November 2022 SF Apartment Magazine

SF APARTMENT magazine

A Clean

SWEEP

November 2022 / $7.00

LEADING THE WAY TOWARD A SAFER CITY

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744 Guerrero St ~ 12 Units - (Mission Dolores) List Price: $4,700,000

1645 Golden Gate Ave ~ 6 Units - (Alamo Square) List Price $2,400,000

901 Broderick St ~ 12 Units - (North of Panhandle List Price: $4,975,000

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603-609 Peralta Ave ~ 4 Units - (Bernal Heights) List Price $1,750,000

For More Information, Please Contact: James Devincenti

Brad Lagomarsino

Dustin Dolby

Executive Vice President

Executive Vice President

Executive Vice President

415 288 7848 j.d@colliers.com

415 288 7847 brad.lago@colliers.com

415 288 7869 dustin.dolby@colliers.com

lic. 00951916

lic. 01058500

lic. 01963487

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Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials presented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed.

INVESTMENT ADVISOR COMPASS COMMERCIAL

SF APA SF APARTMENT

contents

Features

20

Downtown Lowdown

by MAYOR LONDON BREED

32

Head Space

by ERIK HENRIQUES

20 4

NOVEMBER 2022 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

8

16

High-Water Mark

Crack the Code

The News

12

Rent Board Redux

50

Planning Ahead

Calendar

52

by LAURA STRAZZO

42

ADU Blues

Legal Q&A

by THE SAN FRANCISCO RENT BOARD

For Crying Out Loud

Professional Services Directory

56

by VARIOUS AUTHORS

Membership Application

32

SF APARTMENT MAGAZINE | NOVEMBER 2022

5

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6

NOVEMBER 2022 | SF APARTMENT MAGAZINE

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112

Email memberquestions@sfaa.org Web www.sfaa.org

SFAA Staff Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers President Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

SFAA Directors Eric Andresen, Honor Bulkley, Andre Ferrigno, David Gruber, Kent Mar, Neveo Mosser, J.J. Panzer,

VOLUME XXXV, NUMBER 11 NOVEMBER 2022 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-255-2288

Web www.sfaa.org SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California and at additional mailing offices.

POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102.

The SF Apartment Magazine is published monthly for $84 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 Printing Partners Copyright @2022 by SFAA.

Bert Polacci, James Sangiacomo, Dave Wasserman

SF APARTMENT MAGAZINE | NOVEMBER 2022

7

THE NEWS

COLUMN

For example, on average, eight- to ten-story buildings with fire alarm and smoke detection in all areas outside of the residence for early warning of the occupants.

Exceptions include apartment houses, condominiums, or other Residential Group (R-2) Occupancies, and mixeduse buildings containing R-2 Occupancy until January 1, 2033, when this exception expires.

High-Water Mark

A new sprinkler system code is in the works. Take note of the tentative requirements and dates in order to stay in compliance.

N

ew sprinkler legislation

• In high-rise buildings with occupied

has been approved by the

floors located more than 75 feet

Fire Commission to move

and not more than 120 feet above

forward to the Board of

Building owners shall file a compliance schedule with the fire code official not later than 365 days after receipt of a written notice. The compliance schedule shall not exceed ten years for completion of the automatic sprinkler system retrofit. So, owners have one year to submit an “action plan” for how and when they plan to comply with this new code

by January 1, 2033.

the lowest level of fire department

Permit application: Building owners

Supervisors (BOS) Land Use Commit-

vehicle access, without two interior

shall submit professionally designed

tee. Below is what has been approved

exit stairways with a fire-resistance

sprinkler system drawings and a per-

by the Fire Commission, however, the

rating of not less than two hours.

mit application to the Department of

code may change while in review with

For example, on average, eight- to

Building Inspection (DBI) not later than

the BOS.

ten-story buildings with two sepa-

three years after the effective date of the

rate, fire-rated enclosed stairwells.

requirement. So, these materials must be submitted to DBI by January 1, 2026.

Existing high-rise buildings that do not have a previously approved sprinkler

• In high-rise buildings with oc-

system shall be equipped with an auto-

cupied floors located more than

Water supply: Building owners shall

matic sprinkler system in accordance

75 feet and not more than 120 feet

install a system riser (a pipe from the wa-

with Section 903.3.1.1. where the follow-

above the lowest level of fire de-

ter main to the top floor where all sprin-

ing conditions apply:

partment vehicle access, without

kler pipes are connected) and connect it

a fire alarm system that includes

to the approved automatic water supply

smoke detection in mechanical

not later than six years after the effective

floors more than 120 feet above

equipment; electrical, transformer,

dates of these requirements. So, building

the lowest level of fire department

and telephone equipment and

owners must obtain a fire water main

vehicle access. For example, on aver-

similar rooms; corridors; elevator

connection and meter from the Public

age, ten-story buildings, depending

lobbies; and at doors penetrating

Utilities Commission (PUC) and install

on interior ceiling heights.

interior exit stairway enclosures.

the riser by January 1, 2029.

• In high-rise buildings with occupied

8

Compliance schedule

NOVEMBER 2022 | SF APARTMENT MAGAZINE

435 44TH AVENUE, SAN FRANCISCO

114-116 COLERIDGE STREET, SAN FRANCISCO

397-399 SAN JOSE AVENUE, SAN FRANCISCO

2 Units in Bernal Heights

4 Units in Noe Valley

$1,450,000

$1,450,000

$1,695,000

124 LYON STRET, SAN FRANCISCO

519 NATOMA STREET, SAN FRANCISCO

240-242 BOSWORTH STREET, SAN FRANCISCO

4 Units in SOMA

4 Units in Bernal Heights

$1,795,000

$1,295,000

3 Units in the Outer Richmond

2 Units in Haight Ashbury

$2,295,000

J U ST S O L D

1295 47TH AVENUE, SAN FRANCISCO

625 SCOTT STREET, SAN FRANCISCO

130-134 S PARK STREET, SAN FRANCISCO

42 Units in Alamo Square

5 Units in South Beach

$18,050,000 | August 2022

$2,000,000 | August 2022

907-909A CLAYTON STREET, SAN FRANCISCO

1554-1556 FRANKLIN ST, SAN FRANCISCO

3 Units in Cole Valley

2 Units in Cow Hollow

4 Units in Noe Valley

$1,525,000 | July 2022

$1,710,000 | June 2022

$2,400,000 | June 2022

12 Units in the Outer Sunset

$4,780,000 | July 2022

3946-3948 26TH STREET, SAN FRANCISCO

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APARTMENT MAGAZINE | NOVEMBER 2022

