Charles and Tony Jr.

the downs; the economic cycles. But, real

visit sf-fire-org/ fire-safetyrequirements-

in the early 1970s. Both sons were general

estate has always been a successful invest-

building-owners). To provide many of the

contractors who worked building smaller

ment in this city, no matter the era.”

above services, Gaetani draws on its exten-

Francisco residential building by July 2023

apartment buildings around town. Tony

sive network of local vendors. This is where

Jr. went on to found his own construction

Multi-Generational Management

the company’s deep roots come into play,

firm, while Charles, along with his wife

Gaetani is a full-service third-party prop-

allowing them to negotiate excellent rates

Nadine, took over the management opera-

erty management company. For their build-

and work with trusted providers who pro-

tions at Gaetani. By the early 21st century, it

ing owner clients, they collect rents, pay

vide great service. “We can call a plumber

was Charles and Nadine’s sons Marcus and

bills, handle maintenance requests, provide

and he’ll be on-site in thirty minutes,” Paul

Paul at the helm. Paul came on immediately

24-hour emergency response, and handle

says, “which, ultimately, is even of more

after college, while Marcus followed in his

leasing/screening/move-in services. They

value than any dollar amount.”

32

AUGUST 2021 | SF APARTMENT MAGAZINE

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33

The bulk of the properties within the com-

buildings up to date,” Paul says. “Even

history. While these buildings may not have

pany’s management portfolio consists of

cosmetics can make a big difference in

all the bells and whistles of new devel-

buildings owned by individuals and fami-

the type of tenants that you attract and the

opment, many of the buildings Gaetani

lies, with many properties in the 10-15-unit

rents you obtain. Remodeling—even small

manages—whether they are Victorians or

range. Many of the properties the company

updates—will show that you care about the

mid-century—are oozing charm. “If a build-

manages also represent multigenerational

building and that you care about your ten-

ing is properly updated and yet still retains

ownership, with buildings having been

ants. Think about keeping your building

character, people love it,” Paul says.

passed down within families. The majority

updated as a kind of intangible investment.

of these building owners are local, though

Step away for a minute from thinking, ‘This

“People still move to San Francisco and

some are out of state or even international.

kitchen remodel will gain me $100 a month

within San Francisco for the neighbor-

Some of the buildings in the current portfo-

ROI.’ That may be true, but it’s more like,

hoods, not just the amenities,” Marcus adds.

lio have been managed by Gaetani going as

‘Being an owner that cares translates into

“You can find those amenities elsewhere

far back as the 1960s. In addition to residen-

how your tenants will treat the building,

but you can’t buy a neighborhood vibe. You

tial, Gaetani also manages buildings with

and how they will treat you.’”

can’t buy Cole Valley, or the Outer Sunset by the beach. Whether you’re living in

commercial tenants, such as Yoga Flow on Union and Laguna, and Crunch Fitness on

“People want to like where they live,” he

the Richmond District, or Haight Ashbury

Chestnut. Some of these businesses are

adds. “We know that these buildings are

or Downtown, every neighborhood has

multigenerational legacy businesses too—

tenants’ homes. People get married there;

unique characteristics. People really like

such as Joe’s Ice Cream on Geary.

they have babies there. Maintaining some-

that, because it gives a sense of belonging.

one’s home is a big responsibility; you need

There’s a sense of, ‘This is my place too.’”

“What we really do for our owners is give

to do it with care.”

Turning 75

people their time back,” Marcus says.

“We’re not only improving the tenants’

Marcus states, “So many of our clients take

Many Gaetani employees are either San

lives—we’re improving the lives of the own-

so much pride in their buildings, and it’s

Francisco natives and/or are long-standing

ers. They can know that their asset is in a

a nice thing to be a part of. Like Paul said,

with the company. This longevity means

safe place; that their tenants are going to be

if you take care of your building, then

they can provide continuity of service for

treated with respect and dignity; that their

your tenants are also more inclined to

owners and tenants, but it also means that

building’s going to be maintained—and

take care of it—as well as look out for each

the company’s employees are invested in

they can enjoy life.” He adds, “We’re also

other. It really fosters a sense of commu-

the City by the Bay. “The deepness of the

improving the lives of the thirty people

nity. Whether a tenant is living here for

roots that our company has in San Fran-

who work for us and the additional fifty

one year on a job right out of college, or

cisco is something that we’re really proud

people who work as resident managers in

they decide to make San Francisco their

of,” Marcus says.

the field. There are three stakeholders at the

permanent place of residence, or they

table—owners, tenants, and employees—

were born here like us—it’s important that

Gaetani Real Estate’s 75th anniversary ar-

and our job is to create a positive commu-

tenants have a good experience. We find

rives right as COVID restrictions are lifting.

nity and to bring everybody together.”

that when they do, they are more likely

The brothers are planning a group cel-

to know their neighbors and the other

ebration, somewhere off-site and relaxing.

people that live at the building.”

“After this year of COVID, we want to come

And while this third generation, family-run business has changed with the times, utiliz-

together and celebrate,” Paul says. “And we

ing the latest technology and cloud-based

This advice feels especially pertinent now,

want to celebrate and recognize people

management software, Paul emphasizes

after this year of COVID, when so many of

who have been with us for decades.”

that the management business is ultimately

us spent more time at home. “Coming out

a people business. “Tech helps us do our

of COVID I think there’s a strong desire to

As we slowly round the curve of the pan-

job and be more efficient, but in the end,

get to know your neighbors again,” Paul

demic, the brothers talk weekly about their

human connection is what makes us suc-

says. “Without community—like Marcus just

post-COVID goals for improving tenants’

cessful. It comes down to trust. Do your cli-

said—what are we doing?”

lives. “Community-building; community

ents and your tenants trust you to do right

events—that’s where we’re headed as an

by them? That’s what we’ve fostered over

What advice do the Gaetanis have for own-

organization,” Paul says. Adds Marcus: “Real

the last seventy-five years, and that’s what

ers who fear their buildings can’t compete

estate is land and buildings. But what it re-

we lean into. That’s what our reputation is

with high-end, amenity-rich new construc-

ally is, is people.”

built on, so we need to stand by it.”

tion—especially given this year’s tough rental market? The brothers emphasize

Good Advice Is Always In Style

that small-to-mid-sized older residential

What advice do the Gaetani brothers have

buildings consistently remain attractive

for owners and operators? “Keep your

to tenants because of their character and

34

AUGUST 2021 | SF APARTMENT MAGAZINE

Nora Boxer is a writer and former editor of SF Apartment Magazine. For more on Gaetani Real Estate, visit gaetanirealestate.com or call 415.668.1202. Paul Gaetani can be reached at paul@gaetanirealestate.com. Marcus Gaetani can be reached at marcus@gaetanirealestate.com.

Multi-family residential property sales among top 7 brokers in San Francisco in units sold over 5 quarters* 300 250 200 150 100 50 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 –3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

5+ Unit multi-family property sales in units sold over 5 quarters* among top 7 brokers in San Francisco 60 50 40 30 20 10 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 – 3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

SF APARTMENT MAGAZINE | AUGUST 2021

35

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Fool-Proof Roofing written by

B A R RY M U R R I N

With wildly popular HGTV shows highlighting an elevated aesthetic for almost every home design element, roofing, too, has arrived in the spotlight.

