SFAA September 2021

SF APARTMENT magazine

WORD TO THE

WATER-WISE CONSERVE RESOURCES & BUILD YOUR BOTTOM LINE San Francisco Apartment Association September 2021 / $7.00

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

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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

26

Everyday Eco

BY NORA BOXER

34

Water Wisdom

BY EMILY LANDES

40

Savings on Tap

BY JULIE ORTIZ & DEBORAH CHILVERS

26 4

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Photo Caption/Credit tk

PARTM Columns

Membership

8

20

Eviction Restrictions

A Mixed-Use Message

The News

14

Rent Board Redux

Mighty Small

BY KILBY STENKAMP

46

He Said, She Said

Legal Q & A

BY THE SAN FRANCISCO RENT BOARD

Agree to Agree

18

Trend Alert

BY VARIOUS AUTHORS

52

Electric-Centric

Market View

BY NATALIE DREES

In No Uncertain Terms

BY JAY GREENBERG

60

Calendar

62

Professional Services Directory

66

Membership Application

26

SF APARTMENT MAGAZINE | SEPTEMBER 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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SEPTEMBER 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 9 SEPTEMBER 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 | SEPTEMBER 2021

7

COLUMN

THE NEWS

to distribute rental assistance dollars as quickly as possible, and tenants and rental housing providers must work

Eviction Restrictions

CDC announced a revised, extended nationwide eviction moratorium.

said Tom Bannon, chief executive officer of CAA. “Had rental assistance dollars been disbursed in a timely manner, there would be no rationale for even discussing a possible extension of the eviction moratorium.”

Editor’s Note: State and federal guide-

in a ruling from the U.S. Supreme

lines and legislation are constantly

Court telling the CDC it would need

The above was reprinted from the

changing regarding COVID-19. For the

Congressional authority to extend the

California Apartment Association.

latest information, resources, financial

moratorium beyond July 31. The party

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

challenging the CDC in that case has

Shared Spaces Made Permanent

www.caanet.org/coronavirus.

already filed an emergency motion to

Mayor London Breed signed legisla-

the vacate the new order.

tion that will make the Shared Spaces

The U.S. Centers for Disease Control

Program a permanent feature in San

(CDC) announced a revised nationwide

Unless the courts step in and vacate

Francisco. The temporary Shared Spaces

eviction moratorium. The new morato-

the CDC’s order, the moratorium is

Program allowed more flexible use of

rium—which replaces the previous ver-

slated to stay in effect until at least

sidewalks, streets, and other public

sion that lapsed on July 31—now applies

October 3, 2021.

spaces for neighborhood businesses and

in counties with “substantial and high transmission” of the coronavirus.

was implemented through a mayoral Whatever the outcome of the CDC mora-

proclamation tied to the declaration of a

torium, California’s COVID-19 eviction

state of emergency due to COVID-19.

As of this writing, nearly 70% of coun-

moratorium—which is arguably more

ties in the United States fall into those

stringent than the federal version—will

The permanent legislation will continue

categories and are thus subject to the

remain in place through the end of Sep-

to allow the same types of shared spaces

moratorium. In California, all but one

tember 2021.

that have been permitted under the

county, Modoc, is currently subject to

temporary program, including on side-

the federal moratorium. A county must

Mounting COVID infections and hos-

walks, curbside lanes, and roadways, but

improve its transmission rates and not

pitalizations have prompted health

with an updated approval process and a

experience substantial or high transmis-

officials to urge mask-wearing indoors,

new set of operating requirements that

sion for fourteen consecutive days to be

including among vaccinated individu-

are meant to address some concerns

relieved from the moratorium.

als. Some tenant advocates are pointing

with the existing program. The permits

to the Delta variant as justification for

will be available for commercial and

another moratorium extension.

noncommercial activities, including

The CDC’s new moratorium comes as its original order has faced numerous

8

together in applying for those funds,”

retail uses, cultural events, arts activities,

legal challenges, with several courts

The California Apartment Association

general recreation, and entertainment

having ruled that the agency lacked

has said the current extension, renewed

uses. Generally, the permits will allow

statutory authority to issue an eviction

through AB 832, must be the last. “The

the temporary and reversible installa-

moratorium. One such case resulted

state and local governments have got

tion of physical improvements.

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

97-99 HILL ST, SAN FRANCISCO

3 Units in Dolores Heights

1550 FILBERT ST SAN FRANCISCO

29-31 29TH ST, SAN FRANCISCO

12 Units in Cow Hollow

4 Units Mixed-Use in Bernal Heights

$6,495,000

$2,095,000

$2,295,000

1031-1039 OAK ST, SAN FRANCISCO

250 DOUGLASS ST, SAN FRANCISCO

6 Condo Units in the Lower Haight

16 Units in Eureka Valley

$5,500,000

$5,850,000

4145-4151 LAWTON ST, SAN FRANCISCO

335 2ND AVE, SAN FRANCISCO

4 Units in the Outer Sunset

10 Units in the Inner Richmond

$1,695,000

$3,300,000

1662-1664 HAYES ST, SAN FRANCISCO

3 Units in NOPA

$2,295,000

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 | SEPTEMBER 2021

9

SFAA ANNUAL TROPHY AWARDS Dress to impress for the annual San Francisco Apartment Association Trophy Awards, which are just around the corner on October 28. This terrace event honors the firms, employees, and properties leading San Francisco’s Rental Housing Community. Tickets can be purchased at www.sfaa.org/ events. See page 51 for more information, including sponsorship details. You can also email Vanessa Khaleel at vanessa@sfaa.org.

be required to provide an eight-foot-wide

Eshaghi and was reprinted with permis-

unimpeded path of travel.

sion from reubenlaw.com.

Parklets in curbside lanes or any other

Clean Corridors

permit that exclusively allows private

Through CleanCorridorsSF, Public Works is

dining will be required to provide one

sending cleaning crews to different neigh-

public bench or another type of seating

borhood commercial districts every Thurs-

arrangement that will be accessible to non-

day. Each coordinated deep-clean includes

patrons for every 20 feet of Shared Space.

power washing and sweeping sidewalks,

Although there was some discussion about

flushing the roadway, and cleaning graffiti.

leaving the parklets open after business hours, the final legislation allows permit-

The Public Works Outreach and Enforce-

tees to secure curbside Shared Spaces

ment Team (OnE) will be there for the

from midnight to 7:00 a.m.

cleaning as well, to communicate with businesses and property owners about

The Board of Supervisors included require-

how to keep sidewalks and nearby prem-

ments for a number of annual reports re-

ises clean and safe.

garding various issues related to the Shared Spaces Program, including:

According to the Public Works website, “CleanCorridorsSF aims to create a more

According to the Mayor’s Office, the City • Revocations of permits in order to

will require streamlined approval of the

welcoming environment for residents, mer-

permits within 30 days of submittal of the

comply with the City’s Vision Zero,

chants, and visitors in San Francisco’s vital

application. The curbside and sidewalk

Better Streets, and Transit First Policies,

neighorhood commercial districts.”

permits will be effective for up to one year

including for purposes of restoring

and can be renewed annually. Roadway

transit lines, to maintain safe access

For the complete cleaning schedule, visit,

permits will have a maximum initial term

to public rights of way for seniors and

sfpublicworks.org/cleancorridorssf.

of two years and can be renewed for up to

people with disabilities, and to facili-

two years at a time. Any person can appeal

tate pedestrian safety;

the decision to approve or deny a Shared • Opportunity sites for sidewalk exten-

Spaces permit.

New Harassment Penalties— Los Angeles The Anti-Harassment of Tenants Ordinance

sions on blocks with many sidewalk

went into effect in August. The new mea-

The permits will generally be subject

or curbside Shared Spaces and com-

sure, similar to measures previously passed

to fees, except small businesses may

mercial or mixed-use corridors with

in San Francisco and Berkeley, can award

be eligible for reduced fees in certain

narrow sidewalks;

tenants up to $10,000 per violation (plus

circumstances.

an additional $5,000 for tenants with a dis• Impacts on small businesses without

ability or who are older than 65 years old).

The 311 system will be utilized to receive

Shared Spaces permits, including busi-

Violation of the ordinance can also results

complaints, route them to the appropriate

nesses that rely on consumer vehicle

in a criminal misdemeanor, with a fine up

agency, and provide complainants updates

loading and unloading, and recom-

to $1,000 per offense.

on the status of the complaint including

mendations for how to mitigate any

how the issue was abated or why the com-

negative impact of the Shared Spaces

The ordinance defines harassment as in-

plaint was closed. In addition, at least ev-

Program on those businesses; and

quiring about a tenant’s immigration status,

ery other month, the City will be required

retaliating for tenant organizing, failing to • Impacts on street cleaning opera-

to conduct rolling audits of Shared Spaces in commercial corridors to confirm com-

tions and recommendations for how

pliance and take any necessary enforce-

to accommodate any decrease in

ment actions.

such services.

perform necessary repairs, and refusing to acknowledge rent payments.

Rent Board Fee The San Francisco Administrative Code

Accessibility was a major topic of dis-

We may continue to see the Shared Spaces

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

cussion during the legislative process.

Program evolve based on the recommenda-

the Controller to calculate the annual Rent

Ultimately, the legislation requires each

tions and findings of these reports.

Stabilization and Arbitration fee. The fee

agency to provide regulations that ac-

for each residential unit shall equal the

count for disability and access needs. In

The above was authored by Reuben,

addition, sidewalk permits will generally

Junius & Rose, LLP Attorney Sabrina

projected annual cost of funding the Rent The News… continued on page 72

10

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Adam Filly Exceeding Expectations Just Listed

Apartments | Mixed-Use | Commercial

Just Listed

112-118 Shotwell St | 4 Vacant Units $1,700,000 | Mission

Available

Sold-July 2021

125 Clayton St | 12 Units

2906 Van Ness Ave | 5 Units $1,950,000 | Russian Hill

211-219 Sanchez St | 6 Units $3,250,000 | Dolores Heights

Available

2440 Mariposa St | $2,500,000 Commercial

Just Listed

2501 Van Ness Ave | $4,250,000 9 Units

Sold-July 2021

1754-1760 Mission St | 9 Units

Pending

Sold-July 2021

427 8th Ave | 4 Units

Sold-July 2021

2391-2399 Folsom St | 5 Units

1457-1459 Haight St | 6 Units

Sold-July 2021

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 | SEPTEMBER 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.

12

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Real Estate Transition Solutions | 415-683-2484 | info@re-transition.com | www.re-transition.com/sfaa

Dan McGue

AV AI LA

AV AI LA

BL E!

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

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IN

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Duplex Inner Mission

Dan McGue

Senior Commercial Broker Associate

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

NRT

© 2019 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the 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 | SEPTEMBER 2021

13

COLUMN

RENT BOARD REDUX

He Said, She Said w r i t t e n b y T H E S A N F R A NC I S C O R E N T B OA R D

A solid paper trail can be a rental property owner’s best defense.