9

Piping, sprinklers, and monitoring: Build-

program forward, and our federal lead-

supported in substantial part by wood

ing owners shall complete the sprinkler

ers like Speaker Pelosi for delivering the

or wood-based products. Examples of

system, including required electrical moni-

American Rescue Plan.”

such exterior elements include balconies,

toring, not later than ten years after the ef-

decks, stairways, and walkways.

sprinkler system must be installed and in

Anti-Wage-Garnishment Law—SB 1477

working order by January 1, 2033.

Governor Newsom signed into law legisla-

mine whether these elements are in a

tion that will limit the use of wage garnish-

generally safe condition and performing

The San Francisco Apartment Association

ment in the collection of unpaid rent and

in accordance with applicable standards—

will closely monitor the development of

other debts.

must be performed by a licensed struc-

fective date of these requirements. So, the

These visual inspections—used to deter-

tural engineer or architect, with the initial

this code and keep members informed.

Check the SFAA website (sfaa.org) and this

The California Apartment Association and

inspection being completed by January 1,

magazine each month for updates.

its members opposed SB 1477, written

2025. Thereafter, subsequent inspections

by state Senator Bob Wieckowski (D-Fre-

must be undertaken and completed at least

mont). The law will limit the use of wage-

every nine years.

State Funding for Affordable Housing

garnishment against debtors in no need of

Through the California Housing Accelera-

protection, including tenants making over

Based upon the inspector’s visual inspec-

tor Fund, the California Department of

$200,000 who refused to pay their rent

tions, further inspection, and construction

Housing and Community Development

during the pandemic.

and materials expertise, the inspector must then prepare and issue a written report

(HCD) awarded San Francisco more than

containing the following information:

$117 million in funding. The money will

“Under this legislation, owners of rental

support the construction of 290 new homes

housing—many of whom have gone

for families, formerly homeless individuals,

more than two years without collecting

public housing residents, seniors, and indi-

rent—would lose one of their last tools for

components comprising the load-

viduals with developmental disabilities.

recouping their losses during the pan-

bearing components and associated

demic,” said Tom Bannon, chief executive

waterproofing system.

The funding will support three projects,

officer of CAA. “This includes back rent

with construction set to begin in early 2023.

from wealthy tenants who fraudulently claimed COVID hardships.”

• 4200 Geary Boulevard: a 98-unit af-

• The identification of the building

• The current physical condition of the load-bearing components and associated waterproofing system, including

fordable housing project for veterans

The legislation advanced to Governor

whether the condition presents an im-

and seniors, including those who were

Newsom on a slim margin amid CAA’s

mediate threat to the health and safety

previously unhoused;

opposition. CAA requested that New-

of the residents.

som veto the bill, however, the governor • Sunnydale Block 3B: a 90-unit family

signed it in late September.

public housing) with 3,400 square feet

• The expected future performance and remaining useful life of the load-bear-

housing project (75 percent of units The law will take effect September 1, 2023.

ing components and associated waterproofing system.

of community-serving retail; For a detailed overview, check the CAA • The Kelsey at 234 Van Ness Avenue:

website in the coming weeks: caanet.org.

• Recommendations for any necessary repair or replacement of the load-bear-

a 102-unit affordable-housing project with 25 percent of units reserved

The above content was reprinted

ing components and associated water-

for clients of Golden Gate Regional

with permission from the California

proofing system.

Center—a service provider for people

Apartment Association.

The inspector’s report must be stamped or

with developmental disabilities.

signed by the inspector, presented to the

“This funding is an essential tool in our

Inspection Requirements for Elevated Elements

work to deliver more affordable hous-

Civil Code Section 5551, a statute within

reserve study. Inspection reports must be

ing in San Francisco,” said Mayor Breed.

the Davis-Stirling Act and applicable to

maintained in the HOA’s records for two

“While we need to do more work to make

common interest developments with

inspection cycles.

it easier to build housing across our entire

three or more units, obligates homeown-

city, this funding will help us move for-

ers’ associations (HOAs) to satisfy certain

Note: The inspection of applicable

ward these critical projects so we can get

inspection requirements of all exterior

buildings for which a building permit

more people housed more quickly. I want

elevated elements within a project that

to thank the Governor for moving this

is more than six feet off the ground and

10

NOVEMBER 2022 | SF APARTMENT MAGAZINE

board, and incorporated into the HOA’s

The News… continued on page 62

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Adam Filly 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 | NOVEMBER 2022

11

COLUMN

RENT BOARD REDUX

ADU Blues 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

When planning ADU construction, avoid a decrease in services to current residents.

a substantial reduction in housing services pursuant to Rent Ordinance Section 37.2(r).

On appeal, the landlord argues that

Editor’s Note: The following San Fran-

The attorney for the landlord began

there is no substantial difference be-

cisco Rent Board cases are real, though

her remarks by providing the Board

tween the tenants’ existing parking

they have been edited for space and

with some background concerning the

spaces and the proposed new ones,

clarity. They have been selected to high-

recent ADU legislation. She stated that

and that he has amended his construc-

light some of the more interesting cases

unless the Board voted to remand the

tion plans to include additional security

that the Board reviewed at its recent

case for consideration of the landlord’s

features at the location of the relocated

commission meetings. For full Rent

revised plans, the landlord will be pre-

garage parking spaces.