In my twenty-five years in the roofing industry, including fifteen as owner of Northern Pacific Roofing, I’ve never considered roofing to be trendy or a particularly sexy subject. We’ve been categorized as a business of necessity, not a business of glamor or extravagance. Even just speaking about roofing has been known to induce a forlorn glazing of the eyes as homeowners patiently wait for me to deliver an estimate.

Now though, with the advent of wildly popular HGTV shows highlighting an elevated aesthetic for almost every home design element—from Man Caves to She Sheds—roofing, too, ah-hem, has arrived in the spotlight.

Despite this new popularity, roofing is still one of the least considered components of a home, even though it is one of the most important parts of a home. A roof doesn’t typically register on a person’s radar when building their dream home—until it’s too late. Many clients have hindsight vision when water begins to leak, energy costs soar, or the shingles are snatched into the abyss by a violent windstorm. While the roof is the first line of defense against wind, rain, hail, extreme heat and, bite your tongue, fire, it is also the most vulnerable.

With the above in mind, the most important factors are still the same when replacing your roof: Stick to the basics and do your homework. Hire a reputable contractor known for quality workmanship and materials to secure your investment, while at the same time making sure they are in the know on the latest and greatest technologies and aesthetic trends.

What’s Trending These roof styles, from the tried-and-true to the cutting edge, are at top of our list.

Flat Roofs This is not your grandmother’s tar and gravel flat roof. Design is cyclical: everything old becomes new again. Popular during the mid-century modern design era, this style is now coveted by minimalists and design savvy homeowners seeking clean lines and simple solutions. The flat roof is making a comeback in all the hippest neighborhoods. Not only is this one of the hottest design styles, but also these low/no slope-roofing systems (installed by reputable firms) have proven to outperform just about every roofing product on the market.

Asphalt Shingles Variety is the new black. Yes, believe it or not, asphalt shingles come in more than black. Choose from a wide palate of colors to complement your home’s exterior with a subtle look or to add a pop of color and improve your curb appeal. Another plus? Asphalt shingles are relatively affordable and installation is speedy. With a lifetime of approximately 30 to 50 years, depending on climate, asphalt shingles are budget-friendly, making room for your pricy morning latte habit.

38

AUGUST 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | AUGUST 2021

39

On a technical note, asphalt shingles over-

conscious consumers who are eager to

extras the contractor may be considering

whelmingly dominate a majority of the U.S.

lower energy bills, reduce their carbon foot-

that are unique to your project.

market—but not all shingles are created

prints, and more “consciously” consume,

equally. Quality can vary widely, and the

are demanding that manufacturers offer

Choosing a Contractor

National Roofing Contractors Association

alternatives to traditional roofing options.

While it’s fashionable to be on trend, style

recommends using shingles, both organic

means nothing unless the integrity of the

and fiberglass, that comply with American

Manufacturers are responding positively,

roof is sound. Remember that old adage,

Society for Testing and Materials (ASTM)

offering more Energy Star, recyclable, and

“An ounce of prevention is worth a pound

standards. These standards govern the com-

eco-friendly materials. Leading in the green

of cure?” Well, choosing a roofing contrac-

position and physical properties of asphalt

category is solar. Previously seen only on

tor is a situation where it aptly applies.

shingles and are an important detail when

occasion, in recent years, solar panels have

Before signing a contract, know the facts.

choosing asphalt roofing. Believe it or not,

accelerated into mainstream and are now

Research your roofing contractor and make

not all asphalt shingles on the market com-

the norm. Collaboration between roofing

sure you base your decision on the merits

ply with these standards. Make absolutely

contractors and solar contractors has sim-

and reputation of the company. Are they

sure that your contractor complies with the

plified the process, taking the guesswork

able to deliver the goods on time, on bud-

highest recommended safety standards.

out for building owners. A process that

get, and at the quality level you demand?

once held so many questions has become

Clay and Concrete Roofing tiles

an almost transparent integration process.

When choosing a roofing contractor, specifically require that they:

Tiles last significantly longer than asphalt (50-plus years with proper maintenance).

For those who want to literally “go green,”

They’re attractive and usually found on ar-

a rooftop garden is a perfect choice to

chitecturally specific homes: think Mediter-

adorn a flat roof made with Energy Star,

ranean, Mission style, or new construction.

eco-friendly and/or recyclable materi-

Tile roofs offer a uniform look and cap off

als. Planting rooftop greenery helps keep

a small condo project or subdivision with a

energy bills in check and reputable roofing

delivering on their promises

touch of class. Tiles are significantly heavier

contractors can consult about the best op-

and workmanship

than asphalt shingles, so make sure you

tions (waterproof membranes and appro-

verify the structure can handle the extra

priate roofing materials) to achieve your

load. Price wise, these fall into the mid-

field of greens. Nearly everything plantable

range price point.

is on the menu, but native and self-seeding plants are the easiest to maintain.

Slate

is licensed, bonded and insured • have a proven track record of

• have solid, verifiable references • are members of regional or national industry associations, giving merit to their commitment to professionalism

Slate roofs are often compared to con-

(For solar panel installation incentives, turn

crete roofs because they’re considered the

to page 48.)

most durable and longest lasting. Some

• have verification that the company

• are in good standing with local Better Business Bureau

have even claimed slate roofs are virtually

Roofing Costs

indestructible. Often seen on the stateliest

How much does a car cost? Varies, right?

of homes, slate comes in a variety of colors

Are you looking for something economi-

warranties and note provisions

and grades, depending on where it was

cal, sensible and practical? Or do you

that may void them

quarried. Special skills are needed to install

want to go all out for the Tesla? Just as car

slate roofing and not every roofing contrac-

shopping is not one-size-fits all (although

Throughout my years of owning and op-

tor will take on such a project. Besides of-

arguably more exciting), neither is roof

erating Northern Pacific Roofing, I have

fering gold star durability, slate offers subtle

shopping. Prices vary widely depending

seen vast changes in style, quality of ma-

sophistication with traditional and classic

on materials, style, the contractor doing

terials, and technological advances. I’ve

lines. Yes, slate may be more of a splurge

the work, and the location of the build-

seen companies come and go and styles

short term, but it will probably end up sav-

ing, as well as local labor rates. The best

trends ebb and flow. Make sure you chose

ing you money in the long game. And, like

advice is to obtain three to four proposals

a contractor with evidence of success,

the classic Audrey Hepburn, slate is ageless

from reputable contractors. Insist on de-

unwavering commitment, knowledge of

and always on trend. Expect to be at the top

tailed written proposals and examine for

innovative products, and a well-trained

of your budget with this choice.

completeness and specifications includ-

staff. This initial legwork will result in a

ing completion times. Compare the pro-

win/win for everyone.

Eco-Friendly Roofs

posals while keeping in mind that price is

Solar panels, living roofs and energy-

not the sole factor. If you see an unusually

efficient roofs are rapidly expanding

low bid, question the quality of the mate-

throughout the Bay Area. Environmentally

rials. If the bid is sky-high, question what

40

AUGUST 2021 | SF APARTMENT MAGAZINE

• review and explain roofing

Barry Murrin is the owner of Northern Pacific Roofing located in San Rafael, California. His company has completed more than 4000 residential and commercial roofs throughout the San Francisco Bay area. Barry can be reached at Barry@ Northernpacificroofing.com or 415-456-3482.