The granddaughter of the current tenant spoke on behalf of her father, who was named as a tenant in the case. She said that her grandmother has a bal-

Editor’s Note: The following San Fran-

total rent was $625.00 from September

ance of $7,476.00 on the unit, but her

cisco Rent Board cases are real, though

1, 2019 through April 30, 2021.

grandmother’s Social Security income is only $608.00 monthly, and part of

they have been edited for space and clarity. They have been selected to high-

The ALJ determined that the master

that goes to pay her nursing home, and

light some of the more interesting cases

tenant was liable to Subtenant A for

part to the unit rent. She asked that the

that the Board reviewed at its recent

rent overpayments in the amount of

Board waive the $7,476.00 and require

commission meetings. For full Rent

$5,950.00, and was liable to subtenant

a relocation payment of $20,000.00

Board agendas and minutes, please

B for rent overpayments in the amount

for the tenant, and once the tenant re-

visit sfrb.org.

of $4,400.00.

ceives the relocation amount, she will

00 Block of Diamond Avenue

The master tenant appealed both

The master tenant told the Board that

decisions, contending that the mea-

The current tenant appealed, contend-

the subtenant consistently lied, for

surements of the unit are smaller, that

ing that while she will vacate the unit,

which he provided evidence, including

Subtenant A lied about knowing the to-

she should be entitled to a relocation

regarding the size of the units above

tal rent amount, and that she was trying

payment. The named tenant also ap-

and below; that he is renting the rooms

to have the lease transferred to her as

pealed, contending that he is not a

again, but the room is under construc-

the master tenant.

tenant of the unit, but if he is being con-

move out of the unit.

sidered a tenant, he should be entitled to

tion; and that the subtenant forged Decision: MSC: To deny the appeal (5-0).

a relocation payment.

for over a month, she did not have a

00 Block of Beckett Street

Decision: To deny the appeal (5-0).

place to stay so he helped her, and

The landlord’s petition pursuant to

then she threatened to blackmail him

Rules and Regulations Section 1.21 was

1500 Block of Great Highway

if he didn’t lower her rent. He said that

granted since the ALJ determined that

The tenant’s petition alleging decreased

he discovered that she started lying a

neither tenant respondent was a “tenant

housing services was granted. The ALJ

month after she moved in.

in occupancy” of the subject unit at the

found the landlord liable to the tenant in

time the petition was filed on September

the amount of $1,980.00 for the removal

One of the subtenants told the Board

16, 2020, and that there is no other “ten-

of onsite laundry facilities from January

that everything she submitted as evi-

ant in occupancy” within the meaning

1, 2016 through June 30, 2021.

dence is honest, and that she could also

of Rules and Regulations Section 1.21.

documents. He said that when the subtenant returned after being gone

accuse the master tenant of lying, and

14

On appeal, the landlord argued that

that she submitted evidence to contra-

The named tenant told the Board that

the tenant’s claim is barred by all ap-

dict what he appealed.

his mother lives at the property. He said

plicable statutes of limitations, includ-

that he does not live in the property and

ing a one-year statute of limitations;

The subtenants’ petitions alleging

does not know why he was included as

that laundry service was not expressly

disproportional shares of rent were

a tenant on the property. He said that

included as a housing service provided

granted. The ALJ determined that

his mother’s Social Security payment is

by the landlord to the tenant; that there

subtenant petitioner A’s proportional

$608.00 per month, so if they lose the

is no basis for liability for “emotional

share of the total rent was $625.00

case and have to pay the rent of more

distress” caused by the loss of a laun-

from August 1, 2019 through April 30,

than $1,000.00, they will not be able to

dry room; and that the tenant failed to

2021 and that the other subtenant pe-

afford it. He asked for a relocation pay-

produce any evidence of the value of

titioner B’s proportional share of the

ment if his mom needs to move.

coin-operated laundry.

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

THE JONES TEAM Ethical. Human. Local.

This is the Story of our Sale at 1501-1515 California.

1

JU

ST

SO

Mixed use Retail and SRO

LD

Marketed during the pandemic 2

Put in contract during the pandemic 3

4

Sold after the pandemic

15 months from list to close

7

We never gave up

6

5

More complications than a Gordian Knot

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

Terrence Jones

Isabelle Salvadori

Lic. #01343939

Lic. #01506910

Terrence@TerrenceJonesSF.com

Isabelle@TerrenceJonesSF.com

TerrenceJonesSF.com | 415.786.2216

415.596.0659

Senior Broker Associate

Real Estate Professional

SF APARTMENT MAGAZINE | SEPTEMBER 2021

15

The attorney for the landlord told the Board that the landlord is appealing on the basis of statute of limitations. She said that there was an available laundry room in a separate building nearby, and that laundry services were not expressly provided for in the tenant’s lease. She said that in 2015, the landlord closed the laundry room, and the tenant waited until November 2020 to file a decreased housing services claim. She argued that according to Rules and Regulations Section 10.10(c), the tenant should have been barred from filing his claim

GET THE MOST FROM COMPOST Rainfall measured less than half of historic averages last winter. Lakes and reservoirs are very low. Fire season arrived early, and farms are struggling across the State. Water agencies are asking all of us to help save water. They call it “a collective life.”

In San Francisco, we have a program that may not immediately come to mind when thinking about saving water—but it’s an effective way to help local vineyards and orchards survive drought.

more than one year after being noticed of

When we place our food scraps and yard trimmings (sticks and leaves) into

the decreased housing service, because he

the green bin, we help make compost. And good quality compost is a natural

had actual long-term notice of the common

sponge that attracts and retains water from rainfall and irrigation.

area decrease, and that this section did not apply to the landlord.

Decision: To deny the appeal (5-0).

To learn more about the San Francisco Rent Board, call 415-252-4602 or go to sfrb.org.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem.

One of the main reasons orchard and vineyard managers apply compost to their fields is because compost holds water around the roots of plants.

Farms are among biggest water users in California. They need water to grow our food. Applying compost to their fields helps soften their soil and stop water from running off farmlands when heavy rains occur.

Farms also use compost to grow a variety of cover crops between rows of fruit and nut trees and grape vines. The cover crops help protect topsoil from direct sun. This technique reduces evaporation, boosts biodiversity, and like applying compost itself, helps hold water in the soil.

Legal Questions

?

Confused about local and statewide rental housing laws? Take advantage of SFAA’s legal information network.

Before every SFAA General Membership Meeting, a diverse panel of San Francisco landlord attorneys answers your questions about your property, your tenants and the San Francisco Rent Ordinance. SFAA monthly meetings and legal panels are a benefit just for members, so make sure you are getting the most out of your membership and be sure to attend the next meeting.

16

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

The Rodale Institute, the oldest agricultural institute in the United States, has demonstrated through side-by-side field trials that farmers can grow 30 percent more food in times of drought if they farm with compost. Local farmers who apply compost made from food scraps collected in San Francisco say doing so has many benefits. But they quickly note that the chief benefits are growing high-quality food and saving water.

San Francisco has composted 2.5 million tons of scraps and yard trimmings through the curbside green bin program. Awareness about the many benefits of our City’s program is growing—more than 90 cities and universities have followed our lead, implementing their own food scrap composting collection programs.

Applying compost made from food scraps collected in San Francisco helped many local vineyards survive the last drought. We did that together.

This content was provided by Recology. For more information, email CustomerService@RecologySF.com

JUST LISTED BY THE BONN/WEBB TEAM

STUNNING VICTORIAN 208-210 Fair Oaks St 4 Units with Stunning 2-Level Owner’s Unit Delivered Vacant - in partnership with Angelo Baglieri: 415-424-8201

RECENTLY SOLD BY THE BONN/WEBB TEAM

1040 Ashbury Street 9 Units | 9,438 SF

1756 Broadway 7 Units | 5,822 SF

1077 Ashbury Street 11 Units | 8,657 SF

1775 Pacific Ave 2 Units | 2,762 SF

1900 Page Street 9 Units | 9,827 SF

475 Chestnut Street 7 Units | 6,613 SF

300 Douglass St 5 Units | 2,894 SF

Mark Bonn

Mirella Webb

Managing Director

Senior Investment Advisor

415.225.8658 mark.bonn@compass.com lic.: 01008844

415.640.4133 mirella.webb@compass.com lic.: 01409540 www.bonnwebbteam.com

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.

SF APARTMENT MAGAZINE | SEPTEMBER 2021

COMMERCIAL

Call us for a FREE and confidential valuation of your property or to consult about your real estate needs.

17

COLUMN

TREND ALERT

Electric-Centric w r i t t e n b y N ATA L I E DR E E S

Non-electric vehicle sales will be prohibited by 2035. Is your garage ready?

T

Level 3: Level 3 units are mainly found in commercial parking lots or garages of larger residential developments.

I recommend that all properties have at

here is no doubt that elec-

A recent Zillow search returned 2,675

least one charging space available at all

tric vehicles (EVs) are be-

results for rentals in San Francisco. Only

times. At the very least, I recommend

coming more mainstream.

ten returned a hit when I narrowed the

having a plan in place to quickly and

Despite slight drops in 2019

search to include those with an EV char-

efficiently install a charging station to

and 2020 (probably due to an influx of

ger. There is a huge gap between supply

attract a new tenant.

early adopters in 2018 and a decrease

and demand. An EV charging station is

in commuting in 2020), the data shows

something for which tenants are willing

Financial Incentives

increasing EV adoption. And with

to pay a premium. Landlords shouldn’t

You can handle the payment for the cost

California prohibiting the sale of non-

overlook this revenue stream. We need

of the space and electricity in one of

electric vehicles by 2035, demand for

to adapt to serve our current and pro-

three ways:

charging stations will only become

spective tenants who are jumping on the

more prevalent.

EV bandwagon.

Fourteen years is not that far off. With

Ninety-five percent of charging hap-

tenant a premium for the spot and

the average length of new-vehicle own-

pens at home. We would not want to

electrical use, via a flat monthly rate

ership in the United States standing at

lose a tenant due to the absence of an

or a metered charging station.

just under seven years, most tenants

EV charging station, especially when

are just two cars away from an electric

EVs will become the norm in less than

vehicle. As a result, many will see the

fifteen years and our parking spaces will

trical meter for the tenant’s apart-

promise of electric vehicles and, as we

become less valuable without them.

ment, so they pay the electric usage

1. Tie the charging unit into the house electrical meter, and charge the

are already seeing, will adopt the technology much sooner.

2. Tie the charging unit to the elec-

through their own PG&E account.

Let’s adapt now to make our properties more attractive and limit downtime

3. Source to a third party to install the

In 2020, EV sales were 8% of all car

for our vacancies. At the same time, we

meter and charge the tenant for the

sales, according to InsideEVs.com, a site

will welcome new income streams with

usage. The third party will pay you

that focuses on electronic vehicle news.

EV charging parking spaces renting for

a portion of their revenue for allow-

California is the largest consumer of

more than traditional spaces and a po-

ing them to have the charger on

electric cars in the country, accounting

tential premium on the electricity used.

your property.

for about half of all EV inventory.

Three Types of Chargers

Level 1: Level 1 chargers plug into

two income streams: one for the parking

cisco, we can assume there are over

standard 110V outlets, which you may

space, for which tenants will pay a pre-

45,000 San Francisco tenants with

already have in your parking area.

mium with a charger installed, and one

electric vehicles based on the current

While the charging is slow, most tenants

for the electrical cost, for which you can

tenant population. While in the past,

should get enough charge for their daily

charge a premium.

many of those tenants have charged

commute if they charge overnight.

their EVs in office parking lots dur-

18

I recommend the first option as it opens

If that trend holds true for San Fran-

Don’t bank on filing a capital improve-

ing their workday, work-from-home

Level 2: Level 2 chargers plug into stan-

ment petition with the Rent Board to

arrangements are becoming more

dard 240V dryer outlets. This type of

cover the cost of the EV charger. Much

permanent. Therefore, we can expect

outlet may require an electrical service

like the rules for installing laundry

that demand for at-home chargers

upgrade in older buildings. I recom-

will increase.

mend installing this option if possible.

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Trend Alert… continued on page 70

Is Your Building

COMPLIANT?

SAN FRANCISCO FIRE CODE 1103.7.6.1 GREAT NEWS! Deadline extended to JULY 2023!

BUT…..DON’T WAIT TAKE ACTION NOW!

628-208-0188

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

19

COLUMN

MIGHTY SMALL

A Mixed-Use Message w r i t t e n b y K I L BY S T E N K A M P

Keep short- and long-term options open with mixed-use buildings.

W

have cash flow, which may require a higher down payment. If you’re a busi-

hen I first started in-

Three- and four-unit properties can also

ness owner, the lender will also look at

vesting in property

work for a compound scenario, but they

global cash flow. A typical loan is three,

in San Francisco in

are also ideal for owner-users looking

five, seven, or ten years, amortized over

the early 1990s, two-

for mortgage relief. You are buying a job

twenty-five years. Once the loan comes

to-four-unit buildings made all kinds of

in a rent-controlled environment, but

to term, there is a balloon payment due.

sense. My first purchase was a three-unit

the investment can be well worth it in

Rates range in the high 2s to the high 4s,

building that ran block-to-block in the

the long run. There is the opportunity to

depending on qualifying discounts and

Lower Haight, which was still affordable

gain equity and eventually trade up into

the lender relationship. I was pleasantly

at the time.

a single-family home or other invest-

surprised at the rates quoted.

ment properties. It’s not uncommon for My goal was to find housing that offset

an owner to hold a three- or four-unit

If you need a referral, let me know—I’m

the cost of living in San Francisco, as op-

property for the long term. The right

happy to connect you to the source of

posed to a return on investment. Look-

three- or four-unit property can make

the information provided.

ing back, it was test-by-fire. I learned

economic sense immediately or as a

firsthand how to deal with difficult ten-

long-term investment strategy.

ants and maintenance issues, and how

use properties is the ability to subdi-

to navigate in a rent-controlled environ-

Mixed-Use Properties

vide and condo convert. I spoke with

ment. I’d do it all over again with a few

Mixed-use properties are a completely

Rosemarie MacGuinness at Sirkin Law,

tweaks here and there. Of course, the

different animal than residential

and I was amazed at the commercial

rules haven’t stopped changing since my

properties. Mixed-use properties are

conversion possibilities.

first purchase.

interesting and can offer a huge upside.

There are different variables to con-

Two or more commercial units can ap-

The two-to-four-unit market could easily

sider when purchasing a mixed-use

ply to subdivide into two commercial

be divided into several categories. And

building, and it depends on whether

condominiums. A property with one

all two-to-four-unit properties were not

you’re an investor or an owner-user.

commercial and one residential unit

created equally.