Board agendas and minutes, please

cluded from constructing ADUs at the

visit sfrb.org.

property. She stated that the landlord’s

Another tenant of the residence asked

revised plans provide for secured “tuck

the Board to deny the landlord’s appeal.

00 Block of Lupine Avenue

under” parking spaces. She said that

She stated that her current garage on

A tenant of the residence told the Rent

although the landlord believes no de-

Lupine Avenue is safe and enclosed

Board that the landlord wants to relo-

crease in services will occur as a result

behind a garage door, and that the

cate tenant parking to Masonic Avenue,

of the proposed ADUs, at a minimum,

proposed garage on Masonic Street is

a busy and dangerous thoroughfare, in

the Board should remand the case for

unenclosed and unsafe. She stated that

order to construct an ADU at the prop-

the ALJ to provide more specificity as to

she is also worried about the length of

erty. He stated that the garage reloca-

what factors are relevant to a determi-

time it will take to complete the work

tion would be terrible for families that

nation in the tenants’ favor.

and disturbances from dust and noise that will result from the construction.

currently have a protected garage on Lupine Avenue and that the change would

Another tenant of the residence stated

unfairly burden tenants.

that he has an existing garage parking

Decision: To accept the appeal and

space on the Lupine Avenue side of the

remand the case to the ALJ for a sup-

A non-attorney representative for the

building that the landlord proposes to

plemental hearing to allow consider-

tenants asked the Board to deny the

relocate to Masonic Street. He states that

ation of the proposed amended plans

landlord’s appeal. He stated that the pro-

he is a senior with various health condi-

and to give the tenants an opportunity

posed ADU project would relocate the

tions and that the landlord’s construc-

to respond (5-0).

tenants’ enclosed garage parking spaces

tion plans would pose a hardship for

to open-air parking spots along a busy

him because Masonic Street is not safe

1700 Block of Union Street

street with no garage doors, which is not

or accessible for him.

The tenants’ petition alleging de-

comparable. He said that the landlord’s

12

of garage parking spaces, constitutes

creased housing services was granted

arguments on appeal related to housing

The tenants’ objection to the landlord’s

and the landlord was found liable

policy are irrelevant, but that the tenants

ADU Declaration was granted. The

to the tenants in the total amount of

would welcome a policy discussion with

administrative law judge found that

$23,077.50 for a lack of heat and inop-

the landlord related to housing afford-

the landlord’s proposed ADU construc-

erable electrical outlets. The landlord

ability in the neighborhood.

tion project, resulting in the relocation

appealed, arguing in part that there

NOVEMBER 2022 | SF APARTMENT MAGAZINE

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Dan McGue

Senior Commercial Broker Associate

Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com © 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 SFare APARTMENT MAGAZINE | Coldwell NOVEMBER Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo registered service marks owned by Banker Real 2022 Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

13

was insufficient evidence to support a

fee, giving them thirty days to pay the

finding that he had actual or construc-

Rent Board with late penalties. She ex-

tive notice of the conditions beginning

plained that if any owner then does not

in 2009, and that the tenants’ heat claim

pay, the Rent Board will refer the delin-

is barred by a statute of limitations or the

quent fee obligation to the City’s Bureau

equitable doctrine of laches.

of Delinquent Revenue, where any delinquent owners will be charged a commis-

The attorney for the tenant stated that in

sion on top of the outstanding fee and

addition to the arguments raised in the ten-

late penalties.

ant’s appeal response, he wanted to point

HOUSING INVENTORY FAQS Q. What is the Rent Board Housing Inventory?

A. A law passed by the City and County of San Francisco requires property owners to provide certain information to the Rent Board about their residential properties. If the owner provides the information, they will receive a license allowing them to impose annual allowable and/or banked rent increases. An owner will no longer be allowed to impose annual/banked rent increases without this license.

out that the tenant had insufficient time to

Director Varner said that in the next years,

respond to the landlord’s last-minute post-

this process will take place close to June 1.

appeal submissions. He also stated that the

She thanked the department’s outstanding

ALJ found the tenant’s testimony credible,

partners at the Treasurer and Tax Collector,

which was uncontested by the landlord’s

the Assessor and 311 for all their assistance.

Q. Why am I getting a Rent Board

the ALJ to remark on the tenant’s credibility

To learn more about the San Francisco Rent

Housing Inventory Informational Notice?

without citing specific facts in support of

Board, call 415-252-4602 or go to sfrb.org.

witnesses, and that it was not improper for

their credibility determination.

The attorney for the landlord stated that

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

the landlord’s written brief fully describes the reasons for their appeal. She stated that the ALJ’s monetary award is retroac-

Q. Who is required to report at this

tive to 2009, which violates the statute of

time?

limitations and relies on the tenant’s ver-

A. Owners of buildings with ten or more

bal testimony alone, which conflicts with the property manager’s written records.

She stated that the landlord immediately fixed the tenant’s heater once they were notified of the issue in 2021 and that the case should be remanded for the ALJ to recalculate the award.

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

Housing Inventory Update Executive Director Varner explained that a few large property owners are continuing to report into the Housing Inventory, and that staff are now working on the next phase to plan for small property owners to report into the Inventory this fall.

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

She explained that staff will be conducting outreach to small property owners whose first Housing Inventory reporting deadline is March 1, 2023. She answered some questions for President Gruber regarding Portal data. She explained that, regarding the Rent Board fee, staff are slowly closing up the Fiscal Year 2022 fee cycle, and once it is complete, the Rent Board will send out a notice to property owners who have not paid their

14

NOVEMBER 2022 | SF APARTMENT MAGAZINE

A. You own a building with ten or more residential units and are required to report information about your units into the Rent Board Housing Inventory beginning on July 1, 2022. Owners of buildings with fewer than ten units will receive a Rent Board Housing Inventory Informational Notice in the Fall of 2022.

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.

residential units must begin reporting by July 1, 2022. No penalties are assessed for late reporting after this deadline, but the landlord will not receive a rent increase license and will not be eligible to impose annual allowable and/or banked rent increases on a tenant until reporting is completed.