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The property information herein is derived from various sources that may include, but not be limited to, county records and may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification.©2021 Coldwell Banker. All Rights Reserved. Coldwell Banker Commercial® and the Coldwell Banker Commercial logos are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Realogy Brokerage Group LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Equal Opportunity Act. 21L847_CBC_6/21

SF APARTMENT MAGAZINE | AUGUST 2021

41

COLUMN

LEGAL Q&A

Single-Family-Track Mind w r i t t e n b y VA R IOU S AU T HOR S

Most single-family homes are exempt from the local rent ordinance.

Q. We are planning on finding New construction is exempted, meaning

long-term renters for our singlefamily home for the first time.

How have the laws changed for these types of rentals since AB 1482 passed?

A. In the midst of the pandemic and

member is a corporation.”

So in all likelihood, the home here will

all housing that is issued an initial cer-

not be governed by AB 1482 provided

tificate of occupancy during the past 15

it is not owned by a REIT, corporation,

years will fall outside of AB 1482. Conse-

or LLC where one member is a corpora-

quently, the date of exemption is rolling

tion. Remember, though, that all rental

and changes every calendar year.

units in the City now fall under the “just cause” for eviction requirements of the

Also exempt are single-family homes

rent law regardless of when the build-

all of the ensuing chaos, many of us

and condominiums no matter when

ing was built, so the tenancy will be

have forgotten that as of January 1, 2020,

constructed unless the owner is one or

subject to the Rent Ordinance for those

California now has statewide rent con-

more of the following: (i) a real estate in-

purposes. Finally, some tenant attorneys

trol. Indeed, this was the hot topic pre-

vestment trust, also knows as a REIT; (ii)

are arguing that AB 1482 will apply to

pandemic, and now with life returning

a corporation; or (iii) a limited liability

any San Francisco home and condomini-

to normal, everyone should take some

company where at least one member is

ums over 15 years of age that is owned

time to understand this almost two-year-

a corporation. In addition, a duplex is

by a REIT, corporation, or LLC with a

old law.

also exempt where the owner occupies

corporate member because the Rent Or-

one of the units as the owner’s princi-

dinance generally excludes this housing

Firstly, note that AB 1482 does not ap-

pal place of residence at the beginning

from price restrictions, so you may want

ply to properties that come under the

of the tenancy, and provided that the

to consult an attorney to guide you with

jurisdiction of a local rent control ordi-

owner continues to live there. However,

a final determination as to whether or

nance. This generally means that rentals

in San Francisco, the duplex exception

not your tenants will receive AB 1482’s

in places like San Francisco, Oakland,

only applies if the property was built

restrictions or exemptions.

Berkeley, and Los Angeles fall outside

post-June 13, 1979; otherwise, for pre-

of the legislation’s purview because a

June 13, 1979 construction, the SF Rent

more restrictive local ordinance already

Ordinance limits rent adjustments.

governs rent hikes. In San Francisco, that would include most housing built before

In order to receive the exemption, an

June 13, 1979.

exempt owner as defined above must provide the following written disclosure

For properties subject to AB 1482, in any

to the residents in the lease agreement:

12-month period, the property owner

42

liability company in which at least one

—Dave Wasserman

Q.

I found cameras (recording video and audio) set up in the garage area of my fourplex. A tenant must have installed them without my consent. I haven’t removed them or confronted the tenants yet. What should I do?

may only increase the rent in no more

“This property is not subject to the rent

than two increments by up to 5 percent

limits imposed by Section 1947.12 of the

plus the regional percentage change in

Civil Code and is not subject to the just

the cost of living (CPI), or 10 percent,

cause requirements of Section 1946.2 of

valuable tool to enhance the security

whichever is lower. “Percentage change

the Civil Code. This property meets the

of your building and protect your

in the cost of living” means the percent-

requirements of Sections 1947.12(d)(5)

rights as a landlord. If, for instance,

age change from April 1 of the prior

and 1946.2(e)(8) of the Civil Code and

there was a theft at the building, video

year to April 1 of the current year in the

the owner is not any of the following: (1)

footage would help you establish that

regional CPI for the region where the

a real estate investment trust, as defined

you maintained a certain standard of

property is located, as published by the

by Section 856 of the Internal Revenue

care in preventing it. And in the event

US Bureau of Labor Statistics.

Code; (2) a corporation; or (3) a limited

your tenants are using their apartments

AUGUST 2021 | SF APARTMENT MAGAZINE

A. Video cameras actually are a

sf.0219.rentals-in-sf.pdf

1

2/6/19

7:16 AM

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SF APARTMENT MAGAZINE | AUGUST 2021

43

improperly (e.g., by assigning their leases or hosting short term/transient guests for profit), on-site cameras will help you identify these violations.

The problem is, you’re not the one who installed the cameras, and your tenant didn’t

Founded 35 years ago, Kaufman, Dolowich & Voluck is an internationally recognized litigation firm, meeting the diverse demands of our clients.

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have the right to! Landlords of multi-unit dwellings provide tenants with exclusive possession of their apartments, along with incidental (non-exclusive) use of common areas. But this tenant made unapproved alterations to those common areas without your permission. (This violates ¶32 of the SFAA Residential Tenancy Agreement). The unapproved alteration could, in theory, justify terminating the tenancy (although

Ashley E. Klein

these days, courts will want to see a compelling crisis in addition to a technical vio-

Managing Partner of San Francisco Office Co-Chair of Real Estate Practice Group

lation of the lease, so further investigation

Ashley E. Klein represents clients including real estate investment trusts, homeowners in wrongful eviction defense, unlawful detainer, and property management matters. She has extensive experience counseling Bay Area homeowners about their rights and options under the SF Rent Ordinance, statewide rent control regulations and the Costa-Hawkins Rental Housing Act.

It’s also worth considering that this impli-

is recommended).

Landlord-Tenant Disputes

A. Jeanne Grove

Managing Partner of Sonoma Office Co-Chair of Real Estate Practice Group HOA Disputes

A. Jeanne Grove focuses her practice on real estate and business litigation, including HOA and co-ownership issues, purchase/sale disputes and nondisclosure claims, and boundary, title, development, and construction matters. She has 15 years of experience in mediation and arbitration, as well as all phases of civil litigation, from the pleading stage to trial and post-trial proceedings.

Laura L. Campbell

Managing Partner of Sonoma Office Co-Chair of Real Estate Practice Group Land Use Disputes

Laura L. Campbell has extensive experience in landlord-tenant litigation. She represents clients in breach of contract matters, quiet title actions, unlawful detainer lawsuits, tenant buy-out negotiations, and property management resolutions. She specializes in SF Rent Board matters, and routinely handles lot splits, mergers public hearings, zoning issues and ADU permitting.

cates the privacy rights of your other tenants. After all, using “electronic amplifying or recording device[s] to eavesdrop upon or record [a] confidential communication” is a violation of the penal code. However, if the equipment is only installed in the common areas, this is probably in bounds from a privacy perspective.

As you do not yet know which tenant installed the cameras, you should send a letter out to all tenants, notifying them of your discovery and asking them to remove the equipment and repair any damage from installation. In that letter, you might ask if the presumptuous tenant has security concerns warranting additional security precautions.

You could then offer to install your own cameras for the benefit of the building. If you receive no response, you’d clearly be justified in removing the cameras on your own. And if the surveillance-conscious tenant does respond, you might learn about their concerns and discover ways to make your building safer.