Mixed-use has the commercial compo-

can be subdivided into two units, with

nent, which is not rent controlled and

no owner occupancy requirements,

can make a big difference.

and then they can become individual

Two-unit properties are desirable for

condos. Two residential units over a

owner-users who are looking for affordable housing and the dream of condo

For a business owner who wants con-

commercial unit qualify for “bypass”

converting, as such two-unit buildings

trol of their future, a mixed-use build-

conversion and, as a result, will become

often sell for a premium price. When

ing can make a lot of sense. There’s

two residential condos and a commer-

split between two owners, two-unit

added bonus for business owners who

cial condo; owner-occupancy require-

buildings offer an intimate living situ-

want the ability to live onsite. Financ-

ments apply to the residential units. In

ation—one that is much more manage-

ing a mixed-use property falls into the

the two-residential-one-commercial-unit

able than a single-family home. Two-unit

commercial category, which is very dif-

scenario, if the units are not owner-occu-

properties also attract families and

ferent from residential.

pied, the owner can apply to subdivide the property into two parcels: one com-

friends looking for a compound-type

20

Another interesting aspect of mixed-

living situation. There is also the creative

I spoke with a local lender who does

mercial condo and a two-unit residential

buyer looking for a two-unit building to

a volume of mixed-use buildings. For

building. The two-unit residential build-

use as a single-family home.

qualifying purposes, the property must

ing can be converted at a later time.

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

SAN FRA NCI S CO MA R K E T U PDAT E | Q2 2021 SNAPSHOT

The multi-family segment of the market continued to rebound during the second quarter with the waning of the pandemic. Sales numbers are up considerably across both 2-4 unit buildings and 5+. The large, pandemic-induced decline in rent rates has begun to reverse, and rents are once-again climbing since the beginning of the year. Median sale prices recorded lower across both segments, though the median price per square foot for 2-4 unit buildings ticked up 1.6 percent.

2- 4 UNI T B UI LD I NGS

5+ U N I T BU I L D I N GS

Q2-2021

Q2-2021

SALE PRICE DAYS ON MARKET $ / SQ. FT. $ / UNIT

$1,937,500  30  $686  $866,667 

SALE PRICE DAYS ON MARKET $ / SQ. FT. $ / UNIT

$3,080,000  59  $485  $372,083 

# FOR SALE LAST DAY OF JUNE

157 

# FOR SALE LAST DAY OF JUNE

56 

WENT INTO CONTRACT

179 

WENT INTO CONTRACT

39 

PROPERTIES SOLD

180 

PROPERTIES SOLD

37 

SF APARTMENT MAGAZINE | SEPTEMBER 2021

Sources: SFAR MLS & BrokerMetrics; Single-family. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

21

You can also apply to convert an exist-

questions and offered their advice on how

ing commercial space into a residential

to handle tenant situations. Often, it’s hard

unit. There are so many possibilities with

to be objective when it comes to our own

mixed-use buildings that I was not aware

properties and tenants. Having a resource

of. Rosemarie was kind enough to share

for advice is priceless!

several articles with me. If you have a mixed-use building or you’re considering buying one, you should investigate all of

Kilby Stenkamp is a realtor at Vanguard Properties. She can be reached at kilby@vanguardsf.com or 415-370-7582.

your options. There is no question you’re looking at a higher value as individual condos or separate parcels.

There are pros and cons to any investment.

It’s important to do your due diligence, whether you’re an owner-user or an investor. There are different strategies: some buyers want a quicker return and others are looking for a long-term investment.

The other day I was talking to an investor whose father bought a building for $40,000 and held it for forty years; he made an impressive amount of money. Some proper-

Mike Stack

Real Estate Advisor

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

ties have more deferred maintenance than others. Others have long-term tenants. Take the time to determine your comfort level and what makes the most economic sense

415.580.9095

mikestack@vanguardsf.com MikeStackSF.com

D R E# 0193228 0

for your particular situation.

The Roundup In a year-over-year comparison, the median sales price has gone down, while the price per square foot has gone up by 1.6%. Price per unit is also up at $866,667, compared to $853,333 in 2020. We are still looking at limited inventory across the board. Two-to-four-unit buildings are still a savvy investment.

Since the beginning of the year, rental rates have been on the rise. However, we are still down from pre-pandemic rates. With interest rates at an all-time low, now may be the time to pick up the right two-to-four-unit property. There are bargains to be found

Passthroughs

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

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

in any market. There may be some initial heavy lifting involved, but in the long term it will pay off.

Having started out investing in San Francisco real estate in two-to-four-unit properties, I can attest to the upside potential.

In my San Francisco property ownership journey, I have to say I could not have done it without the San Francisco Apartment Association. They have answered countless

22

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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

Call us today at

415-333-8005

to find out how you can benefit.

On the List.

Is finding a great service provider on your To-do List?

Check out the Professional Services Directory for experienced apartment industry professionals.

62 Starts on page

DESIGNING WITH DROUGHT RESISTANT PLANTS

As Californians, we need to embrace water conservation so we can continue to enjoy the biodiversity of our state. In 2000, the University of California Cooperative Extension issued guidelines for planting and estimating irrigation water needs for various regions in the state, which they divided into the following six areas: • Region 1: North-Central Coast • Region 2: Central Valley • Region 3: South Coastal • Region 4: South Inland Valley • Region 5: Intermediate and High Desert • Region 6: Low Desert In Northern California, we rely on rainfall and snow accumulation in the Sierras to fill our reservoirs. The reservoirs normally have a two-year backup of water, but the recent lack of snow and rainfall have put our reservoirs at record-low capacity.

We have become accustomed to living with droughts and have since changed how we landscape.

Whether you’re a developer planning a development or a property owner taking care of an existing garden, you can’t rely on “drought tolerant” plants as a silver bullet solution and skip irrigation. New plants, especially, require water to start growth. Some may need two years or more to get established. A well-designed irrigation system is a worthy investment.

Plants in dry areas face two challenges. They must minimize water loss and maximize the use of the moisture they find.

Plants with smaller leaves or needles, like cacti, do this best because of their small leaves. And the thick leaves of cacti and succulents help the plants retain water, especially those leaves with waxy coatings.

The next hurdle is water calculations. The go-to reference is called “WUCOLS,” which is an acronym for “water-use classification of landscape species.” This database classifies and provides regional variables for more than 3,500 commonly available landscape plants. Almost all cities and counties require these analyses to be included in new landscape projects.

The process requires a series of mathematical calculations established by the University of California, Davis, including an estimate of environmental water demand. This is determined using weather data such as sunlight, temperature, relative humidity, and wind. The formulas provide optimum growth or yield of the crop based on how much water you are allowed on your site versus how much water you need on your site with your plant selection. Pro tip: if you use the UC Davis plant list you will more than likely pass this test (ucanr.edu/sites/WUCOLS/).

Landscape design is a combination of choosing what is aesthetically pleasing, meets water-use calculations, and checks the boxes required by governmental bodies.

Robert La Rocca, ASLA Registered California Landscape Architect Q-Architecture SF APARTMENT MAGAZINE | SEPTEMBER 2021

23

PENDING

SOLD

Lower Haight | 23 Units | $6,300,000 In association with Dan McGivern

Ashbury Heights | 11 Units | $4,800,000 In association with Nick Bonn

SOLD

PENDING

Marina District | 21 Units | $9,650,000 In association with Gino Franco

Russian Hill | 10 Units | $4,250,000 In association with Gino Franco

Fantastic Buildings. Unique Transactions.

There is a unique story for each of these properties. For detailed information on these buildings, market conditions, soft story issues, or an estimate of value for your property, please call. We look forward to speaking with you.

Offices Throughout the U.S. and Canada

24

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

www.MarcusMillichap.com

Specialization • Expertise • Results

SOLD

Haight Ashbury | 9 Units | $4,950,000

SOLD

Russian Hill | 5 Units | $2,810,000

In association with Nick Bonn

In association with Gino Franco

PENDING

Dolores Heights | 15 Units | $7,750,000

SOLD

Ashbury Heights | 9 Units | $4,850,000

In association with Joe Levy

In association with Nick Bonn

To access the investment market, contact the market leader.

Sanford Skeie

Senior Vice President Investments National Multi Housing Group (415) 625-2153 sandy.skeie@marcusmillichap.com License: CA: 00982336

Clinton Textor

Senior Vice President Investments National Multi Housing Group (415) 625-2157 clinton.textor@marcusmillichap.com License: CA: 01318639

www.MarcusMillichap.com

SF APARTMENT MAGAZINE | SEPTEMBER 2021

25

EVERYDAY ECO

Wr i t t e n b y NOR A B OX E R

San Francisco’s requirements make for a green city.

Residental community gardens do their part by attracting pollinators and residents alike.

26

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

San Francisco has always been at the forefront of “going green.”

Left: View of Market Street from a unit at 2175 Market Street.

Right: Exterior view of 2175 Market Street.

SF APARTMENT MAGAZINE | SEPTEMBER 2021

27

S

San Francisco has always been at the forefront of “going green.” In 2009, the City instituted the Mandatory Recycling & Composting Ordinance, an amendment to the San Francisco Public Works Code and the San Francisco Health Code, citing the City and County’s “duty to protect the natural environment, the economy, and the health of its citizens.” The ordinance required all city residents to “separate recyclables, compostables, and landfilled trash and participate in recycling and composting programs.” All properties were required to sign up for a refuse collection service, and fines

• Reduce organic waste disposal 50% by 2020 and 75% by 2025.

were put in place to ensure compliance. The goal was to divert 75% of waste from landfill by 2010, and to achieve zero-waste status (nothing buried; nothing incinerated) by 2020.

• Rescue for people to eat at least 20% of currently disposed surplus food by 2025.

Now, we’ve passed that target date and aren’t there yet—but prog-

SB 1383 states that as of 2022, every jurisdiction in California

ress continues to be made, new legislation continues to be en-

is “to provide organic waste collection services to all residents

acted, better systems both private and public are being developed

and businesses.”

and implemented, and new targets are set. In September 2016, the California State Senate passed SB 1383. This bill’s goal is to reduce

Systems for Zero Waste

short-lived climate pollutants (SLCPs), such as methane emis-

You and your residents have thrown your food scraps into the

sions caused by organic waste in landfills, and states that such a

green bag, bin, or chute … but have you thought about the com-

reduction would have “the fastest impact on the climate crisis.” As

plex symphony of service providers and natural processes that

outlined at calrecycle.ca.gov/organics/slcp, the goals of SB 1383

ensues in order for this unwanted organic matter to return to

are as follows:

the earth? SF Apartment Magazine talked with Gary Bilbro, Head

28

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Left Page: The community gardens and roof deck at 2175 Market Street.

Right Page:: The rooftop plantings at Lumina prevent solar heat gain with minimum upkeep.