Updates will be due by March 1, 2023 and every March thereafter. For condominium units and units in buildings with fewer than ten residential units, reporting is due by March 1, 2023 and every March thereafter.

Q. How do I report property information to the Rent Board Housing Inventory?

A. Reporting must be done online using the Rent Board’s secure website portal (portal.sfrb.org), which can also be used to pay Annual Rent Board Fees during the yearly fee cycle. Property owners who wish to submit information into the Housing Inventory must provide an email address to register an account. The portal is best accessed using the most updated versions of Chrome, Firefox, and Safari browsers. Information about rental units can be submitted individually, or in bulk using the Rent Board’s Excel template (sfrb.org/file/6064).

The above information was reprinted from the Rent Board website. For more information, visit sfrb.org.

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15

COLUMN

PLANNING AHEAD

Crack the Code w r i t t e n b y L AU R A S T R A Z Z O

Understanding San Francisco’s Property Code Enforcement Process.

M

The Planning Department’s enforcement division enforces the Planning Code. Some common

any San Francisco prop-

violation. Any construction, electrical, or

erty owners are right-

plumbing work done without a permit

fully concerned when

is generally deemed a violation. The DBI

• Adding or removing dwelling units

City agencies contact

inspector will likely wish to inspect the

without Planning Department ap-

exterior and interior of the property.

proval (including unpermitted or

property. The enforcement process is

Permission is needed from the proper-

illegal units)

confusing, and many enforcement no-

ty’s occupant (owner or tenant) to gain

tices threaten monetary penalties (or

access to the interior of the property

worse). Enforcement actions are of-

without a court order.

them about potential violations at their

ten started by anonymous complaints

Planning Code violations include:

• Unauthorized change in use of the property without Planning Department approval (i.e. converting a

from neighbors or tenants, which can

If the DBI inspector substantiates the

make property owners feel especially

violation, they will usually issue a No-

targeted. Information concerning the

tice of Violation (NOV) to the property

enforcement action is also publicly

owner and require corrective action to

(can occur when a landlord leases

available on the City’s websites, even

abate the violation. If the NOV is for a

too many individual rooms at a

after the enforcement action is closed,

violation of the building, electrical, or

property to individual tenants)

creating a paper trail that continues

plumbing codes, the NOV will often

to follow the property and could cre-

require the owner to obtain a permit.

ate disclosure issues when a property

Work completed without the benefit of

owner decides to sell.

a permit typically requires the owner to pay nine times the cost of the permit

residential unit into an office) • Unauthorized group housing use

• Use of required front or rear setback as parking • Expansion of the building envelope

In San Francisco, property owners are

fee as a penalty. Work that exceeds the

into a required setback area without

typically contacted by two city agencies:

scope of a permit generally requires the

Planning Department approval

the Department of Building Inspection

property owner to pay a lesser penalty.

(DBI) and the Planning Department.

16

Planning Department

• Renting a dwelling unit for less than

Each department takes a different ap-

A NOV is not appealable. If the prop-

thirty days without a short-term

proach to enforcement. Understanding

erty owner does not take the steps

rental permit

each agency’s process can result in a bet-

required to abate the violation, DBI

ter outcome for the property owner.

may send the violation to a director’s

When a complaint comes to the Plan-

hearing. A director’s hearing is an ad-

ning Department, the Department will

Department of Building Inspection

ministrative hearing used to compel

usually issue a Notice of Complaint to

DBI is tasked with enforcing the San

property owners to comply with code

the property owner, collect informa-

Francisco building, plumbing, electri-

violations. DBI may also issue an Order

tion concerning the potential violation,

cal, and housing codes. Anyone can

of Abatement, which is a document re-

and request permission to conduct a

make a complaint about a property to

corded against title to the property. An

site inspection at the property. Once

DBI. Once a complaint is made, it will

Order of Abatement may be appealed

the enforcement investigation begins,

be assigned to a DBI inspector, who will

to the Abatement Appeals Board within

the enforcement planner will issue a

typically seek to inspect the property

fifteen calendar days of the service and

Notice of Enforcement to the property

to substantiate whether there is a code

posting of the order.

owner. Some Planning Code violations

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17

BECOME AN AMBASSADOR FOR SAN FRANCISCO

may be difficult to abate, particularly if they involve tenant-occupied unpermitted units, or construction in violation of the property’s zoning.

Therefore, property owners should take a cautious approach and consult with an attorney early in the process to decide how best to respond to such requests. The Planning Department can impose monetary penalties for non-compliance and generally charges additional fees for “time and materials” in investigating the complaints.

If the Planning Department substantiates the complaint, it will issue a notice of violation (NOV). NOVs may be appealed to the Zoning Administrator or directly to the San Francisco Board of Appeals. This is a strategic decision best made in consultation with a qualified attorney.

Violations of the Planning Code may also be abated by seeking a variance from the zoning administrator or by obtaining conditional use authorization from the Plan-

WELCOME AMBASSADORS PROGRAM

ning Commission. If you receive a Notice

The San Francisco Welcome Ambassadors Program is a two-year City-funded program to help welcome meeting and convention attendees, commuters, and visitors back to San Francisco. In addition to offering a friendly greeting, they’re here to answer questions and report any incidents of negative street behavior or conditions.

of Complaint, Notice of Enforcement, or

Welcome Ambassadors help with directions, restaurant recommendations, public transportation, and translation requests. If you see an ambassador in an orange uniform, stop and say hello! The team can also be seen assisting with local events, helping cruise ship passengers in transit, and guiding convention visitors around town.

The program was officially launched in November 2021 and operates seven days per week. Hours vary based on location and day of the week, generally between 8:00 a.m. to 8:00 p.m.

Notice of Violation for your property, contact an attorney for guidance through the process. The attorneys at Zacks, Freedman, & Patterson are well equipped to advise you through the process and make it as painless as possible.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. This content was reprinted with permission (edited for space and clarity) and written by Zacks, Freedman, and Patterson Attorney Laura Strazzo. Strazzo can be reached at (415) 956-8100.