San Francisco, CA Office 425 California Street, Suite 2100 • San Francisco, CA 94104 (415) 926-7600 • aklein@kdvlaw.com Sonoma, CA Office 19327 Sonoma Highway, Suite 100 • Sonoma, CA 95476 (707) 509-5260 • jgrove@kdvlaw.com • lcampbell@kdvlaw.com

44

AUGUST 2021 | SF APARTMENT MAGAZINE

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

SF APARTMENT MAGAZINE | AUGUST 2021

45

COLUMN

SHERIDAN REPORT

An Open and Shut Case w r i t t e n b y M AT T H E W C . S H E R I DA N

San Francisco will only recover fully if policymakers take steps to fully reopen.

I

traffic. The subterfuge was conducted with little public notice, outreach, or testimony. “Temporary” bus lanes now

t was a great relief when San

right to return to the classroom and

squeeze streets and neighborhoods

Francisco’s Health Officer issued

resume in-person learning—San Fran-

across the 49-square miles of San Fran-

Order C19-07y this past June,

cisco may not even get all kids back

cisco. Heavily trafficked streets and

lifting the city’s stay-at-home or-

into the classroom by this fall. Thou-

boulevards such as Geary and Califor-

der in its entirety. The order removed

sands of families have already pulled

nia have been restricted to the number

regulations on capacity limits on busi-

their children out of public schools;

of lanes cars can drive on.

nesses and physical distancing require-

reduced enrollment numbers this Au-

ments, and posted safety protocols

gust—when school starts here—will be

The expansion of San Francisco’s Safe

and COVID safety plans. The order

jaw dropping.

Streets program, which closed streets across the city to just local traffic and

also ended the stipulation that office San Francisco will only recover fully

allowed residents to enjoy the outdoors

from the pandemic if our policymakers

during isolating lockdown periods,

Notably, the City continues to restrict

and community leaders take decisive

was welcomed by all at the onset of

schools under separate health orders,

steps to fully reopen all aspects of life

the pandemic. But nearly all of these

under the guise that children under

in the city. City services remain in a

roads remain closed, even after the

twelve could not, at the time, be vac-

dismal state of affairs, with minimal ac-

city reopened this past June. These

cinated against novel coronavirus.

cess and long delays for assistance. Ask

“pilot” projects, which the SFMTA

The order proclaimed that the City

any contractor or developer how DBI

claimed were needed to help with the

“strongly believes that schools can and

or Planning have been doing. Nearly

“economic recovery,” should end by

should reopen in full for in-person

all city libraries remained closed at the

October 15, four months after the emer-

classes for all grades at the beginning

height of the summer, while several

gency order was finally lifted.

of the 2021/2022 school year.” In June,

lines on Muni-Metro continue to run

the State’s waiver that permitted dis-

buses instead of light rail, and numer-

But the SFMTA left in a caveat: that

tant learning lapsed, but state lawmak-

ous bus lines remain shut down.

these programs can be made perma-

employees work remotely.

nent. Already the agency has failed

ers quickly rushed to amend a state

46

were reduced to just two for typical

budget bill that “that would require

Over the course of the lockdown, one

to reopen the Great Highway in the

schools to offer independent study

particular city agency, however, was

Sunset and JFK Drive in Golden Gate

programs for students,” according to

very busy at work: the San Francisco

Park—which were closed at the onset

an article by CalMatters, a nonprofit

Metropolitan Transportation Agency.

of the crisis. The four-lane highway,

journalism venture (at press time, it

Under pretext of an “Emergency,” the

which serves as one of only three thor-

was unknown if Gov. Newsom will

behemoth agency imposed wide-

oughfares for north/south traffic on

sign the new remote study program).

spread “temporary emergency transit

the west side, is now part of acrimoni-

improvements” all across the city. This

ous debate, pitting neighbors against

Without a clear directive, it is likely

past Spring, for example, even as the

neighbors, fostered by a city agency

that San Francisco’s School Board and

COVID cases were dramatically fall-

that so far has failed to listen to com-

their allies at the teachers’ union will

ing to historic lows, the SFMTA quicky

munity and whose actions will lead to

continue to shirk from their duties to

approved a dedicated high-occupancy

greater congestion, longer commutes,

provide proper in-person education to

vehicle/bus lane throughout the north

and more dangerous streets.

San Francisco’s public-school students.

end of town. Across the Marina from

As evidenced by their lack of action

Lombard Street to Park Presidio Boule-

San Francisco needs to recognize the

over the past eighteen months—which

vard and Crossover Drive in the Rich-

symbolic nature and psychological ef-

denied a huge majority of students the

mond District, three-lane roadways

fect reopening all quarters of the city

AUGUST 2021 | SF APARTMENT MAGAZINE

Zacks, Freedman & Patterson, PC – one of the Bay Area’s leading real estate law firms – is proud to announce the addition of three new attorneys to our team.

Laura Strazzo

Brian O’Neill

Maddy Zacks

Laura Strazzo brings broad insight into California real estate law. Her practice covers a range of real estate matters including land use, nondisclosure and boundary-line disputes, construction defects, landlord-tenant, and compliance issues. Laura also has experience in energy and environmental law.

Brian O’Neill brings extensive experience in land use and environmental law.

Prior to joining the firm, Brian worked at the California Coastal Commission on permit appeals for a wide range of projects, including subdivisions, commercial and residential development, affordable housing, and infrastructure. He regularly appears before planning commissions, city councils, and other government agencies.

Maddy Zacks’ practice focuses on real estate litigation, specifically landlord/tenant law. Before entering real estate practice, she worked as an extern for Magistrate Judge Jacqueline Scott Corley in the Northern District of California. She also worked at the Federal Public Defender’s office in Little Rock, Arkansas, where she drafted habeas corpus appeals for men on death row.

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47

will achieve. The city needs to return to

Labor Force

normal. The recovery here will no doubt

1,100,000

be a long slog. Some of the hurdles facing San Francisco are short-term, while many

1,050,000

others are systemic. Getting libraries and 1,000,000

streets open should be the easy part. Remote work is here to stay, but most compa-

950,000

nies will limit it, which means folks will still need to live close to the office. Meanwhile

900,000

2016

2017

2018

2019

2020

Source: Cal. E.D.D.

2021 Metro Area; Civilian

struggling businesses here have found little or no help at a local or state level to aid in recovery (45% of small businesses in San Francisco remain closed as of June).

And unless the City aggressively moves to reduce crime and homelessness, our lo-

Jobs Gains/Losses

cal economy will continue to stumble, as

75,000

people and jobs leave.

25,000

In a clear sign that San Francisco and Cali-

-25,000

fornia continue to struggle to regain the massive jobs lost in the pandemic, numbers

-75,000

released in late June showed the city and

-125,000 -175,000

the state adding a mild amount of jobs. Be2016

2017

2018

2019

Source: Cal. E.D.D.

2020

2021

Monthly; San Francisco Metro Division; Non-Farm

tween April and May, San Francisco added 7,700 jobs, while California added 104,500.

According to Beacon Economics, “The labor markets present a strikingly different picture with only one of the major metros included in the analysis having recovered at

Employment Growth

least 50% of the jobs lost during the historic

10.0%

declines [last year].” Of the major metro areas, only San Diego County recovered

5.0%

51% of the jobs the region lost in 2020. The 0.0%

Metropolitan Statistical Area (MSA) with the lowest recovery rate was San Francisco

-5.0%

-15.0%

(32% recovery), while the state’s job recov-

San Francisco

-10.0%

ery rate was 52%.