You and your residents have thrown your food scraps into the green bag, bin, or chute … but have you thought about the complex symphony of service providers and natural processes that ensues in order for this unwanted organic matter to return to the earth? of US Sales at EcoSafe ZeroWaste, a North American manufac-

and kitchen caddies, and set up bag dispensers by waste chutes.

turer of compostable products and a creator of programs for

EcoSafe works with over 100 buildings in San Francisco. According

how to use those products, and to learn more about the journey

to their website (ecosafe.green), their residential programs have

involved in municipal composting.

been shown to “increase the diversion of organic waste from landfills by an average of 63%.” To get the necessary supplies into build-

How many times have you used a biodegradable green bag

ings, EcoSafe partners with distributors to maximize supply chain

without knowing what it’s made of? Bilbro says EcoSafe’s bags

efficiency: by finding companies that are already selling cleaning

are made of resins, and are produced in South Dakota by Dakota

products, appliances, and the like to these properties, it is easy to

Western (dakotawesterncorp.com), Native American-owned and

get the zero waste supplies where they are needed.

operated, in an underutilized area. “Our bags will decompose at the same rate as the food waste—they decompose right along with

EcoSafe also has education programs in place to make sure that the

your apple core; your lasagna,” Bilbro says.

compostable waste in the buildings they serve remains contaminant-free. The goal is for it to be easy for residents to comply:

These green bags are essential to the systems that EcoSafe sets up

An easy process maximizes the amount of food waste that gets

in multifamily buildings, where they provide residents with bags

composted, and therefore helps the City and State move toward SF APARTMENT MAGAZINE | SEPTEMBER 2021

29

Rendering of the butterfly sanctuary at the Knox.

targeted goals for reducing emissions. “We have never charged

has, and whether it is indoors or outdoors. In one method, the

a dime for our education programs or signage,” Bilbro says. “We

scraps are placed in vats, concrete bins, or underground bunkers

educate because we want these programs to be successful. The

20-25 feet deep, which can be driven into, where they are mixed

Bay Area is even more stringent than the State—any commercial

with organic green yard waste, pallet scraps, and wood waste. Air

or residential food waste generator has to divert it from a landfill,”

is blown into this anaerobic static pile, and moisture is added as

he adds. “We don’t expect property owners or building managers

it sits. The temperature is monitored (141 degrees Fahrenheit is

to be experts in the laws and regulations, or in how to train staff

ideal for killing pathogens and weed seeds), and in 15 or so days

or residents. By partnering with us, we can set up the program for

(much faster than your average backyard pile) the compost is

you, maintain good communication with the haulers, be absolutely

ready. If more land area is available, another method is to place

clear on what is and is not compostable, ensure you are in compli-

the scraps in long windrows, where it sits for a month or two, then

ance, and help you avoid fines. We also understand a multi-unit

goes through a Process to Prevent Further Pathogens (PFRP).

property is a space in flux, where people are always moving in and

The US Composting Council offers a Seal of Testing Assurance to

out, so we make it easy for you to onboard new people.”

ensure that commercial/municipal composters are producing safe and pathogen-free compost. When the compost is ready, it goes

EcoSafe is currently working on developing an app so that prop-

back to the agricultural system, heading to farms or wineries, or

erty owners and managers will have easily quantifiable metrics

to city municipalities. Some of it may be bagged and available for

about the amount of tonnage they are diverting from landfill. The

direct consumer sale.

app will also facilitate ease of city and state reportage. Additionally, “Residents feel great if we’re able to put a sign up on the wall that

Bilbro also highlights how composting is superior to grinding

says, ‘Last month we diverted 3.5 tons from landfill,’” Bilbro says.

up food waste in garbage disposals. When food goes into a dis-

“Most people don’t know that sending food to landfill is the single

posal, it ends up going to a wastewater treatment facility, where

most dangerous thing we can do for climate change.”

the liquids and solids are then separated. The solids are not fertile (they haven’t had the benefit of microbial activity that they

Return to the Earth

would have had in a compost pile), and in North America, we

So, what happens to your residents’ food scraps once Recology

are running out of places to put the solid waste. While electricity

picks them up? There are 135 commercial composters in the state

can be created out of biosolids (including human waste), there

of California, “but there needs to be a thousand of them,” Bilbro

is still a residue which is created in the process, called a “diges-

says. Once the material comes in, it usually follows one of two

tate.” Where does that digestate go? …. To municipal composters!

pathways, depending on how much space the composting facility

So it’s better to simply compost from the start.

30

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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31

DID YOU KNOW? Landfills are responsible for 20% of California’s methane emissions— making them the state’s third largest source of this greenhouse gas.

We Composted—Now What?

residents can’t grow two seasons in a row,”

Complying with municipal composting re-

Vrede says. Residents at the building also

quirements reduces greenhouse gas emis-

have patios where they can engage in con-

sions, stops the expansion of landfills, and

tainer gardening if they are not so lucky to

generates fertile soil amendments which

be on the current seasonal rotation for a

support plant life and reduce the need

community garden plot.

for runoff-generating chemical fertilizers.

Methane is 28x more potent than CO2 as a greenhouse gas contributing to global warming.

Though city properties don’t operate on a

The garden is also a selling point for po-

kind of closed-loop system where the waste

tential future tenants. “All of the people

residents generate is returned as compost

who tour the building love it, and say

A report by US PIRG states, “If all of the food waste and yard trimmings that were landfilled in 2015 had been composted instead, it would have resulted in net negative emissions of 14.8 million metric tons of carbon dioxide—equivalent to taking over 3 million cars off the road that year.”

to the same building, you can feel good

that they’ve never seen this offered at a

knowing that your residents’ food scraps

multi-unit property before,” Vrede says.

are supporting agricultural efforts else-

The garden also attracts pollinators, like

where in the state.

butterflies and beneficial bees, and “we’ve

50% of material dumped into California’s landfills is organic matter (food scraps, yard debris, paper, cardboard) and therefore compostable.

The US average is 31%.

You can increase the lifespan of a landfill by not filling it up.

Composting not only provides nutrients for plants, but holds 5-20x its own weight in water. This increased moisture retention in the soil prevents erosion, and allows for seepage which replenishes the water table.

Using compost versus chemical fertilizer helps protect the oceans from harmful runoff.

Over two million tons of organic matter has been collected in the city of San Francisco and turned into compost—much of which has been used by regional farms and wineries.

The EPA’s goal is to cut food waste in half by 2030.

had zero issues. No safety incidents; no However, starting a garden project at your

damage,” Vrede says. “Additionally,” he

property is an accessible and affordable

adds, “in the two years I’ve been here, we

way to keep things “green,” and often, can

haven’t spent a dime on this project.” The

be baked into pre-existing management

garden waters itself via a drip irrigation

and service systems. The following two

system on timers, but residents sometimes

residential scenarios present two different

will additionally water from the hose. They

takes on how to create green space for the

bring in their own bagged compost when

common good.

they are assigned a plot if the soil is in need of augmentation.

2175 Market: A Roof That Produces Vegetables—and Community

“People want to get up there and work in

While rooftop patios, outdoor “grilling

the dirt,” Vrede observes. “I also think it has

and chilling” areas, and landscaped gar-

made the community closer. People are on

den boxes are nothing new in San Fran-

the roof, working in their plots, and they’ll

cisco’s era of “building up,” a lesser-tapped

ask each other, ‘What is this plant?’ They’ll

opportunity exists: that of turning your

swap seeds, and cook with their produce.

building’s roof into a community garden.

Most people have so much to harvest that

SF Apartment Magazine spoke with 2175

they bring produce down to the lobby and

Market Street’s community manager Kai

give it away to the other residents,” he adds.

Vrede about one such project. 2175 Market

“One resident last summer gave away prob-

is one of Mill Creek Residential’s Bay Area

ably 300 tomatoes.”

buildings, and is 88 units, with approximately 130-140 residents at any given time.

“I would love for all buildings to have a

On the roof, in addition to a fire pit, bar-

community garden,” Vrede says. “Because

beque grill, hammocks, lounge chairs, and

the demand is so high, we’re talking about

ornamental planters, there are currently

expanding—adding another six beds on the

eight 7’ x 3’ x 8’ community garden plots,

other side of the roof.”

where residents grow vegetables and flowof things being grown on the roof: pump-

Knox: Native Plants Attract Pollinators

kins, peppers, squash, beans, of course

Condos differ from multi-unit apartment

tons of tomatoes, and even cut flowers for

rental buildings in that there is not a

arrangements,” Vrede says.

resident manager on site. Therefore, in a

ers. “There’s an amazingly diverse amount

SOURCES: EPA: epa.gov/transforming-wastetool/zero-waste-case-study-sanfrancisco CalRecycle: calrecycle.ca.gov/ organics/slcp Grow Ensemble: growensemble. com/benefits-of-composting/

condominium building, a project such as The garden plots rotate on a quarterly basis

a community garden must have upkeep

between the residents, who sign up via

costs included in the HOA fees (although

a waitlist. “There’s a lot of interest, so we

as 2175 Market demonstrates, material

give each resident one growing season.

costs are low; it is more that there is not

The demand is there—about 40-50% of the residents want to be involved! So currently,

32

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Everyday Eco… continued on page 50

SF APARTMENT MAGAZINE | SEPTEMBER 2021

33

Water Wisdom written by

E M I LY L A N DE S

With yet another year of drought conditions ahead, water conservation is even more important than ever.

Ever since residents began spending more of their time at home last year, utility bills have been on the rise. Plus, the increased emphasis on personal hygiene brought on by the pandemic may mean that water use in particular is likely to be impacted.

In 2018, the San Francisco Public Utilities Commission (SFPUC) passed a series of rate hikes for water and wastewater that went up an average of just under nine percent each year for the last four years. The latest increase went into effect in July of this year. These increases came after a series of earlier price hikes that more than doubled rates between 2010 and 2017. On top of that, years of drought conditions plus deferred maintenance on an aging infrastructure add up to water rates that are likely to keep on rising for the foreseeable future. For more information on how to share these raising costs with tenants, check out the sidebar on page 35.

Just because rates and usage are up doesn’t mean owners need to sit back and accept ever-higher water bills. There are a number of easy, economical fixes that will cut down on water usage.

Tackling Toilets Leaky and inefficient toilets, showers, and sinks are the biggest contributors to wasteful water use. In fact, according to the Environmental Protection Agency’s WaterSense program, toilets alone account for nearly 30 percent of the average home’s indoor water consumption.

If you have older toilets, they may be wasting water with every flush. Toilets installed before 1977 use 5 gallons per flush, and those installed between 1977 and 1994 use 3.5 gallons per flush. Most toilets installed after 1994 use 1.6 gallons per flush, which is a huge improvement on the older models but still 20 percent more water than a new WaterSense-labeled toilet.

WaterSense toilets, approved by the EPA and independently certified to meet a high bar in both performance and efficiency, use only 1.28 gallons per flush. Depending on the age of your existing toilets, replacing them with WaterSense models could reduce water use by up to 60 percent per flush.

34

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

WHAT ABOUT WATER BOND PASSTHROUGHS? The Water Bond passthrough allows owners to pass through 50% of the water bill charges attributable to water rate increases resulting from the issuance of Water System Improvement Revenue Bonds authorized under Proposition A of the November 2002 election. You can pass through only the bonds, not the entire water bill. The revenue bond amount is located on the left side of the water bill in the shaded box.

How far back can I go? You can go back to as early as July 1, 2005,

however most people only go back to January 2006 so they aren’t dropping the passthrough off mid-year.

The Water Bond passthrough should be imposed on the tenant’s anniversary date at the same time you do the annual increase. The passthrough will be in effect for as many months as you use on your forms. For example, if you pass through four years of monthly water bonds, the passthrough will be effective for four years into the future and must be dropped off when it expires. The Water Bond does not become part of the base rent for purposes of subsequent annual increases.

How is it calculated? The monthly passthrough amount is calculated by: • Adding up all of the revenue bond charges for one or more calendar years, • Dividing by 50%, • Dividing by the number of months covered by the bills, and • Dividing by the number of units that are serviced by the water bill.

Calendar years must be used. The tenant must have been in residence for the entire time period covered by the bills you have included in your forms.

Do I need to use a specific form? You must use the Rent Board’s forms, which are available at www.sfrb.org (use form #539 to cover one year and #540 to cover multiple years). The Rent Board’s forms are PDFs fillable in most website browsers and they do the math for you. Or, you can also just handwrite the information and do your own calculations.

You do not need to submit anything to the Rent Board, but you must provide a copy of the completed form to your tenant with the increase letter. You do not need to provide a copy of the actual water bills unless the tenants request to see them.

For more information, visit sfrb.org/fact-sheet-10-water-revenuebondpassthroughs and sfrb.org/topic-no- 331-water-revenuebond-passthroughs.

—Kim Boyd Bermingham Rent Board Passthroughs

SF APARTMENT MAGAZINE | SEPTEMBER 2021

35

The EPA estimates that a toilet upgrade can

maintenance, tenants get frustrated and

or there’s always the low-tech approach of

save the average family 13,000 gallons of

often remove these aerators to increase

walking the property monthly when the ir-

water per year. Obviously, those savings

flow rate.

rigation is on to look for signs of trouble.

when toilets are replaced building-wide.

Installing tamper-proof water-saving ac-

Finally, sweeping debris from sidewalks

Plus, these toilets typically qualify for re-

cessories throughout your bathrooms and

and driveways instead of blasting the hose

bates from the SFPUC, bringing down the

kitchens, and following up with main-

can save 10 gallons of water a minute, ac-

cost even further.

tenance checks so that the devices are

cording to the Water Education Foundation,

will be even larger in a multi-unit building

behaving as they should, will go a long way

a Sacramento-based nonprofit dedicated to

Shower and Sink Savings

toward assuring that residents comply with

outreach regarding water resource issues.

More savings can be found in combina-

your conservation goals.

Switching to a broom instead of the hose

tion tubs that use a diverter to switch

could easily mean over 1,000 gallons of wa-

between bath and shower functionality.

Water Savings Indoors and Out

Older diverters often leak and can be

After you tackle the big water wasters in-

easily replaced with newer models for

doors, don’t forget to upgrade your green

Taking these easy and affordable water

substantial savings.

spaces as well. The easiest way to lower

conservation steps inside and outside

ter saved each week.

maintenance and water needs is by replac-

the property can greatly impact your

Find out your leak rate by putting a bucket

ing thirsty lawns and other water-loving

bottom line and help save our precious

under the tub spout while the shower is

landscaping with native, drought-tolerant

natural resources.

running. After one minute, measure the

plantings. Native plants generally need to

water collected in the bucket to determine

be watered every two to three weeks dur-

For more information on SFPUC rebates

the diverter leak rate. If the bucket collects

ing long stretches without rain, and not at

and incentives, turn to page 40.

more than one-tenth of a gallon of water, it

all once they are established. For more on

should be replaced.

native plants, see page 23.