COMMUNITY AMBASSADORS PROGRAM The Community Ambassadors Program (CAP) is a community safety and neighborhood engagement program in San Francisco. Community Ambassadors engage, inform, and assist the San Francisco community.

CAP also provides a visible, non-law enforcement safety presence in several neighborhoods. This focus on community safety helps build trust, calm tensions, and prevent violence.

Community Ambassadors provide safety escorts, report emergencies, report hazards, conduct wellness checks, provide social services referrals, and conduct outreach.

Applications to be a Community Ambassador are accepted on a rolling basis at sf.gov/ambassadorapply.

Mike Stack

Real Estate Advisor

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415.580.9095

mikestack@vanguardsf.com MikeStackSF.com

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NOVEMBER 2022 | SF APARTMENT MAGAZINE

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19

1

Downtown

20

NOVEMBER 2022 | SF APARTMENT MAGAZINE

Lowdown

The ribbon-cutting ceremony for 33 Gough, a housing project with 70 cabins for those experiencing homelessness.

SF APARTMENT MAGAZINE | NOVEMBER 2022

21

S

Wr i t t e n b y M AYOR L O N D O N B R E E D

We are taking San Francisco’s economic recovery forward, building toward a strong and more resilient post-pandemic future. an Francisco’s Downtown is recovering slowly and in an uncertain envi-

ronment due to evolving work-from-home policies. San Francisco is not alone in this position. Our office attendance is currently hovering just below 40 percent of prepandemic levels, which is in the same range as New York, Los Angeles, and San Jose, among other major cities. One of the best performing major cities, Austin, is only at 60 percent of return-to-office from pre-pandemic levels.

The reality is that while San Francisco has its own unique challenges, cities across the country are experiencing and grappling with a shift. What’s unknown at this time is the permanence of work from home and the extent of what will happen in the future. But even with this unknown, city departments are working together to plan for the future of Downtown.

We know San Francisco has significant advantages as an economic engine for the region and as a global center of innovation—but we also know that it has very real challenges. And while there are some factors beyond the City’s control, there are strategies we can implement to bolster our economic recovery, especially in the downtown and economic core. Some of this work has already begun, but there is more to do.

22

NOVEMBER 2022 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | NOVEMBER 2022

23

Left: Community members painting a mural on a vacant storefront for Paint the Void.

Right: A friendly exchange with a city Welcome Ambassador.

Previous Spread, Left: Mayor Breed touring MBC Biolabs, a biotech incubator in Mission Bay. Previous Spread, Right: Mayor Breed welcoming LinkedIn employees back to the office.

My administration has identified five areas of focus for a long-term economic recovery strategy in the current and foreseeable environment. No one has perfect answers to what lies ahead with work-from-home policies, but we are preparing to adapt. By focusing on the five key areas below, we can take San Francisco’s economic recovery forward, building toward a stronger post-pandemic future.

The areas of focus are: • Filling vacancies and diversifying industries • Enhancing downtown vibrancy • Maintaining a clean and safe city • Increasing and improving access to downtown • Growing our labor force Over the coming months, we will be working on research, programs, and policies to address each of these foci with the goals of bringing workers back to San Francisco and adapting to what the future of work and industry in San Francisco looks like. We have weathered changes and reinvented ourselves throughout history, and I am confident that San Francisco will emerge from this pandemic stronger than ever.

24

NOVEMBER 2022 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | NOVEMBER 2022

25

1.9% Unemployment, But 13k Fewer Employed Residents 6

Monthly Unemployment Rate and Employed Residents, San Francisco, Through July 2022 700,000 Unemployment Rate

14%

Employed Residents

600,000

12% 10%

400,000

8% 300,000

6%

200,000

4%

Jul-22

May-22

Mar-22

Jan-22

Nov-21

Sep-21

Jul-21

May-21

Mar-21

Jan-21

Nov-20

Sep-20

0 Jul-20

0% May-20

100,000

Mar-20

2%

Employed Residents

500,000

Jan-20

Unemployment Rate (Seasonally Adjusted)

16%

FillingSource: Vacancies and Diversifying Industries EDD, Unemployment rate is seasonally adjusted by the OEA

Over the last 35 years, development in neighborhoods like Trans-

San Francisco needs diverse industries to support a resilient

bay, Rincon Hill, Central SOMA, and Mission Bay has all added new

Downtown and economic core. We are the job center and eco-

homes and commercial space. In fact, over two-thirds of the hous-

nomic engine for the entire Bay Area. Our investment and focus on

ing built in San Francisco over the last three decades has been in

recruiting tech companies to San Francisco has created significant

or within one mile of Downtown. And that work continues. Right

economic benefits for our city over the last decade, but no one

now, there is a proposal at 50 Main Street to rehab an office build-

could have foreseen how a once-in-a-generation pandemic would

ing that will include more than 800 units of new housing, along

impact work habits. We can see now that diversifying our economy

with commercial space, right in the heart of Downtown.

is a smart resilience strategy.

Our Office of Economic and Workforce Development is working With our office vacancy rate at 22.4 percent right now, we have

to identify strategic opportunities to add housing in and around

an opportunity to recruit new businesses, bring back priced-out

Downtown, whether through infill development, or conversion of

companies, and invest in industries that bring a range of opportu-

other types of space to housing. Regarding conversion, housing is

nities to our residents. We succeeded with this strategy when we

already principally allowed in the Downtown area, and conver-

recruited life sciences to Mission Bay, now a hub of groundbreak-

sions are expensive. While no property owners have approached

ing research and innovation.

the City about conversion, we are open to any proposals that come forward. And conversion opportunities aren’t just about

To support these efforts, we have contracted with the Bay Area

housing—there are also opportunities to convert spaces in office

Council and KPMG to research the impact of the COVID-19 pan-

buildings or into life sciences or manufacturing spaces. But any

demic within San Francisco’s Downtown and economic core,

conversions of office space are one piece of a larger Downtown

so we can better understand ongoing changes and the broader

revitalization effort.