East Bay 2015

2016

2017

2018

2019

Source: Cal. E.D.D.

2020

Metro Area; Year Over Year; Non-Farm

In a recent article in the Los Angeles Times, Scott Anderson, an economist with Bank of the West in San Francisco, said that “a full California labor market recovery … is still likely several years away.

Total Jobs Lost

Even with stepped-up job growth, California has been unable to close the yawning

-15,900

unemployment gap with the nation.”

-101,000

-109,200

Rental Market Just after the start of the summer, I reached out to the people I regularly converse with for insight into the rental market: Jackie

-188,600

Tom, Paul Gaetani, and James Wavro. All reported that SOMA/South Beach and the

F

Source: Cal. E.D.D.

48

AUGUST 2021 | SF APARTMENT MAGAZINE

F

San Francisco Metro Area

Mission remain in the doldrums. All reported an uptick in activity.

“We hear in the news that the market is improving, but that does not mean that rents are up across the board,” said Tom, whose firm Rentals in SF helps owners lease out units. While she reports more activity, she’s not seeing increases in rental values just yet for everyday, basic, small apartments.

“The average studio and one-bedroom

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

2.0%

5-YR ARM

apartments remain the same COVID rents.”

According to Tom, rents are up for singlefamily homes, super-high-end/modern units, and large studios and one-bedroom

1.0% 2016

2017

2018

2019

2020

2021

Source: Freddie Mac

Monthly Averages

apartments that come with office space.

“People still want space, in case the powers that be decide to lock things down again,” commented James Wavro. To date, the market has pared away a good amount of the excess inventory accumulated during the lockdowns. “Units are being rented if they are perceived as a good deal,” opined Wavro, whose firm, J. Wavro Associates, manages and leases apartments. There is less negotiation, but still expect to negotiate unless the unit is priced below market.

Federal Funds Rate

4% 3% 2% 1% 0% 2016

2017

2018

2019

2020

2021

Source: Federal Reserve

“I am seeing a lot of activity and decreasing vacancy rates,” confirmed Paul Gaetaini. “But, rents are not increasing, as there is still a tremendous amount of inventory available—and until we start seeing singledigit vacancy rates, the rents will remain low.” Gaetani remains very optimistic about the fall, which is traditionally the busiest time of the year for Gaetani.

As summer arrived, Tom reported a trend of people seeking virtual tours of vacant units as they move here from different

Consumer Price Index 5.0%

4.0%

3.0%

2.0%

1.0%

2016

2017

2018

2019

Source: Bureau of Labor Statistics

2020

2021

San Francisco MSA; Year Over Year

parts of the United States. “They’re wanting to rent sight unseen.”

Unit Count - New Multifamily Development Permits

As another foggy summer set in, the city appeared to have emptied out, as cooped-

1,000

up residents hit the road. By August, as families return for the school year ahead,

750

workers return to the office, and students finally head back to college, San Francisco

500

needs to be ready. Schools, offices, roads, and thoroughfares need to be open.

Matthew C. Sheridan is a multifamily specialist at Newmark in San Francisco. He is editor and publisher emeritus of this magazine and can be reached at 415-273-2179.

250

0

2016

Source: U.S. Census

2017

2018

2019

2020

2021

5+ Unit Buildings; San Francisco

SF APARTMENT MAGAZINE | AUGUST 2021

49

COLUMN

COURT TALK

Who’s on First w r i t t e n b y C L I F F OR D E . F R I E D

Does a landlord lose rights as a “natural person” when a property is moved to a trust?

Boshernitsan v. Bach (March 12, 2021)

demurrer without leave to amend, and

San Francisco’s Rent Ordinance restricts

December 2019.

entered judgment for the tenants in

tenant evictions except upon certain

THANK YOU Thank you to Heidi Palutke and Curtis F. Dowling who appeared for the California Apartment Association as Amicus Curiae on behalf of the landlord in Stancil v. Superior Court of San Mateo County. Industry support for cases like this are important because of the far-reaching and beneficial implications for all landlords prosecuting unlawful detainer actions.

specified grounds. One such ground

The challenge brought by the tenants is

allows a landlord to evict a tenant when

an old one. Many landlord attorneys will

the landlord seeks to recover possession

temporarily remove the rental property

in good faith, without ulterior reasons

from the trust before serving an owner

and with honest intent, for either the

move-in notice to avoid this type of at-

living trust. The holding may not be ap-

landlord’s own use or occupancy as his

tack on the eviction.

plicable to other kinds of trusts.

at least thirty-six continuous months or,

But is it necessary to go through the

For now, eviction attorneys will not be

under the family move-in provision.

trouble of taking the property out of

moving property out of revocable living

the trust just to avoid the challenge?

trusts just to complete owner move-in

Not anymore.

evictions. This will save some time and

or her principal residence for a period of

For landlords who became owners of

money for landlords wanting to live in

record of the rental unit after February The Court of Appeal said that in sus-

landlord be an owner of record of at

taining the demurrer, the trial court

least twenty-five percent interest in the

correctly ruled that a trust is not a

property. For purposes of an eviction

“natural person,” but it was mistaken

ESA Management v. Jacob (March 10, 2021)

under the owner move-in law, the term

in assuming that appellants’ trust is

Due to the summary nature of such

“landlord” means a natural person, or

the landlord. As a matter of law, only

an unlawful detainer action, a three-

group of natural persons who in good

trustees—not trusts—can hold legal title

day notice is valid only if the landlord

faith hold a recorded fee interest in

to property. The Court of Appeal held

strictly complies with the provisions of

the property.

that natural persons who are acting

California’s unlawful detainer statutes.

as trustees of a revocable living trust

Unlawful detainer actions are a highly

In Boshernitsan v. Bach, the landlord

and are also the trust’s settlors and

specialized form of litigation. Being

sought possession under San Fran-

beneficiaries qualify as a “landlord”

highly summary in nature, our courts

cisco’s owner move-in law. The tenants

under the owner move-in laws. Accord-

have held that code requirements must

demurred to the unlawful detainer

ingly, the landlord in this case was not

be followed strictly, otherwise a land-

complaint, arguing that their landlord

barred from seeking to evict the ten-

lord’s remedy is an ordinary suit for

is not a natural person or group of nat-

ants under San Francisco’s law.

breach of contract with all the delays

ural persons because title to the apart-

50

their own properties.

21, 1991, the Ordinance requires the

that remedy normally involves and with-

ment building is held by the landlord’s

The holding in this case is limited to the

revocable living trust. The trial court

situation in which a landlord is settlor,

accepted this argument, sustained the

trustee, and beneficiary of a revocable

AUGUST 2021 | SF APARTMENT MAGAZINE

out restitution of the demised property.

Court Talk… continued on page 58

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AUGUST 2021 | SF APARTMENT MAGAZINE

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53

Court Talk… continued from page 54

About two years after the tenant in this case

Our Supreme Court has settled this split of

was evicted under a bad eviction notice, the

authority in the lower courts by making it

A valid notice to pay rent or quit is a pre-

landlord may have to reinstate the tenancy

clear that a motion to quash service of sum-

requisite to an unlawful detainer action.

of a tenant who cannot pay the rent. This

mons is a limited procedural tool to contest

Because of the summary nature of an

case highlights the specialized nature of

personal jurisdiction over the defendant

unlawful detainer action, a notice is valid

evictions in California. Use the eviction

where the statutory requirements for ser-

only if the landlord strictly complies with

notice forms made available by SFAA, and

vice of process are not fulfilled. A defen-

the statutorily mandated notice require-

only use qualified eviction attorneys.

dant may not use a motion to quash as a

ments. A judgment must be reversed

means of disputing the merits of the unlawful detainer allegations or to argue that the

information required by Code of Civil

Stancil v. The Superior Court of San Mateo County (May 3, 2021)

Procedure section 1161, subdivision (2).