In addition, replacing inefficient shower-

Once you’ve switched to plants that don’t

heads with WaterSense showerheads can

need a lot of water to thrive, be sure to

save the average family 2,900 gallons of

check for other irrigation inefficiencies. It’s

water a year, according to the EPA. Plus,

estimated that up to 50 percent of outdoor

since these showerheads also reduce wa-

irrigation is wasted in most systems. But

ter heating demands, there is a secondary

smart sprinkler controllers can help re-

energy savings as well. The EPA estimates

duce the amount of water lost to evapora-

that if every home in the country installed

tion and runoff by connecting with public

WaterSense showerheads, we could save

weather information to automatically

more than $2.2 billion in water utility bills

change settings based on what’s in the

and more than $2.6 billion in water heat-

forecast. Most can be controlled through

ing costs.

an app on your phone and configured based on your property’s landscaping, soil

Many of the complaints about low water

type, slope, and more.

flow from these aerated showerheads are actually caused by scale buildup. When

These smart devices can range from un-

possible, inspect aerators to make sure

der $100 to over $200, depending on the

that the flow is not restricted. Cleaning

breadth of features and durability, with the

the existing aerator, or replacing it if nec-

simplest just shutting off irrigation if they

essary, can go a long way toward making

detect rain. Many such devices are appli-

sure tenants are happy and saving water

cable for rebates as well.

without complaint.

Just as inside the property, leaks outside The same maintenance is needed on bath-

can also spill gallons of water and go un-

room and kitchen sink aerators, as these

noticed for long periods of time, racking

simple accessories can reduce water flow

up costly water bills. Leaks not only waste

by 30 percent without impacting perfor-

water, but they also reduce the efficiency

mance—if they are kept clean. But, just

of the entire irrigation system by reducing

as in the shower, scale accrual can occur

water pressure throughout. Leak detection

due to mineral buildup. Without regular

systems can help catch the problem early,

36

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Emily Landes is the content director at Livable, a smart billing software company with products designed to save money, as well as the environment.

To find out what Livable can do for your property, check out livable.com or call 877-789-6027.

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SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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 | SEPTEMBER 2021

39

Water waste is worse than flushing money down the drain.

40

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

Savings on Tap written by

J U L I E OR T I Z & DE B OR A H C H I LV E R S

Save money—and California’s water supply— with these incentives and programs from SFPUC. Water waste is worse than flushing money down the drain. When a customer wastes water, they’re not only paying for something they didn’t use, but they’re also squandering a resource that all San Franciscans need to save until our next rainy day. As if 2020 and 2021 were not challenging enough because of the COVID pandemic, they also were the driest years on record in California’s history.

The San Francisco Public Utilities Commission (SFPUC) is San Francisco’s water, power, and sewer utility. The regional water system we operate serves 2.7 million people throughout the Bay Area. The drinking water we provide our customers comes from a variety of protected and carefully managed sources. Although the largest percentage of our water comes from snowmelt in the Sierra Nevada in the Hetch Hetchy Reservoir, an important part of our water supply comes from rainfall collecting in East Bay and Peninsula reservoirs and filtering into the groundwater aquifer. We serve an ever-changing blend of these different sources to our customers and are actively planning for new possible sources of water supply. By relying on multiple sources of water, we help protect our customers from potential disruptions in water supply from emergencies or natural disasters. A diverse mix of water sources also builds our resilience to long-term water vulnerabilities such as global climate change, regulatory updates that reduce the amount of water we can use from creeks and rivers, and population growth.

San Francisco is fortunate to have a water system that is resilient in the face of a single dry year—maybe even two. Three years in a row with little rain or snow, however, would be cause for great concern. That is why it is crucial for our customers to use water as efficiently as they can to stretch out our water supplies. The SFPUC has been working for decades to help our customers be as water efficient as they can be. It has paid off—San Franciscans are among the most efficient water users in the state. The average San Franciscan uses 42 gallons of water per day, which is about half the California average.

Is our work done? Absolutely not.

Water-efficient showerheads, toilets, and faucets are mandated by the state and through the City’s Plumbing Code and Residential Conservation Ordinance, and state and local laws also require water-efficient landscapes and ban water waste like runoff from over-irrigation and outdoor hosing. But there are still apartment buildings in San Francisco with inefficient water fixtures and sprawling lawns with old, wasteful irrigation systems. Multi-family buildings often have persistent unreported leaks that are not consistently addressed. There is room to do better, to save more water—and save more money on your utility bill as a result.

SF APARTMENT MAGAZINE | SEPTEMBER 2021

41

Water Saving Tools You Can Use

For multi-family properties with six or

aerators, and toilet repair are provided

The SFPUC offers tools, rebates, and re-

more dwelling units, as well as commercial

to install in each apartment. Repairs for

sources to help. Track your water usage

and industrial properties, we screen for

common household plumbing fixtures

in real time with My Account. Property

spikes in nightly consumption when com-

are usually simple and, in some cases, the

managers and SFPUC water account hold-

pared to the nightly average over the last

SFPUC’s inspector can fix them on the

ers can register for My Account at myac-

approximately 90 days.

spot. Landscapes are also monitored for broken sprinkler valves and tubing.

count.sfwater.org, an online platform for viewing water use and billing history. Our

A single leaking showerhead can waste

investment in automated meters enable

up to 12 gallons of water per hour, raising

Inspectors review the consumption his-

us to provide customers with timely and

a water bill by 377 percent. An individual

tory for each account and provide water

accurate information about water use

leaking toilet wastes up to 17 gallons of

efficiency recommendations for indoor

down to the hourly level. Regularly check-

water per hour, resulting in a 533 percent

and outdoor water use in a customized

ing daily and even hourly water use can

increase in your water bill. The most com-

report, estimating water and cost sav-

help property managers understand what

mon types of leaks found in multi-family

ings from recommended improvements.

is typical or unusual for their building

properties include toilets, dripping faucets

After an initial Water-Wise Evaluation,

and what may reflect potential leaks or

and showerheads, and other leaking valves.

maintenance staff should conduct annual

areas to improve water efficiency.

Large properties can often have multiple

inspections, which are key to reducing

leaking fixtures. These examples are easily

costly water loss. More details about our

Building managers can monitor water

correctable and can be caught early when

Water-Wise Evaluations can be found at

consumption patterns by looking for

routinely inspected through a building’s

www.sfpuc.org/savewater.

trends. If consumption is increasing, it

maintenance program.

Free Water-Saving Devices

may be time for a maintenance water audit to take inventory of wasteful or

Toilet leaks are one of the most common

The SFPUC offers water account holders,

leaking plumbing fixtures for replace-

sources of residential water losses. Even

property owners, managers, and tenants in

ment. Managers can work with tenants

if your property has upgraded to water-

our retail service area free high-performing

by encouraging them to identify leaks

efficient models, parts degrade over time

water-efficient plumbing devices that can

within residential units and notify build-

and should be replaced. The SFPUC recom-

lead to significant water savings:

ing management promptly.

mends replacing flappers and fill valves at a minimum of every three to five years,

• High-efficiency showerheads

We highly encourage all properties to reg-

depending on the wear. Building mainte-

ister for MyAccount and to use it to update

nance staff should be trained to identify

their occupancy data and contact informa-

problems in the tank including the proper

tion. Signing up is quick and easy. Provid-

water levels and conducting dye tests to

ing a current email and phone number also

identify failing parts.

• Garden spray nozzles

regarding potential leaks, unusual usage,

Free Water-Wise Evaluations

• Toilet leak-detection dye tablets

and drought restrictions.

The SFPUC offers free water-wise evalua-

• Kitchen faucet and bathroom basin aerators

allows us to alert you in a timely manner

The Leak Alert Program

tions for indoor areas by phone and video chat, and for outdoor areas in person. In-

• Standard toilet leak repair parts including flappers and fill valves

We recently expanded our automated

person indoor evaluations are anticipated

Leak Alert Program so that we now send

to resume in 2022. Over the past 10 years,

Multi-family residential properties with

courtesy notifications to single-family and

the SFPUC’s free Water-Wise Evaluation pro-

more than 10 dwelling units and commer-

multi-family properties of all sizes, as well

gram has served more than 30,000 units in

cial properties can get free devices deliv-

as to commercial and industrial properties,

San Francisco apartment buildings and pro-

ered after participating in a free Water-Wise

and irrigation accounts. We notify the water

vided properties with comprehensive, site-

Evaluation. Single-family homes and small

account holder, property owner, and oc-

specific audits to improve water efficiency.

multi-family buildings with fewer than 10 units may also pick up devices at our

cupant when they have three days of nonstop, 24/7 water use, which could mean

A water-wise evaluation will help iden-

Customer Service Center, currently open

they have a plumbing leak. We also use the

tify inefficient fixtures for replacement

Monday through Friday from 10 a.m. to 2

additional criteria below:

and locate leaking or failing plumbing

p.m. at 525 Golden Gate Avenue, 1st Floor.

fixtures. During an evaluation, inspec-

Authorized single-family and small multi-

For multi-family properties with four or five

tors review the flow rates and working

family representatives include the water

dwelling units, we screen for water use that

conditions of toilets, clothes washing ma-

account holder, property owner, property

has exceeded the property’s average use

chines, showerheads, faucets, and valves.

manager, tenant, or someone designated by

for the past 90 days by 50 percent or more.

Free high-efficiency showerheads, faucet

one of these parties.

42

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | SEPTEMBER 2021

43

SLP_SFApt_Ad_0813_Shwiff_SFaptAd_0813 8/19/13 3:

Free Plumbing Fixture Replacement Program (PREP)

retrofits to irrigated landscapes over 10,000

Water efficient fixtures are among a prop-

installation of rain barrels and cisterns.

erty manager’s best tools for controlling in-

Capturing rainwater at your building can

door water use. While funds last, the SFPUC

reduce the use of drinking water for irriga-

is offering free high-efficiency toilets, in-

tion and outdoor washing and help reduce

cluding installation by a licensed plumber.

runoff from entering our combined sewer

EXPERTISE

■

INTEGRITY ■ SERVICE

■

VALUE

square feet, and we provide incentives for

system during storm events.

PREP targets the entire building by replacing old toilets and urinals with water-ef-

Partner With Us to Save

ficient models. To qualify, existing toilets

The SFPUC is committed to strong cus-

must use at least 3.5 gallons per flush, and

tomer service, working with property

have no unusual plumbing or site condi-

owners, managers, and tenants to help

tions. Properties purchased after July 1,

identify ways to conserve. Take advantage

2009 are not eligible. Residential account

of our services and programs. Together,

holders with qualifying fixtures can get

we can help preserve our region’s precious

more details and a link to our online appli-

resources, while improving your property’s

cation at www.sfpuc.org/prep.

water efficiency and lowering your utility

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

EXPERIENCED, RESPONSIVE REAL ESTATE ADVISORS ■ ■

■

bills. This, in turn, helps the SFPUC conThe SFPUC has successfully installed

tinue to deliver vital city services today and

■

thousands of fixtures through our PREP

for future generations.

■

program. Case studies of PREP participants (small- to mid-size multi-family

To access any of these tools from SFPUC

buildings in San Francisco) have shown

Water Conservation programs and our new

that once inefficient toilets, showerheads,

Drought Resource Guide, visit sfpuc.org/

and aerators are updated with efficient

savewater, email waterconservation@sfwa-

ones, water use has been reduced from

ter.org, or call 415-551-4370. You can also

30 percent up to 70 percent.

follow us on social media @mysfpuc.

Washer Rebate Program

Julie Ortiz, FPUC Water Conservation Manager, has managed the SFPUC’s retail water conservation section for 12 years. Conservation is a key part of the agency’s efforts to diversify its local water supply and reduce water demand. She oversees a comprehensive mix of technical assistance and educational services, as well as financial incentives, helping thousands of customers save water.

The SFPUC offers a high-efficiency washer rebate program. Multifamily properties can participate in the coinoperated (commercial) washer or residential clothes washer rebate programs, depending on the type of new washer installed. The commercial program offers up to $500 per machine when commercial grade common area clothes washers

Deborah Chilvers, SFPUC Water Conservation Program Manager, has worked with the SFPUC for ten years, with a focus on creating and implementing innovative communications designed to raise awareness and educate residents about their water system, as well as manages a wide range of water conservation programs.

are replaced with high-efficiency models.