effects of those changes on the City. This research will lead to recommendations for actions San Francisco can take to support

Enhancing Downtown Vibrancy

economic health, including strategic sectors to recruit. We also

Our Downtown core needs to be a diverse and vibrant area with at-

need to continue our work to make our Downtown a healthy

tractions that entice people to choose both to come to work and to

mix of housing and office space.

visit for reasons beyond work. While longer-term strategies around

26

NOVEMBER 2022 | SF APARTMENT MAGAZINE

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27

Mobility in SF and the State Has Remained Fairly Flat 7

0% -10% -20% -30% -40% -50% -60%

San Francisco: Time Spent Away from Home San Francisco: Time Spent at Workplaces

-70%

California: Time Spent Away from Home

-80% Feb-20 Mar-20 Apr-20 May-20 Jun-20 Jul-20 Aug-20 Sep-20 Oct-20 Nov-20 Dec-20 Jan-21 Feb-21 Mar-21 Apr-21 May-21 Jun-21 Jul-21 Aug-21 Sep-21 Oct-21 Nov-21 Dec-21 Jan-22 Feb-22 Mar-22 Apr-22 May-22 Jun-22 Jul-22 Aug-22

Percentage Change in Time Spent Away from Home & at Workplaces, (Indexed to Jan 3 - Feb 6, 2020)

Percentage Change in Time Spent Outside Home and at Workplaces, San Francisco and California, Through August 2022

Source: Google Mobility, Opportunity Insights, https://tracktherecovery.org https://opportunityinsights.org/wp-content/uploads/2020/05/tracker_paper.pdf • Launch campaigns aimed at attracting residents and visitors diversification are critical, economic vibrancy initiatives can take Note: Monthly Average

root more quickly as an interim strategy.

The City has a lot of advantages, including developed regional

to our downtown; and • Recruit entrepreneurs looking to start new businesses.

transit systems; a strong restaurant and bar scene; a stunning waterfront of promenades, plazas, and parks; and attractions

As these initiatives take hold and reveal what works to draw people

like Oracle Park and Chase Center. San Francisco also has a ro-

downtown, we need to make permitting easier to help creative and

bust and multifaceted arts-and-culture sector with world-class

effective ideas move forward quickly. And we are working on poli-

institutions, cutting-edge artists, and community-based cultural

cies and incentives to propel the entry of new business, events, and

groups. By opening our public spaces and empty storefronts to

other tenants that transform our downtown.

the talents of these creative institutions and groups, San Francisco can make our downtown a more exciting place to visit for

Maintaining a Clean and Safe Downtown

workers and residents.

Our Downtown should be a welcoming, clean, and safe environment for residents, office workers, convention visitors, tourists, and

A lot of this work has already begun, and it’s the most immediate

small businesses. This has been a big focus for us over the last year.

thing we can do to support recovery. Examples of ongoing work

Our city workforce took a hit during COVID-19, including our po-

include our recently funded budget efforts to:

lice staffing and street cleaning workers, but our budget will fill two hundred vacant positions at the San Francisco Police Department,

• Support new festivals;

and we’ve recently made significant progress in hiring new workers at Public Works, including street cleaners.

• Beautify and make improvements to public spaces with art installations by local artists;

We have added ambassadors across our Downtown and surrounding tourist areas to provide a consistent and welcoming

• Fill vacant storefronts by partnering property owners with small businesses and artists;

28

NOVEMBER 2022 | SF APARTMENT MAGAZINE

presence and to be the “eyes on the street” so issues around the cleanliness and safety of our streets are known and addressed by

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8

SF Office Attendance Has Improved – Level with New York Weekly Office Attendance in San Francisco and Other Selected Metros, Through August 24, 2022 Austin Los Angeles San Jose New York San Francisco

60% 50% 40% 30% 20% 10%

our city departments.

These ambassadors and our efforts around Source: Kastle Systems

Moscone Center have received significant positive feedback from

8/1/2022

7/1/2022

6/1/2022

5/1/2022

4/1/2022

2/1/2022 3/1/2022

1/1/2022

12/1/2021

11/1/2021

9/1/2021

10/1/2021

8/1/2021

7/1/2021

6/1/2021

5/1/2021

4/1/2021

2/1/2021 3/1/2021

1/1/2021

12/1/2020

11/1/2020

10/1/2020

9/1/2020

8/1/2020

7/1/2020

6/1/2020

5/1/2020

0% 4/1/2020

Weekly Office Attendance Rate, as a Percentage of Average Cardholder Activity Between Feb 3-13, 2020

70%

struggling with mental illness, addiction, and homelessness. This includes ongoing plans to add:

visitors. We’ve received thank-you notes, calls, and emails with stories about how our Welcome Ambassadors have added a personal touch that brightened someone’s day or offered a unique

• 400 new mental health treatment beds to the over 2,000 we already have;

experience as part of their visit. In addition to working with our ambassador programs, our city departments are coordinating

• 1,000 shelter beds to the roughly 1,500 adult and youth beds

with our Community Benefit Districts, which have staff cleaning

we had as of July 1 to help more people transition off the

daily to ensure maximum coverage.

street; and

(For more information on San Francisco’s ambassador programs, turn to page 18.)

• 3,000 units of permanent supportive housing (which began two years ago), so we have places for people to call home off the street.

One of the significant concerns we hear around public safety includes the proliferation of open-air drug dealing near Downtown.