The California Supreme Court rarely ac-

requirements specific to such actions.

when it is based on a notice that lacks the

landlord failed to comply with the pleading

cepts eviction cases to review. When the Subdivision 2 says a tenant is guilty

high court issues an opinion in a landlord-

Tenant attorneys in San Francisco and

of unlawful detainer when continuing

tenant case, the implications are impactful

elsewhere have a history of abusing the

in possession after default in the payment

and have a lasting effect on our industry.

motion to quash procedure by filing the

of rent, pursuant to the lease or agree-

Stancil v. Superior Court of San Mateo

motion for purpose of delaying evictions.

ment under which the property is held,

County is one such case.

A motion to quash would be filed and denied by the court. The tenant would then

and three days’ notice, in writing, requiring its payment, stating the amount which

In this decision, the Supreme Court recog-

file a petition for writ of mandate (appeal)

is due, the name, telephone number, and

nizes society’s interest in swiftly resolving

to the appellate court. The petition would

address of the person to whom the rent

the balance between a tenant’s right to

typically be denied. But in the process, the

payment shall be made, and, if payment

enjoy leased real property without distur-

tenant would stay in the unit rent free from

may be made personally, the usual days

bance and a landlord’s right to ownership

between two and six months.

and hours that person will be available

income. To accommodate these compet-

to receive the payment.

ing interests, unlawful detainer actions advance quickly—and the relevant statutes

In ESA Management v. Jacob, the landlord

impose shorter procedural timelines than

served a 60-day notice of termination

the ones governing other civil actions.

of tenancy based on the tenant’s non-

These proceedings are limited in scope and

payment of rent. But the notice did not

demand strict adherence to the statutes’

include the amount of rent due nor any

procedural requirements.

information to permit the tenant to cure the default for nonpayment of rent as re-

In Stancil v. Superior Court of San Mateo

quired by section 1161, subdivision (2).

County, our high court reviewed the propriety of a tenant using a motion to quash

A landlord is permitted to give more than

service of a summons to challenge the

three days notice to cure the nonpay-

unlawful detainer complaint. For years,

ment of rent, but if the notice is based on

the courts have allowed tenants to file

nonpayment of rent as it was in this case,

motions to quash to attack the legal suf-

the specific amount due and information

ficiency of the complaint. In this case, the

as to how to cure the default must still be

Court held that this type of motion may

included to fully comply with the law.

not be used to dispute the truth of the allegations in the complaint.

The unlawful detainer judgment in this case was reversed and the matter

Before the Stancil decision, some courts

remanded to the trial court with direc-

concluded that the motion to quash service

tions to vacate the unlawful judgment;

is the only method to test whether the com-

enter judgment in favor of the tenant and

plaint states a proper claim for unlawful

against the landlord; and, upon applica-

detainer and therefore supports a five-day

tion by the tenant, conduct a restitution

summons. Recently, other courts began

hearing to consider reinstating the

ruling that a demurrer and not a motion to

tenancy and putting the tenant back

quash was the only way for a tenant to chal-

in possession.

lenge the allegations of the complaint.

54

AUGUST 2021 | SF APARTMENT MAGAZINE

The information contained in this column is general in nature. Consult the advice of an attorney for any specific problem. Clifford E. Fried is with Fried & Williams, LLP and can be contacted at 415-421-0100.

?

RENTA DEBIDA? Podemos Ayudar INQUILINOS Y PROPIETARIOS

415-255-2288 EXT 114

PARA FALTA DE RENTA DURANTE COVID 1 DE ABRIL 2020 - HOY PROGRAMA DE ASISTENCIA DE ALQUILER DE EMERGENCIA

SOLICITE HOY SAN FRANCISCO APARTMENT ASSOCIATION 265 IVY STREET, SAN FRANCISCO, CA 94102 RENTHELP@SFAA.ORG WWW.SFAA.ORG SF APARTMENT MAGAZINE | AUGUST 2021

55

sfaa 2 2021calendar

sfaa

August

MONDAY, AUGUST 2 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, AUGUST 4 Lunch & Learn Application Process Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $35 Non Members $55

TUESDAY, AUGUST 10 Paperless Accounts Payable Webinar Zoom Webinar System 11:30 a.m. to 12:00 p.m.

FREE for SFAA Members

WEDNESDAY, AUGUST 11 Intellirent Tenant Screening Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

FREE for SFAA Members

WEDNESDAY, AUGUST 11 Lunch & Learn Lease Documents Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $35 Non Members $55

TUESDAY, AUGUST 17 Landlord 101 Part 1 Webinar Zoom Webinar System 10:00 a.m. to 1:00 p.m.

Members $95 Non Members $150

WEDNESDAY, AUGUST 18 Virtual Member Meeting Update 9:00 a.m.

WEDNESDAY, AUGUST 18 Lunch & Learn Move-in Checklist Webinar 12:00 p.m. to 1:00 p.m.

Members $35 Non Members $55

FRIDAY, AUGUST 20 5 New Rent Control Laws Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m.

Members $45 Non Members $65

TUESDAY, AUGUST 24 Landlord 101 Part 2 Webinar Zoom Webinar System 10:00 a.m. to 1:00 p.m.

Members $95 Non Members $150

WEDNESDAY, AUGUST 25 Lunch & Learn Rent Collection Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $35 Non Members $55

September WEDNESDAY, SEPTEMBER 1 Lunch & Learn Annual Increases Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $35 Non Members $55

WEDNESDAY, SEPTEMBER 8 Lunch & Learn Capital Improvements Petitions Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $35 Non Members $55

MONDAY, SEPTEMBER 13 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, SEPTEMBER 22 Virtual Member Meeting Update 9:00 a.m.

WEDNESDAY, SEPTEMBER 22 Lunch & Learn Maintenance Requests Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $35 Non Members $55

WEDNESDAY, SEPTEMBER 29 Lunch & Learn Complaints During COVID Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $35 Non Members $55

WEDNESDAY, SEPTEMBER 15 Lunch & Learn Hiring Vendors Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $35 Non Members $55

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

56

AUGUST 2021 | SF APARTMENT MAGAZINE

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

$29.50

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 2021-2022

$29.50

2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

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%

2016-2017

$20.00

2015-2016

$18.50

03/01/16 - 02/28/17

0.2%

2014-2015

$18.00

03/01/15 - 02/29/16

0.1%

2013-2014

$14.50

03/01/14 - 02/28/15

0.3%

2012-2013

$14.50

03/01/13 - 02/28/14

0.4%

2011-2012

$14.50

03/01/12 - 02/28/13

0.4%

2010-2011

$14.50

03/01/11 - 02/29/12

0.4%

2009-2010

$14.50

2008-2009

$14.50

2007-2008

03/01/10 - 02/28/11

0.9%

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

$13.00

03/01/07 - 02/29/08

5.2%

2006-2007

$11.00

03/01/06 - 02/28/07

3.7%

2005-2006

$10.00

2004-2005

$11.00

2003-2004

$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 | AUGUST 2021

57

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY 415-244-1339 www./firstexchange.com/ LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com REAL ESTATE TRANSITION SOLUTIONS Austin Bowlin (206) 686-2211 aabowlin@retransition.com SEQUENT Eric Scaff (415) 834-1031 sequent-rewm.com escaff@sequent-rewm.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

MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com

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

NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com

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

415-421-0100

HAAS NAJARIAN LLP Eric Murphy (415) 788-6330 emurphy@hnattorneys.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 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

OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 www.openscopestudio.com

LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com

Q ARCHITECTURE Dawn Ma www.que-arch.com

LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.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

415-438-7807

DAVE WASSERMAN Dave Wasserman 415-567-9600 dwasserman@wassermanstern.com DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

58

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

415-753-3811

AUGUST 2021 | SF APARTMENT MAGAZINE

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

415-981-5451

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com RILEY ERSOFF & SHAKHNIS Grant Riley 310-227-5368 grant@reslaw.com STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald (415) 956-6488 www.samlaw.net sam@samlaw.net 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

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

EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com

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

DRAIN SERVICES

PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.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

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

FIRE PROTECTION CONTRACTORS

AEC ALARMS

408-298-8888 Ext: 121 SFfire@aec-alarms.com BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com 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 PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.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 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

LENDING / FINANCIAL SERVICES FIRST FOUNDATION BANK Michelle Li www.ff-inc.com

415-794-2176

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

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

MEDIATION

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

ONLINE PAYMENT SERVICES IMANAGE RENTS Hatef Maoghimi hatef@imanagerent.com wwwimanagerent.com ROOST Chanin Balance chanin@joinroost.com

415-547-0049

(503) 888-2528

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 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 LOCK & HARDWARE Joe Schoepp 415-221-9086

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

WARMAN SECURITY Peter Badertscher www.warmansecurity.com

THERMAL SOLUTIONS Jeremy Bedford (925) 381-6426 office@thermalsolutionspc.com

LOCKSMITHS

415-775-8513

MAINTENANCE REPAIR SERVICE

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

MARKETING NABSITE LLC Mike Dayam www.nabsite.com mike@nabsite.com

(415) 937-8687

PLUMBING & HEATING

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

SF APARTMENT MAGAZINE | AUGUST 2021

59

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 PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com

BEAM PROPERTIES George Mak gmak@sgdmllc.com

(415) 462-0619

CREATIVE WEALTH CAPTIAL Michael Gallin 415-779-6241 mike@creativewealthcapital.com

BORN PROPERTY MANAGEMENT Jason Born 650-271-7048 x 111 Jason@bornpm.com

DEWOLF REALTY CO. INC. William A. Talmage www.dewolfsf.com

415-221-2032

BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

415-608-3050

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com

EMBC Nancy Wong www.ebmc.com nancywong@ebmc.com

CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com

EQUITY ONE Brenda M. Obra www.equity1sf.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.

(707) 584-5123

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

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

HOGAN & VEST INC. Simon Wong hoganvest.com

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

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

CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com DEWOLF William Talmage www.dewolfsf.com

415-221-2032

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

60

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

AUGUST 2021 | SF APARTMENT MAGAZINE

415-386-3111

415-421-7116

INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net 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 MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.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

PROPERTY MANAGEMENT SOFTWARE

APPFOLIO Mindy Sorenson 805-364-6098 mindy.sorenson@appfolio.com HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com

HARPER & ASSOCIATES Jay Harper jharpsf@att.net

REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com

REAL ESTATE BROKERS & AGENTS

ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com/ W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WOOD PARTNERS Melissa Rankin 628-251-1101 melissa.rankin@woodpartners.com YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com

415-647-9243

ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad

ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.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 S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com W. REAL ESTATE Tim Mueller 415-961-6531 timothymueller@hotmail.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com

REAL ESTATE INVESTMENTS

COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com

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

COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE John Kirkpatrick (425) 412-0559 john.kirkpatrick@compass.com www.johnkirkpatrick.com COMPASS COMMERCIAL BROKERAGE Jay Greenberg (415) 378-6755 jay@jayhgreenberg.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com EXP COMMERICAL Jeremy Williams 415-932-9846 jeremy@jeremywilliams.com www.sfcommercialrealty.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

COMPASS COMMERCIAL BROKERAGE Trigg Splenda 415-593-8616

REFINISHING / RESURFACING SERVICE

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

RENT BOARD PETITIONS

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com RENT BOARD PASSTHROUGHS Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

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

SF APARTMENT MAGAZINE | AUGUST 2021

61

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

$420 +

$6.50 per unit =

23 +

$375 +

$8.50 per unit =

TOTAL UNIT AMOUNT: MANAGEMENT COMPANY DUES Base Fee

Unit Fee

1-22

$520 +

$4.00 per unit =

23 +

$475 +

$6.00 per unit =

TOTAL UNIT AMOUNT:

TOTAL AMOUNT:

ASSOCIATE MEMBER DUES: $495 CONTACT INFORMATION Contact Person

RESIDENTIAL LEASING

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.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

Company/Title Address City

State

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

Zip

Mobile Phone Email Address

SECURITY

Website PAYMENT METHOD

Check

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

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

TOTAL AMOUNT:

Units

(844) 459-1495

HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

REGULAR MEMBER DUES

1-22

COSTAR Aj Herlitz www.costargroup.com aherlitz@costar.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

ADT-MULTI FAMILY Chris Martin cnmartin@adt.com

(714) 858-1344

ADT SECURITY MULTIFAMILY Noel Arvizu (817) 776-0301 narvizu@adt.com

SECURITY DEPOSIT ALTERNATIVES THE GUARANTORS Jules Thetford jules@theguarantors.com

214-403-2792

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

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

62

AUGUST 2021 | SF APARTMENT MAGAZINE

THE GUARANTORS Jules Thetford jules@theguarantors.com

214-403-2792

BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

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

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

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

ALARM COMPANIES

AEC Alarms Emergency Systems, Inc.

19 53

ARCHITECTURE & DESIGN SERVICES

Adapt Dwellings 33 Openscope Studio 43 Q-Architecture 52 ATTORNEYS

Dowling & Marquez, LLP Fried & Williams, LLP Kaufman, Dolowich &Voluck Zacks, Freedman & Patterson, PC BANKING SERVICES

Luther Burbank Savings CONSTRUCTION COMPANIES

Pribuss Engineering

67 45 44 47 51 67

LAUNDREY SERVICES

WASH 53 LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Pac West Painting Tara Pro Painting

PETITION SERVICES

Rent Board Passthroughs

63 68

36 47 43 64 29 45

PROPERTY MANAGEMENT SOFTWARE

Appfolio 27 REAL ESTATE BROKERS

Amore Real Estate 66 Coldwell Banker Commercial / Caravelli 41 Coldwell Banker Commercial / McGue 13 Colliers / DeVincenti 2 Compass / Antonini 71 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 35 Corcoran / The Jones Team 15 EXP Realty / Williams 37 HRH Real Estate 51 Kay Properties & Investments, LLC 17 Marcus & Millichap 20-21 Real Estate Transition Solutions 12 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 68 UTILITIES BILLING SERVICES

54 66 10

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Berendt Properties Gaetani Real Estate, Inc.

Maven Maintenance Real Management Company Rentals in SF S&L Property Management Structure Properties West Coast Property Management

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.