Landscape Evaluations The SFPUC provides irrigation and land-

Be On Your A Game.

scape evaluations to help identify imirrigation system and increase its water ef-

Francisco Water Efficient Irrigation Ordinance. We also offer grants for water-saving

44

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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45

COLUMN

LEGAL Q&A

Agree to Agree

in the terms of the tenancy was accepted

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

in writing by the tenant after receipt of

The basics of navigating a tenancy with an oral contract.

Q. I purchased an older multi- something so as to protect and establish

written notice from the landlord that the

unit building. One unit has been occupied by the same tenant for forty years (through three different owners). There is no lease agreement in place. As the new owner, can I request that he sign a new lease?

part of the rental agreement.

However, the mere issuance of a lease, even if unsigned by the tenant and

rights of the tenancy into the future. Per-

unenforceable through an eviction pro-

haps the full text of the SFAA Tenancy

ceeding, may protect you in important

Agreement might be a bit too much, but

ways. For instance, the tenant will have

there could be a negotiated contract that

the latest lead and mold disclosures,

contains basic terms that are acceptable

certain covenants authorized by federal,

to both parties.

state or local law will be fully enforceable, and people have a tendency to

Two, even if the tenant is not interested

follow posted and written rules. In other

in signing something, you have the

words, the impact of receiving a compre-

request that he signs a new lease, but

ability to unilaterally impose the terms

hensive lease agreement with written

no, you cannot compel anyone to do so.

and disclosures of an updated rental

specifications of what is and is not per-

Unfortunately, there are still instances

agreement. Yes, you read that correctly.

mitted in the rental unit and within the

around town where longtime residents

Owners in California are free to change

building will likely sway folks to adhere

do not have a written contract. The

the terms of a month-to-month tenancy

to a desired course of conduct. In addi-

terms of the tenancy in those situations

by issuing written amendments, or in

tion, the commission of certain offen-

are considered to be oral, meaning

this case, an entirely new document,

sive activities that adversely impact the

word of mouth, but the ability to en-

no less than thirty days in advance of

community, such as nuisance behavior

force any particular term is challenging,

the new terms’ effective date. The law

or illegal conduct, could cause a tenancy

to say the least.

that permits this process is Civil Code

to terminate, regardless of what is or is

Section 827. However, in places like San

not spelled out in a signed document.

A. The short answer is yes, you may

For starters, when is rent due? You are

Francisco, there is an important catch.

likely precluded from requiring a remit-

Under Section 12.20 of the Rent Board’s

Three, consider asking the tenant to sign

tance on the first of the month, and if

Rules and Regulations, unilateral imposi-

an estoppel. While not usually binding

the tenant decides to pay on the fifth,

tions of new lease terms usually may not

in the same manner as a rental contract,

tenth, or even thirtieth day, you are

be enforced by way of an eviction:

estoppels, which are essentially questionnaires asking tenants to describe the

best served to let it go. Ditto for other typical prohibitions such as “no pets,”

Notwithstanding any change in the

salient terms of the tenancy in their own

“no smoking,” or “no subletting.” Since

terms of a tenancy pursuant to Civil

words, may create a mutual understand-

there is no signed document that pre-

Code Section 827, a tenant may not be

ing of what is and what is not expected.

scribes certain behavior, your enforce-

evicted for violation of a covenant or obligation that was not included in the ten-

In sum, try to negotiate a written lease

ant’s rental agreement at the inception

or estoppel statement if possible. If

That said, remedies exist that may help

of the tenancy unless: (1) the change in

there is an agreement to sign an actual

with this situation. First, you may al-

the terms of the tenancy is authorized by

lease, remember to adhere to Section

ways ask the tenant to sign a new lease.

the Rent Ordinance or required by fed-

12.20’s requirement that the tenant be

Sometimes, a resident may agree to sign

eral, state or local law; or (2) the change

apprised in writing that they need not

ment options are limited.

46

tenant need not accept such new term as

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47

accept a unilaterally imposed term. And

two most important issues are whether

whatever size dog they want, while also

even if signing a formal agreement is out of

you can do anything to prevent this and

protecting your unit from damage.

the question, there is upside in serving an

whether you’re liable if you can’t.

I recommend you do charge a pet de-

up-to-date leasing packet so that you have issued all required disclosures while your

As to the first point, it sounds like you’ve

posit, and the larger the dog, the higher

resident has an understanding of what is

done a great job of trying to mitigate the

the deposit. Of course, the rationale here

expected from all building occupants.

disruption—in fact, you’ve gone above and

is that the bigger the dog, the more likely

beyond by offering to install carpeting. Ten-

it is that the damage to the apartment

ant B’s refusal only highlights their intran-

could be greater.

—Dave Wasserman

Q. Tenant A has been complain-

ing about noise from Tenant B’s unit, which is directly above. I have asked Tenant B to place area rugs, or to let me install carpeting, but they refuse. Now Tenant A is threatening to move out, and I’m worried about being sued for constructive eviction. What should I do?

A. As a landlord, you have a duty to pro-

sigence in being part of the solution to this problem. At this stage, you can consider

California Civil Code Section 1950.5 ad-

whether Tenant B’s use of the apartment—

dresses security deposits, and pet depos-

particularly after rebuffing your proposed

its are a form of security deposit. Security

solution—is a “nuisance” justifying forfei-

deposits can only be equal to two months’

ture and eviction.

rent, so don’t charge your tenant more than two months’ rent for the pet deposit.

If it is, you might consider evicting them and offering the unit to another tenant

Pet deposits are the most pragmatic solu-

who can respect their neighbors. If Ten-

tion; there is so little a landlord can do

ant A is simply too sensitive, you at least

to avoid a renter getting a dog, it makes

have a paper trail showing your effort to

sense to proceed with as much control

vide habitable premises and “quiet enjoy-

accommodate them (which will hopefully

as possible by requesting a pet deposit.

ment” to your tenants. The corollary is that

limit your exposure in the event Tenant

Anecdotally, when I wanted to bring my

your tenants have the right to live in safe,

A is actually “constructively evicted”).

dog along in my most recent move, I af-

secure, and decent housing, as well as the

If the building itself is the problem, you

firmatively offered to pay a pet deposit to

right to the exclusive possession and ben-

might consider installing upgrades to the

make the choice easier for my landlord.

eficial enjoyment.

insulation between floors. It may even be

I paid the equivalent of two full months’

possible to install carpet over Tenant B’s

rent for my dog’s deposit. Upon moveout,

“Constructive eviction” occurs when the

objection, but it would probably be wise to

the pet deposit will be treated the same

circumstances of the tenancy deviate

seek declaratory relief from the superior

way as a normal security deposit, with

from these standards to such a degree

court about the rights of the parties if Ten-

the landlord retaining whatever money

that your tenant wouldn’t be unreason-

ant B insists you can’t—after all, they have a

is necessary to repair any damage done

able for abruptly breaking the lease and

right to quiet enjoyment of their own.

by my dog or to perform extra cleaning associated with fur or other dog messes.

leaving. These standards are fact-specific, —Justin E. Goodman

but we would assume that tenants of multi-unit dwellings would anticipate a fair amount of “white noise” disruption (compared to those in a detached, singlefamily home).

Now, assuming Tenant B is using their unit in a manner that is so cantankerous as to

Q.

A tenant has asked for permission to get a dog. The apartment is small. Can I set a weight limit for the pet?

A. San Francisco famously has more dogs

The rest will be returned to me according to law.

If the concern is a nuisance to other tenants based on the size of the dog in a small apartment making noise or other such annoyances, you may provide the tenant with written ground rules, such as

disrupt any reasonable use by their neigh-

than school-aged children. It used to be

quiet-hour restrictions or specific rules

bors in the building, this arguably disrupts

simple to refuse or limit a tenant’s ability to

about dog waste in common areas. And if

Tenant A’s quiet enjoyment. But the ques-

have a dog, but today, it makes your life and

the dog is dangerous to other residents in

tion is whether the effect is “constructive

the lives of your tenants much easier to just

the building, that clearly requires immedi-

eviction” by you, the landlord.

charge a pet deposit, and let Fido join your

ate attention, and you may wish to seek

tenant in their apartment.

legal advice.

Case law suggests that a lessor cannot be held liable for disruption caused by

Weight limits and such restrictions com-

third parties. Of course, you permitted

plicate the issue and may cause strife

this particular “third party” to occupy the

between you and your tenant. There is

building. Then again, local law makes it

no reason to set weight limits when you

particularly difficult to solve the problem

can charge a pet deposit, therein keeping

by evicting the instigator. For now, the

your tenant happy by allowing them to get

48

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

—Maddy Zacks 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 and Maddy Zacks are with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100.

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49

Everyday Eco… continued from page 32

a person on site to make sure everything continues to run smoothly).

Knox, a 91-condominium project in the Dogpatch developed by TruMark Urban and which sold out in under ten months,

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

The Bay Area’s complicated and fast-moving real estate industry presents property owners with exceptional opportunities and challenges. KDV’s real estate practice provides a full spectrum of services, allowing clients to rely on one firm for all of their real estate needs.

addressed the need and desire for ecological green space in a different way. The choice was made to sustainably landscape the courtyard garden with a native butterfly sanctuary. Garden management is taken care of by the contracted landscaping company, Miller Landscaping, with no oversight needed—it is part of the maintenance contract, which is already part of the HOA. The choice was simply made to design the

Ashley E. Klein

landscape with sustainability in mind.

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

The butterfly sanctuary project appealed to

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.

with the project, says, “It’s a balancing act:

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.

buyers. Miles Garber, Vice President of Research at Polaris Pacific, who was involved What can you do to create positive impacts for both residents and the environment while ensuring the upkeep is non-strenuous?” Residents want green features at their home; and Garber is aware that a development project with eco-features is positive for both marketing and ROI— “though it becomes a question of figuring out how much of a premium buyers will place on green amenities.” Garber also adds, “From an entitlement perspective, there’s an increased likelihood that the City will greenlight a project with these kinds of green features.”

He points to Tishman Speyer’s recent development Lumina, which has rooftop plantings that prevent solar heat gain while requiring non-intensive upkeep. Lumina followed the developers’ previous project, Infinity. “Infinity didn’t have anything on the roof that was protecting it, but Lumina did,” Garber says, highlighting the trend in development toward passive green features that also help conserve energy.

For more information on working with

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

50

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

architects and landscape architects to make the most of outdoor spaces, please see “Going All Out” by Dawn Ma in the August issue of this magazine.

Nora Boxer is a freelance writer and a former editor of SF Apartment Magazine.

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51

COLUMN

MARKET VIEW

In No Uncertain Terms w r i t t e n b y JAY GR E E N B E RG

mid-year. A downward trend continued

Positive momentum will continue through 2021, but property owners will struggle as the City faces the consequences of their compromises.

with 57 closings in 2018, 47 closings in

D

2019, and 41 closings in 2020. In 2021, mid-year sales dipped to 28 closings, which is a 31% decrease in a year-overyear comparison.

10-Plus Units The average price per square foot

espite the craziness of

Gross Rent Multipliers (GRMs) hit

increased from $550 in 2017 to $601

last year, 2020 sales sta-

peaked in 2018 and have been slowly

in 2018. In 2019, the average price per

tistics were quite impres-

trending back since then. The average

square foot retreated to $552 before

sive. This year we have

GRM was 18.32 times gross in 2017 and

making a comeback in 2020 at $616

seen positive momentum with the re-

18.51 times gross in 2018, before pull-

per square foot. In 2021, the average

opening of businesses and as people

ing back to 15.9 times gross in 2019. In

price per square foot dropped to $550,

slowly return to the city. Nevertheless,

2020, the GRM inched upward to 16.02

which is a 15% decrease in a year-over-

all value indicators have dropped along

times gross, but then dropped again

year comparison.

with number of transactions and dollar

to 14.75 times gross in 2021, which is

volume in a year-over-year comparison.

approximately a 8% decrease in a year-

GRMs hit 17.62 times gross in 2017 and

San Francisco is nursing a big hangover

over-year comparison.

then hit a decade high of 18.58 times

despite the positive momentum. Leas-

gross in 2018. In 2019, the average GRM

ing activity for apartments has improved

For the past decade, we have seen the

pulled back to 14.83 times gross and

steadily throughout the year and the

average price per unit rise, except for

then bumped back up to 16.65 in 2020.

downtown office market is in a wait-and-

2017 when the cost per unit slipped

This year, the mid-year average GRM is

see mode. I believe positive momentum

about $50,000 from the previous high

14.67, which is a 10% decrease in a year-

will continue through the second half of

set in 2016. The average cost per unit is

over-year comparison and the lowest

the year, through property owners will

following a similar trend as the other

multiplier we have seen since 2013.

continue to face many challenges ahead

value indicators and dropped signifi-

as San Francisco faces the consequences

cantly in 2021. The average cost per

In this category, the average price per

of their compromises.

unit dropped to $454,000 in 2017, re-

unit figures follow the same trend as

bounded to $506,000 in 2018, and then

the average price per square foot. The

The following are 2021 second quarter

stayed put in 2019. In 2020, the average

average price per unit was $412,000 in

(January-June) statistics for the 5-9-unit

price per unit bumped up to $518,000,

2017 and $458,000 in 2018. This num-

sector and the 10-plus-unit sector versus

and this year, it dropped to $440,000,

ber slipped to $432,000 in 2019 before

the same time period for 2017, 2018,

which is a 15% decline in a year-over-

rebounding to $487,000 in 2020. This

2019, and 2020.

year comparison.

year, the mid-year average slipped back

5-9 Units

Dollar volume for the 5-9-unit sector

The average price per square foot was

was approximately $189 million in 2017

$511 in 2017 before jumping to $572 in

and $188 million in 2018. Dollar volume

Dollar volume was $343 million in 2017

2018, a decade high. The average price

for the second quarter in 2019 dropped

and $337 million in 2018. There was a

per square foot retreated approximately

to $153 million before dropping again

significant drop to $226 million in 2019

4.6% to $551 in 2019, and then jumped

in 2020 to $134 million. In 2021, dollar

and a rebound to $304 million in 2020.

again to $593 in 2020, a new high for

volume dropped to a 10-year low of

This year, dollar volume dropped to

the mid-year mark. In 2021, the aver-

$80 million, which is decline of 40%

$95 million, which is a 68% decrease

age price per foot has dropped to $531,

in a year-over-year comparison. As for

in a year-over-year comparison and the

which is approximately a 10% decrease

the number of transactions, we hit a

lowest figure of the past decade. The

in a year-over-year comparison.

new high in 2017 with 70 sales through

number of transactions reached 44 by

to $418,000 per unit, which is a 14% de-

52

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

crease in a year-over-year comparison.