Those resources are essential to bringing people indoors and

In 2022 so far, just in the Tenderloin, our police officers have

getting them the help they need. But as we add these resources,

made over three hundred drug arrests, seizing nearly fifty kilos

we cannot continue to let the disruptive and dangerous activities

of narcotics, including thirty-two kilos of deadly fentanyl. Our

continue on our streets.

new District Attorney has pledged to bring real accountability to these arrests, especially for those dealers arrested multiple times

Our next steps include quickly moving forward our recently

or with significant amounts of drugs on them. This brazen drug

funded Police Academy classes to fill those vacant positions. To

dealing cannot be allowed, and we must keep pushing to deliver

be clear, law enforcement staffing is a national issue, not just

on these accountability measures.

a San Francisco issue, which is why we are working to better compete with other jurisdictions. This includes recruitment

We also know that there must be support for those struggling on our streets. We are adding significant new resources for those

30

NOVEMBER 2022 | SF APARTMENT MAGAZINE

Downtown Lowdown… continued on page 58

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31

Head Space Wr i t t e n b y

E R I K H E N R IQU E S

The Mental Health Association of San Francisco works to improve the quality of life for individuals living with hoarding disorders, preventing eviction and homelessness.

An estimated 17,000 to 70,000 adults in San Francisco live with hoarding behaviors. Hoarding and cluttering are driving forces behind eviction and isolation for seniors, people with disabilities, and low-income individuals in San Francisco. These individuals often do not seek services due to the extensive stigma surrounding hoarding and cluttering challenges.

Over the past few decades, the number of possessions owned by the average person has increased dramatically. For many individuals, the managing of possessions occupies little to no mental strife. For some of us, though, acquiring items is difficult to resist.

We end up with too many possessions. As we continue to collect things, the clutter starts to create problems in many different areas of our lives. Loved ones may begin to comment on how messy our homes are. Whether or not we agree, we often want to make some change but do not know where to begin. It can be overwhelming.

About Hoarding Behaviors Hoarding behaviors are present in one’s life when: • The individual has persistent difficulty discarding or parting with possessions, regardless of their objective value.

• The difficulty of letting possessions go is due to a perceived need to save them coupled with the distress associated with letting them go.

For people living with hoarding behaviors, their possessions take on a special meaning. The result is a stockpile of possessions that congests and clutters active living areas, significantly compromising a room’s intended use.

Hoarding behaviors are typically isolating and done in secrecy. When shame and guilt accompany these actions, one’s items are typically hidden away. Hoarding causes significant distress or impairment in social, occupational, or other important areas of functioning. When the number of possessions interferes with the person’s ability to live comfortably, hoarding behaviors cause distress in the individual’s life and their quality of life can dramatically decrease.

32

NOVEMBER 2022 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | NOVEMBER 2022

33

Types of Support for Hoarding

their home. The therapist will support

will have gained a better understanding of

Hoarding behaviors are challenging and

and encourage this.

their problem. They will have a plan to help them continue building on their successes

can be overwhelming for a person. Support can come in the form of:

Most people experiencing hoarding behaviors also experience co-occurring

without slipping back into their old ways.

Therapy—Cognitive-behavioral therapy

disorders—depression being the most

(CBT) can be helpful for people living

common. Other common co-occurring

Peer Support at the Mental Health Association of San Francisco

with hoarding behaviors. Evidence shows

disorders include generalized anxiety dis-

The Mental Health Association of San

that CBT therapy can improve the level

order, attention deficit disorder, obses-

Francisco (MHASF) has been a San

of clutter and how one feels about letting

sive-compulsive disorder, social phobia,

Francisco nonprofit and a leader in peer

possessions go.

substance use disorder, post-traumatic

recovery for hoarding and cluttering for

stress disorder, and bipolar disorder.

75 years. MHASF programs encourage

Professional Organizers—Trained organiz-

community education, professional train-

ers can be useful in helping a person sort

It is advised that individuals living

ing, system linkages, peer support, and

and manage the possessions in one’s home.

with hoarding behaviors seek evaluation

person-centered recovery. MHASF peer-

to determine if they experience a co-

based counseling and support services

Peer Support—Peer counselors are indi-

occurring disorder, which can be

are designed to improve quality of life

viduals with lived-experience with hoard-

treated simultaneously.

and prevent eviction and homelessness

ing behaviors. Peer counselors can provide

for individuals living with hoarding be-

one-on-one support, group (emotional sup-

Cognitive Behavioral Therapy (CBT)

port and treatment) counseling, and com-

CBT is a type of therapy that aims to help

members and professionals working with

munity presentations about hoarding.

manage cluttering problems by changing

the challenges these behaviors present.

Questions to Consider about Hoarding Behaviors • Do you find it challenging to discard or let go of things?

haviors, while offering support to family

how individuals think (cognitive) and act (behavior). It encourages peers to talk

At the national level, MHASF has been a

about how you think about yourself, the

leader for over 20 years in providing sup-

world, and other people. This reflection

port services for individuals with hoard-

helps frame how your actions affect your

ing behaviors. Our agency convenes

thoughts and feelings. Regular sessions

stakeholders at the regional, national, and

of CBT over a long period are usually

international levels to foster best prac-

up a bargain, freebie, yard sale, or

necessary, and will almost always need to

tices and to promote stigma elimination,

reading material?

include some home-based sessions, work-

individual empowerment, and innovative

ing directly on the clutter. This requires

practices for individuals and communities

motivation, commitment, and patience.

facing challenges related to hoarding and

It can take many months to achieve the

cluttering. We began as a small volunteer

treatment goal, which is to improve a

community group that met at MHASF’s of-

person’s decision-making and organiza-

fices, called the Consumer Housing Group

tional skills, help them overcome urges

(CHG), which consisted of individuals

to save, and ultimately, clear the clutter

who gathered to discuss challenges related

room-by-room.

to low-income housing. Many members of

• Do you have difficulty passing

• Are your rooms unusable for their purposes?

• Are you embarrassed for others to see the amount of stuff you own?

• Are you in financial or housing trouble

the group resided in supportive housing,

because of your possessions?