6 72

SF APARTMENT MAGAZINE | AUGUST 2021

63

w

extra extra

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

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

Subscriptions must be registered and billed to an SFAA member.

Sign up today!

Online: www.sfaa.org/membership Phone: 415-255-2288

sf.0611.subscription.filler.indd 1

64

AUGUST 2021 | SF APARTMENT MAGAZINE

5/20/11 1:16 PM

sfaa’s

2021

TROPHY AWARDS SHOW Be a Sponsor!

Thursday, October 28, 2021 PLATINUM $10,000

• Video for use on your website or in advertising your business • Full-page advertisement in program directory

• Complimentary cocktails at pre-show cocktail hour • Ten tickets to event, access to premium bar, and premium seating • Mention of your business during awards presentation • Present one award to trophy winner at event • One complimentary overnight room at the St. Regis hotel • Use of SFAA Trophy logo in your business advertising • Acknowledgment of sponsorship in SF Apartment Magazine and on the SFAA website • Hyperlink from SFAA homepage for one month to your company’s website • Feature in SF Apartment Magazine

GOLD $5,000

• Half-page advertisement in program directory • Use of SFAA Trophy logo in your business advertising • Six tickets to event and premium seating • Mention of your business during awards presentation • Acknowledgment of sponsorship in SF Apartment Magazine and on the SFAA website • Hyperlink from SFAA homepage for one month to your company’s website

SILVER $2,500

• Quarter-page advertisement in program directory • Use of SFAA Trophy logo in your business advertising • Six tickets to event • Mention of your business during awards presentation • Acknowledgment of sponsorship in SF Apartment Magazine and on the SFAA website • Hyperlink from SFAA homepage for one month to your company’s website

BRONZE $1,000

• Mention of your business in program directory • Mention of your business during awards presentation • Two tickets to event

For More Information visit www.sfaa.org or contact Vanessa Khaleel at 415.255.2288 or vanessa@sfaa.org St. Regis, 125 3rd Street I Cocktails & Award Presentation SF APARTMENT MAGAZINE

| AUGUST 2021

65

Master of Disaster… continued from page 14

rent—its top priority. It will then consider applicants in communities disproportionately impacted by COVID-19. All other applicants will be processed after that based on available funding.

For the City’s program, residents who can show that they are at high risk for displacement due to certain “vulnerability factors” will receive funding first. “A range of vulnerability factors are considered when determining priority applications, including past homelessness, extreme low income, and other factors,” according to a fact sheet on the program at sf.gov/renthelp. A past-due rent notice would also help gain priority access.

There are some other small but crucial differences between the two programs.

In the local program, roommates can apply separately, so subtenants can apply without involving the master tenant. For the state program, the master tenant must also apply for assistance as all roommates are considered part of the same household and must apply together.

But the biggest difference between the two programs is the time period that they cover.

The state program is applicable for rent due between April 2020 and March 2021.

The local program covers rent due starting in April 2021. It currently provides just six months of rental assistance, including up to three months of future rents.

Because the time frames do not overlap,

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AUGUST 2021 | SF APARTMENT MAGAZINE

the same resident could get assistance from both programs. In fact, most tenants financially impacted by the pandemic can apply to both, according to Goss. “If they missed rent in that first time period, they were likely to miss rent in that second time period,” he said. “There are lots of people who could show a loss of income. If you lost your job in 2020, there’s a good chance you’d qualify.”

Communication Is Key Since the federal funds began trickling down to the state and local level, Goss has counseled more than 100 members with

questions about the programs. The biggest concerns have come from owners wondering how to get their tenants assistance in applying for rent relief, since both programs require tenant involvement.

Sometimes residents just need some information about the program to get the process going. SFAA can provide members with template language that will emphasize why it’s so important for them to cooperate. “It’s all about saying: ‘There’s rental assistance programs out there. You have rental debt and this will help your credit,’” said Goss. “People don’t want or deserve to have their credit ruined because they lost their job.”

Where there may be a history of conflict or animosity in the landlord-tenant relationship, SFAA staff is happy to step in

4

and speak with residents directly. SFAA can also connect wary tenants with community groups that might make them more comfortable. “It’s important to have trusted communicators. It’s valuable to partner with other groups to build that trust and communication,” said Goss.

Other owners may already have tenant buyin but have trouble navigating through the web-based applications or need translation services. SFAA staff is also on hand to help with these issues over the phone or via email as the office is still closed to the public. There may also be some in-person sessions in underserved communities on the horizon, said Goss. “We’re trying to be flexible and meet people where they are so they can access these funds,” he said.

While the programs are not first-come, first-served, Goss said owners shouldn’t delay applying. While more help may be on the way, for now when the funds run out, the programs will close. “There’s a concern that these funds aren’t infinite and there’s a lot of rental debt,” he said. A recent report from San Francisco’s Budget and Legislative Analyst’s Office showed that between $147 million and $355 million of unpaid rent accrued during the city’s 15-month shut down. Yet there is currently only $90 million set aside in the city’s rent relief program.

SF APARTMENT MAGAZINE | AUGUST 2021

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sfaa sfaa 2021 What You Need to Know

But for those who do apply and receive their back rents, the results are game changing. Goss said he has been thrilled to hear from members whose rent relief funds have finally begun to arrive. “It’s been a really hard time for our membership. They’ve all been impacted in some way,” he explained.

“But these programs erase tenants’ debt and minimize displacement, while also allowing owners to maintain their properties and pay their mortgages.”

2021 SFAA UPDATES

SFAA 2021 TROPHY AWARDS

Save October 28, 2021, for the return of the SFAA Trophy Awards.

Come celebrate San Francisco, each other, and the return of socializing.

For more information, turn to page 69. To sponsor the event or reserve tickets, contact Vanessa Khaleel at vanessa@sfaa.org.

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

Mike Stack

Real Estate Advisor

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

VIRTUAL MEMBER MEETINGS WEDNESDAY, AUGUST 18 9:00 A.M.

415.580.9095

mikestack@vanguardsf.com MikeStackSF.com

WEDNESDAY, SEPTEMBER 22 9:00 A.M.

D R E# 0193228 0

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 60.

SFAA OFFICE CLOSURE While the SFAA office remains closed to the public, 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.

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AUGUST 2021 | SF APARTMENT MAGAZINE

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sfaa 2021 officer & director nomination Request for Consideration

Please tear out and complete this page. Then fax it to the SFAA office (by Thursday, October 15, 2021) at 415-255-1112, or mail it to Chair, Nominating Committee, SFAA at 265 Ivy Street, San Francisco, CA 94102. Thank You! Please feel free to attach a resume to your application.

CONTACT INFORMATION Name: Member #: Member since: Address: City:

State:

Business phone:

Home phone:

Email address:

Website:

Zip:

Units owned or managed: Local apartment association activities (if any):

State apartment association activities (if any):

Community interests:

Current or previous board experience:

Reference 1:

Reference 2:

Phone:

Phone:

Relationship:

Relationship:

Reference 3: Phone:

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

SF APARTMENT MAGAZINE | AUGUST 2021

69

2021 Summer 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

8/3/2021

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

8/4/2021

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

8/10/2021

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

8/11/2021

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

8/17/2021

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

8/18/2021

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

8/24/2021

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

8/25/2021

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

8/31/2021

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

9/8/2021

2PM-5PM

FREE

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

70

caanet.org events@caanet.org

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

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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 material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate.

SF APARTMENT MAGAZINE | AUGUST 2021

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