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.

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sf.0219.rentals-in-sf.pdf

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SEPTEMBER 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | SEPTEMBER 2021

55

mid-year in 2017 and then dropped to 36 in

GRMs

20 18 16 14 12 10 8 6 4 2 0

2018 and even further to 27 in 2019. There was a small rebound to 31 closings by midyear 2020, and this year we hit a low of 23 closings, which is a 25% decrease in a yearover-year comparison.

5-9 Units 10+ Units

The source of the numbers reported come from Jay Greenberg, Vitaly Rutus, San 2017

2018

2019

2020

2021

Source: CoStar Comps

Francisco Multiple Listing Service, and Q2

Costar Comps.

Summary Value indicators in the 5-9-unit sector declined between 7 percent to 15 per-

Price Per Sq. Ft.

cent. Value indicators in the 10-plus-unit

$700

sector declined between 15 percent to

$600

20 percent. The drop in value indicators

$500

is not surprising considering that there

$400

was a mass exodus from the city last year

$300

5-9 Units

$200

10+ Units

$100 $0

and rents dropped approximately thirty percent across the board. Many small businesses closed and still more are closing shop because of a lack of security for shop

2017

2018

2019

2020

owners. The eviction moratorium is still in

2021 Q2

Source: CoStar Comps

place, and tenant attorneys are making a good living feeding on insurance carriers.

San Francisco has always been a trendsetter, and I hope for the good of all that city

Price Per Unit

policies toward crime against its citizens

$600,000

and businesses is not a trend that will gain popularity anywhere.

$500,000 $400,000

Combined, the 5-9-unit sector and the 10-plus-unit sector dropped 30 percent for

$300,000

number of transactions and 60 percent for

5-9 Units

$200,000

dollar volume. These are pretty dramatic

10+ Units

$100,000

2017

declines. When you look at historical data 2018

2019

2020

2021 Q2

Source: CoStar Comps

for GRMs, the current value indicators are still high. This is an important fact for owners who are considering selling. We tend to focus on the “grass is greener” phenom when thinking about GRMs at 20 times

80

Transactions

gross; it’s easy to forget that, at one time, downtown properties were selling at be-

70

YTD 5-9 Units

tween two and four times gross, and that

60

YTD 10+ Units

trophy buildings in the best locations were

50

selling at 7.5 times gross.

40 30

Jeff Tremolada of the Axiant Group, one

20

of the top leasing firms of downtown of-

10

fice space, stated that all participants in

0

2017

2018

2019

Source: CoStar Comps

56

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

2020

the downtown leasing market are taking a

2021 Q2

wait-and-see approach. Until employers get a real-life picture on employees returning

to the office, the market will remain in flux.

Prevent Fires.

Currently, vacancy rates, including sublease space, is in the mid-teen to low 20 percent rate. Tremolada estimated that there is approximately 17 million square feet of office space available currently. He also stated that landlords are financially stable with low debt ratios and that tenants paid rent throughout the pandemic without any lease modifications.

Apartment leasing has shown improvement from the first half of the year. Rents have rebounded in the 7-percent to 10-percent range, and quality units that are priced correctly are renting quickly. I expect the positive rental trend to continue through the second half of the year, assuming employees return to the City.

Young, upwardly mobile professionals and tech companies that have created a culture that merges work and social activities have been dominating the employment market.

This particular demographic does not want to be isolated working from home. Their

Tape and Bag Lithium Batteries

preference is to be out with other young professionals, where work and social interaction is combined.

What does the future hold for San Fran-

What should you do with the old lithium batteries? A big part of the answer is clear tape. Old lithium batteries may no longer have the power to run devices, but they can

cisco and its apartment owners? 2020 went beyond what most people could have imagined, and the current state of affairs in the City is embarrassing for a world-class destination filled with one of the most highly

still release energy though their contact points. Lithium batteries that are not taped can cause fires in collection trucks and recycling facilities and harm workers.

educated populations in the country.

In the past, San Francisco has been an

•

Place clear tape over the contact points of used lithium batteries.

•

Put taped lithium batteries in a clear, plastic bag and seal it shut.

•

Place the bag on top of your landfill bin. Recology will collect the bag, sort the batteries, and safely ship them to companies that specialize in battery recycling.

amazing trendsetting hub, filled with culture and people of every walk of life. The City and its residents have demonstrated a spirit and resilience, which has attracted people from around the globe. The salvation of the city will rely on the citizens pulling together to bring leadership, law and order, and common sense back to our city.

For additional information related to any data points and/or market news, please contact Jay Greenberg at jayhgreenberg@apr.com.

SF APARTMENT MAGAZINE | SEPTEMBER 2021

57

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SEPTEMBER 2021 | SF APARTMENT MAGAZINE

CONTACT HRH AND ELEVATE YOUR REAL ESTATE SERVICES! PROVEN EXPERTISE IN:

DON'T SETTLE FOR LESS THAN THE BEST.

RENEE A. ENGELEN, DRE 01879547 OWNER & PRESIDENT - HRH REAL ESTATE PRESIDENT - PROFESSIONAL PROPERTY MANAGERS ASSOCIATION OF SF

PROPERTY MANAGEMENT PROPERTY LEASING SALES & ACQUISITIONS

CONSULTING PROJECT MANAGEMENT CONTRACT NEGOTIATIONS

OVER 35 YEARS OF PROPERTY MANAGEMENT AND REAL ESTATE EXCELLENCE.

(415) 810-6020

INFO@HRHREALESTATE.COM

SCAN TO LEARN MORE ABOUT HRH REAL ESTATE SERVICES CORPORATION!

SF APARTMENT MAGAZINE | SEPTEMBER 2021

59

sfaa 2 2021calendar

sfaa

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

THURSDAY, SEPTEMBER 9 Landlord Communications & Documentation Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m.

Members $45 Non Members $65

FRIDAY, SEPTEMBER 10 AB 832 Update Webinar Zoom Webinar System 1:00 p.m. to 2:00 p.m.

Members $45 Non Members $65

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

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

FRIDAY, SEPTEMBER 17 New Unit Registration & Licensing Law Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m.

Members $45 Non Members $65

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

WEDNESDAY, SEPTEMBER 22 SFAA Online Lease Access Demo Webinar Zoom Webinar System 10:30 a.m. to 11:30 a.m.

Free for SFAA Members

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

FRIDAY, SEPTEMBER 24 Landlord Etiquette Webinar Zoom Webinar System 1:00 p.m. to 3:00 p.m.

Members $45 Non Members $65

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

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

SFAA offices will be closed on Monday, September 6 for Labor Day and Monday, October 6 for Columbus Day.

October MONDAY, OCTOBER 4 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, OCTOBER 6 Lunch & Learn Hoarding Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $35 Non Members $55

THURSDAY, OCTOBER 7 Best Practices for Serving Legal Notices Webinar Zoom Webinar System 10:00 a.m. to 12:00 p.m.

Members $45 Non Members $65

WEDNESDAY, OCTOBER 13 Intellirent Tenant Screening Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m.

Free for SFAA Members

WEDNESDAY, OCTOBER 13 Lunch & Learn ESA v.s. Pets Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $35 Non Members $55

WEDNESDAY, OCTOBER 20 Virtual Member Mtg. 9:00 a.m.

WEDNESDAY, OCTOBER 20 Lunch & Learn Decrease In Service Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $35 Non Members $55

FRIDAY, OCTOBER 29 Roommates & Tenancy During COVID Webinar Zoom Webinar System 10:00 a.m. to 12:00 p.m.

Members $45 Non Members $65

WEDNESDAY, OCTOBER 27 Dealing with Nonpayment of Rent During COVID Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m.

Members $45 Non Members $65

60

SEPTEMBER 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 | SEPTEMBER 2021

61

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

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

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

415-695-2700

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com

ATTORNEYS

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law CHONG LAW Dolores Chong DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

415-421-0100

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald (415) 956-6488 www.samlaw.net sam@samlaw.net

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 LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

415-409-7611

LAW OFFICE OF KEVIN P. GREENQUIST Kevin Greenquist 415-977-0444x234 www.ztalaw.com

415-438-7807

MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com

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

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

415-981-5451

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com

THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net

415-753-3811

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

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

415-577-4685

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

62

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

MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com

WASSERMAN Dave Wasserman 415-567-9600 dwasserman@wassermanstern.com www.davewassermansf.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

ZACKS, FREEDMAN & PATTERSON, P.C. Andrew M. Zacks 415-956-8100 www.zfplaw.com ZANGHI TORRES ARSHAWSKY, LLP John P. Zanghi 415-977-0444 www.zatlaw.com

BEDBUG DETECTION

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

CLEANING SERVICES

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

ROOST Chanin Balance chanin@joinroost.com

COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com

ORGANIC WASTE SOLUTIONS

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

LOCKSMITHS

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

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

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE Scott Goering 415-782-8940 sgoering@sfbar.org

ONLINE PAYMENT SERVICES IMANAGE RENTS Hatef Maoghimi hatef@imanagerent.com wwwimanagerent.com

415-547-0049

(503) 888-2528

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 & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com THERMAL SOLUTIONS Jeremy Bedford (925) 381-6426 office@thermalsolutionspc.com

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

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

SF APARTMENT MAGAZINE | SEPTEMBER 2021

63

BEAM PROPERTIES George Mak gmak@sgdmllc.com

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

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

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

BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

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

(415) 462-0619

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

(707) 584-5123

415-441-1200

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.

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 HOGAN & VEST INC. Simon Wong hoganvest.com

415-421-7116

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc 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

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

JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.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

LINGSCH REALTY Natalie M. Dress www.lingschrealty.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

64

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

415-386-3111

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

members

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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

RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com 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

PROPERTY MANAGEMENT SOFTWARE

REAL ESTATE BROKERS & AGENTS

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 COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.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

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

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

HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582

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 HARPER & ASSOCIATES Jay Harper jharpsf@att.net

415-647-9243

LESLIE BURNLEY Leslie Burnley leslie.j.burnley@gmail.com leslieburnley.com

(415) 370-7077

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

REAL ESTATE INVESTMENTS COMPASS COMMERCIAL BROKERAGE Trigg Splenda 415-593-8616

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

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

(844) 459-1495

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

RESIDENTIAL LEASING

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

SF APARTMENT MAGAZINE | SEPTEMBER 2021

65

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:

1-22

$520 +

$4.00 per unit =

$475 +

$6.00 per unit =

TOTAL UNIT AMOUNT:

CONTACT INFORMATION

Company/Title

Zip

Mobile Phone Website PAYMENT METHOD Amex

MC

415-409-3263

(714) 858-1344

214-403-2792

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

Address

Check

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

THE GUARANTORS Jules Thetford jules@theguarantors.com

Contact Person

Email Address

415-236-6116

SECURITY DEPOSIT ALTERNATIVES

ASSOCIATE MEMBER DUES: $495

State

RELISTO Eric Baird www.relisto.com

ADT SECURITY MULTIFAMILY Jeanette Mendez (817) 776-0301 jjmendez@adt.com

TOTAL AMOUNT:

City

415-648-1516

ADT-MULTI FAMILY Chris Martin cnmartin@adt.com

Unit Fee

23 +

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

SECURITY

TOTAL AMOUNT:

Base Fee

KENNY AND EVEREST REAL ESTATE, INC. Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com

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

MANAGEMENT COMPANY DUES Units

415-509-3456

RENTSFNOW Claussen 415-762-0213 kclaussen@veritasinv.com

REGULAR MEMBER DUES

1-22

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

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

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

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

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

66

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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

Please note that acceptance of associate membership does not necessarily constitute any endorsement or recommendation, express or implied, of the associate member or any goods or services offered.

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

ACCOUNTANTS

Shwiff, Levy & Po, LLP ALARM COMPANIES

AEC Alarms Emergency Systems, Inc.

44 19 73

ARCHITECTURE & DESIGN SERVICES

Adapt Dwellings 37 Openscope Studio 54 Q-Architecture 58 ATTORNEYS

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

Luther Burbank Savings LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Kruit Painting Pac West Painting Tara Pro Painting

PETITION SERVICES

Rent Board Passthroughs

55 50 53 58 67 44 71 36 70

67 53 54 33 55

PROPERTY MANAGEMENT SOFTWARE

Appfolio 45 Yardi Breeze 31 REAL ESTATE BROKERS

Amore Real Estate 70 Coldwell Banker Commercial / McGue 13 Colliers / DeVincenti 2 Compass / Antonini 75 Compass / Filly 11 Compass / Bonn & Webb 17 Compass / Greenberg & Splenda 3 Compass / Pugh 39 Corcoran / The Jones Team 15 EXP Realty / Williams 43 HRH Real Estate 59 Kay Properties & Investments, LLC 47 Marcus & Millichap 24-25 Real Estate Transition Solutions 12 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 22 UTILITIES BILLING SERVICES

Livable 59 22

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Berendt Properties Gaetani Real Estate, Inc.

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

6 76

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.

SF APARTMENT MAGAZINE | SEPTEMBER 2021

67

sfaa’s Lunch & Learn

Complaints During COVID Are your tenants complaining about noise? Is there someone smoking in the building? Come and learn about dealing with complaints.

Instructor: Michelle Horneff-Cohen of Property Management Systems DATE & TIME:

Wednesday September 29, 2021 12:00 p.m. - 1:00 p.m.

COSTS:

Members: $35 Non-Members:$55

REGISTRATION:

Webinar: Once you complete registration you will be sent a separate link to register for the Zoom system.

For more information, contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org

*Credit Card payment required for Non-Members

sfaa’s Lunch & Learn Decrease In Service Webinar

Your tenant is upset. You are upset. The work cannot get completed in a timely fashion and your tenant files a petition with the San Francisco Residential Rent Stabilization and Arbitration Board to get a reduction in rent.

Come learn on your lunch break how to deal with a petition for a decrease in service.

Instructor: Michelle Horneff-Cohen of Property Management Systems DATE & TIME:

INFORMATION:

COST

Webinar: Once you complete registration you will be sent a separate link to register for the Zoom system.

Wednesday October 20, 2021 12:00pm – 1:00pm Members: $35 Nonmembers: $55

68

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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

2021 sfaa rental forms

Member Name Member # Email

BEGINNING OF TENANCY FORMS

MEMBER PRICE

NON-MEMBER PRICE

Application to Rent

$15 per 25

$40 per 25

SFAA Residental Rental Agreement- 2021

$25 each

$125 each

SFAA Residental Rental Agreement- 10 Pack

$225 pack

N/A

CAA Lease Agreement

$15 per 25

$40 per 25

CAA Rental Agreement- Month to Month

$15 per 25

$40 per 25

Guarantee of Rental Agreement

$15 per 25

$40 per 25

Holding Deposit

$15 per 25

$40 per 25

Lead Pamphlet - Protect your Family- 25 pack

$25 per 25

$40 per 25

Addendum to Rental Agreement

$15 per 25

$40 per 25

Parking Agreement

$15 per 25

$40 per 25

Pet Agreement

$15 per 25

$40 per 25

Storage Agreement

$15 per 25

$40 per 25

Assistive Animal Request & Documentation Packet

$15 per 25

$40 per 25

Move In/Move Out

$15 per 25

$40 per 25

Fire Safety Disclosure - SF

$15 per 25

$40 per 25

24 Hour Notice to Enter

$15 per 25

$40 per 25

AB 1482 - Notice of Exemption

$15 per 25

$40 per 25

AB 1482 - Properties Subject to

$15 per 25

$40 per 25

15 Day notice - Pay Rent or Quit

$15 per 25

$40 per 25

15 Day Notice - Perform Covenants or Quit

$15 per 25

$40 per 25

30 Day Notice - Change of Monthly Rent - SF

$15 per 25

$40 per 25

30 Day Change of Monthly Rent under AB-1482

$15 per 25

$40 per 25

90 Day Notice - Change of Monthly Rent- SF

$15 per 25

$40 per 25

Proof of Service

$15 per 25

$40 per 25

Security Deposit Interest & RB Fee - SF Only

$15 per 25

$40 per 25

Acknowledgement of Residents Intent to Vacate

$15 per 25

$40 per 25

Notice of Resident Option for Initial Inspection

$15 per 25

$40 per 25

Notice of Intial Inspection to Residents

$15 per 25

$40 per 25

Itemized Disposition of Security Deposit

$15 per 25

$40 per 25

Notice of Belief of Abandonment

$15 per 25

$40 per 25

On-Site Resident Mgr. Employee Agreement (set)

$15 per 25

$40 per 25

Estoppel Certifcation

$15 per 25

$40 per 25

Prop 65 Sign - Plastic

$10 each

$25 each

Prop 65 Warning Addendum

$15 per 25

$40 per 25

QUANITY

COST

DURING TENANCY FORMS

END OF TENANCY FORMS

MISCELLANEOUS FORMS

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

Internal Order Date: Use Only

Taken by: Credit Card

Cash

Prices listed are for SFAA members

Check

Invoice

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

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

San Francisco Apartment Association

265 IVY STREET

TOTAL:

SF APARTMENTWWW.SFAA.ORG • SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • MAGAZINE | SEPTEMBER

2021

69

Trend Alert… continued from page 18

facilities, if the tenant has to pay additional for the charger’s electric usage, the Rent Board is unlikely to let you pass through the cost of the improvement. Instead plan on recovering the installation and maintenance costs through additional monthly rent or usage fees.

Some landlords are opting to install just one charging station at each property with the expectation that tenants will move their cars to a regular parking spot once they are fully charged. While this could save on your initial capital investment, I don’t recommend this option. You will be inundated with calls from inconvenienced tenants.

Environmental and Health Benefits Aside from the financial incentives for offering EV chargers at your properties, there are environmental and health benefits as well.

According to The Mayor’s Electric Vehicle Working Group (EVWG) Electric Mobility Subcommittee Proposed Electric Vehicle Roadmap for San Francisco (June 2019), as of 2017, transportation emissions were responsible for 46% of the City’s total greenhouse gas (GHG) emissions. The vast majority of the emissions are caused by private cars and trucks.

Besides being the primary source of GHG emissions in San Francisco, private transportation is also a key source of local criteria air pollutants, including ozone and

FOR ALL YOUR REAL ESTATE NEEDS

particulate matter. Accordingly, air quality

SERVING SAN FRANCISCO PROPERTY OWNERS FOR OVER 50 YEARS

along the major traffic arteries, the central

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

70

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

issues are concentrated in neighborhoods business district, areas zoned for commercial/industrial activities, and along highway corridors. These areas of lower air quality often overlap with low-income and underserved communities, placing a disproportionate public health burden on residents there.

Health problems associated with air pollution exposure include aggravated asthma, chronic obstructive pulmonary disease, and cancer.

Caring for children and other relatives who have these conditions results in missed workdays, which leads to missed income opportunities, which can lead to missed rent payments and tenant displacement.

Therefore, there is an even deeper societal incentive to make EV chargers more accessible to tenants, promoting widespread EV usage and thus less air pollution.

The end goal of the San Francisco EV Roadmap is to achieve emission-free transportation by 2040 by electrifying all forms of private mobility, including cars, vans,

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

Kruit Painting Inc. 415.254.7818

trucks, taxis, paratransit, emerging mobility

COMMERCIAL & RESIDENTIAL

fleets, and commuter shuttles, motorbikes and scooters, and by providing supporting

APARTMENT BUILDING SPECIALIST

electric bike infrastructure.

INTERIORS & EXTERIORS

Imagine a not-so-distant future when your

EXCELLENT REFERRALS

properties located near a freeway or major

FREE ESTIMATE

traffic corridor rent more quickly and at much higher rents because there is less traffic noise from having an electric vehicle majority on the road and exhaust smell is non-existent. Your tenants have fewer

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

financial burdens and worries because the air they breathe is cleaner, resulting in better health for them and their families and, therefore, more opportunities to earn income to make timely rent payments to you.

While you may not be interested in adding EV charging stations, you should be

2021 TROPHY AWARDS SHOW SFAA’s

aware that AB 1796 requires that landlords approve written requests from tenants to install EV chargers at the tenant’s expense.

So, if a tenant requests to install a charging station, by law, you are mandated to allow them. While a tenant can source out a licensed electrician to do the work, I recommend installing the charger yourself through a trusted vendor and opening a second income stream with the increased rent and electrical fees.

We cannot deny that the demand for charging stations is there and will only continue to increase in the coming years. Don’t get left behind.

Natalie Drees is the president of Lingsch Realty, recipient of the 2014 SFAA Property Management Firm of the Year and 2012 Property Manager of the Year. Lingsch Realty provides San Francisco landlords expert property management leasing services and investment property consulting.

Be a Sponsor!

October 28, 2021

SF APARTMENT MAGAZINE | SEPTEMBER 2021

71

sfaa sfaa 2021 What You Need to Know

The News… continued from page 10

Board divided by the total number of residential units estimated to pay the fee minus any balance remaining in the fund, rounded to the next whole dollar.

The Controller has updated the required calculations, and the resulting Rent Stabilization and Arbitration fee for fiscal year 2021-2022 and 2022-2023. The fee for fiscal

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 51. To sponsor the event or reserve tickets, contact Vanessa Khaleel at vanessa@sfaa.org.

VIRTUAL MEMBER MEETINGS WEDNESDAY, SEPTEMBER 22 9:00 A.M. WEDNESDAY, OCTOBER 20 9:00 A.M.

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.

year 2021-2022 is $59.00 per residential unit and $29.50 per guest unit. The projected fee for fiscal year 2022-2023 is $61.00 per residential unit and $30.50 per guest unit. This projection is subject to change pending next year’s Controller calculations.

For more information, visit sfrb.org.

SFAA Updates

2022 SFAA lease update: The SFAA lease committee will be getting together soon to review and make updates to the current lease. If there are any existing or new lease items you’d like the committee to consider, email Vanessa Khaleel at vanessa@sfaa.org.

SFAA office reopening status: As SFAA pivots to provide you services during the pandemic, there is a new way to connect with SFAA. Email MemberQuestions@sfaa. org to have your questions and concerns promptly addressed. While the SFAA office remains closed to the public, SFAA staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the association help you.

SFAA classes: Classes are available online.

SFAA is happy to announce that current CCRM students can continue their education right from home. We understand keeping up with education is crucial and want to assist our members to stay up to date. See the calendar on page 60 for a full list of classes.

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

72

SEPTEMBER 2021 | SF APARTMENT MAGAZINE

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

5/20/11 1:16 PM

SF APARTMENT MAGAZINE | SEPTEMBER 2021

73

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

PRICE

Date

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

9/15/2021

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

9/22/2021

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

9/29/2021

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

10/6/2021

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property 10/13/2021

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

10/20/2021

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

10/27/2021

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

11/3/2021

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

11/10/2021

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

11/17/2021

2PM-5PM

FREE

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

See schedule below

FREE

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x.113 Email: stephanie@sfaa.org

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

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

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

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

74

caanet.org events@caanet.org

SEPTEMBER 2021 | SFNinth APARTMENT 800.967.4222 Street,MAGAZINE Suite 1430 • Sacramento, CA 95814 • 980

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE "Don't wait to buy Real Estate. Buy Real Estate and wait."

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Daniel Foley

415.794.9510

415.866.7997

john@antoninisf.com

daniel@danielfoley.com

www.antoninisf.com

www.danielfoley.com

DRE 01842830

DRE 01866714

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed 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 | SEPTEMBER 2021

75

TO MOST PEOPLE, THIS IS JUST ANOTHER CHARMING BUILDING IN NORTH BEACH

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

gaetanirealestate.com 415.668.1202

75 YEARS