The therapist won’t throw anything

and discussions often turned to their chal-

Seeking Support for Hoarding

away but will help guide and encourage

lenges with hoarding and the high rates of

It’s not easy to treat hoarding behaviors,

the person to do so. A therapist can also

evictions due to hoarding behavior.

even when the person is prepared to seek

help develop decision-making strategies,

help, but these behaviors can be overcome.

while identifying and challenging under-

It wasn’t until 1997—as a result of a grass-

lying beliefs that contribute to the hoard-

roots public education campaign spear-

ing problem.

headed by MHASF to raise awareness

A primary treatment for hoarding is

of community needs related to hoard-

cognitive behavioral therapy (CBT). A therapist or trained peer counselor will

The person gradually becomes better at

ing—MHASF hosted the first and only

help understand what makes it difficult to

throwing things away. They learn that

conference (now a two-day International

throw things away and the reasons why

nothing terrible happens when objects are

Learning Forum) and the first peer-led

clutter has built up. CBT will be combined

discarded, and peers in CBT become better

support group for hoarding and clutter-

with practical tasks and a plan to move

at organizing the items they end up keep-

ing. In 2001, MHASF and partners, includ-

forward. It’s important the person takes

ing. At the end of treatment, the person

ing clinicians, landlords, safety officers,

responsibility for clearing the clutter from

may not have cleared all clutter, but they

and consumer advocates, established the

34

NOVEMBER 2022 | SF APARTMENT MAGAZINE

San Francisco Apartment Building Sales

By Broker, 5+ Unit Residential Sales, 2019-2022 YTD* 200 150 100 50 0

168

95

55

54

39

21

20

— Other San Francisco Brokerages — * Transaction-side sales, 5+ unit “residential income” buildings, 1/1/20 – sales reported by 6/30/22, per Broker Metrics. Sales reported to SFARMLS: Not all sales are reported.

San Francisco 5+ Unit Apartment Building Sales 12 Months Sales, by Price Segment

5-9 Unit Buildings

25 23

10-15 Unit Buildings 16+ Unit Buildings 11

10

9

10

7

2

4

4

4

4

4 0

Median Sales Price

Median Size

Median $/Sq.Ft. Value

5-9 Unit Bldgs

$2,725,000

5495 sq.ft.

$529/sq.ft.

10-15 Unit Bldgs

$4,570,000

9225 sq.ft.

$588/sq.ft.

16+ Unit Bldgs

$7,375,000

16,100 sq.ft.

$461/sq.ft.

These numbers are generalities based upon a wide range of sales at very different prices, in very different locations.

12 months sales reported to NorCal MLS Alliance through 6/30/22. Data from sources deemed reliable, but subject to error and revision. All numbers approximate, and may change with late-reported sales. Not all sales are reported to MLS.

SF APARTMENT MAGAZINE | NOVEMBER 2022

35

FOR SALE

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NOVEMBER 2022 | SF APARTMENT MAGAZINE

www.MarcusMillichap.com

Specialization • Expertise • Results

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SF APARTMENT MAGAZINE | NOVEMBER 2022

37

Consortium on Hoarding and Clutter-

of our participants, providing hands-on

ing. The Consortium provided peer-led

emotional and practical support for those

support groups, as well as information

experiencing hoarding behaviors. Since

and referral services. In 2006, MHASF

March 2020, one-on-one hoarding support

received the National Mental Health

has been offered in a telehealth format via

America’s Innovation in Programming

Zoom and telephone.

Award for its unique programs related to hoarding and cluttering.

MHASF has continued our group support for those living with hoarding behaviors

With the support of the San Francisco

during the pandemic. We have been suc-

Department of Aging and Adult Services

cessfully able to provide our group sup-

(DAS), MHASF established the Institute

port in a telehealth format. MHASF offers

on Compulsive Hoarding and Clutter-

a variety of support groups for hoard-

ing (ICHC) in 2007, and then created the

ing behaviors, including several drop-in

San Francisco Task Force on Hoarding.

groups; a support group for family and

The primary objectives of ICHC were

friends of people experiencing hoarding;

to educate service providers and family

a hoarding support group specifically

members, advocate for individuals at risk

available to LGBTQ older adults (55+);

of eviction, and provide support for indi-

and a treatment group facilitated by a

viduals seeking help. In 2009, MHASF and

therapist and a peer counselor.

the San Francisco Task Force published “Beyond Overwhelmed,” one of the most

In the coming few months, MHASF is seek-

comprehensive reports on the impact of

ing funds to resume in-person one-on-one

compulsive hoarding and cluttering in the

and group support. Many of our par-

United States. Notably, the report showed

ticipants have thrived with our telehealth

that the overall costs to landlords and

format. However, there are other individu-

providers in San Francisco due to hoard-

als that prefer in-person support, due to

ing and cluttering was estimated at $6.43

technology limitations or the desire to meet

million per year.

with others in-person. This personal touch can further enhance the treatment out-

Peer support is the process of giving and

comes in the lives of many.

receiving encouragement and assistance to achieve long-term recovery for collecting

To make a donation to MHASF, visit mental-

behaviors as well as other mental health

healthsf.org.

conditions. Peer counselors offer emotional support, share knowledge, teach skills, and provide practical assistance. They also connect people with resources, opportunities, communities of support, and fellow peers

Erik Henriques is the Mental Health Association of San Francisco’s (MHASF) Director of Peer Services. Erik is a peer living in recovery with mental health challenges. He oversees MHASF’s Social Support for Hoarding and Collecting Behaviors program.

experience with mental health conditions to provide support focused on advocacy,

Current Peer Support for Hoarding Behaviors at MHASF The COVID-19 pandemic has significantly

Be On Your A Game.

altered MHASF’s peer support services for those living with hoarding behaviors. Due to local and State guidelines in March 2020, all MHASF services became remote. Before the pandemic, MHASF peer counselors provided the participants in our hoarding behaviors program with one-on-one peer support in the homes

38

NOVEMBER 2022 | SF APARTMENT MAGAZINE

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

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

52 Starts on page

in recovery. Peers offer their unique lived

education, mentoring, and motivation.

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

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LOCAL RESOURCES FOR HOA DEBTORS ANONYMOUS (DA) DA is a 12-step recovery program modeled after AA for under-earners or over-spenders. DA offers free face-to-face, Zoom, and phone meetings, but zone charges apply.

www.debtorsanonymous.org

800-421-2383

SOCIAL SECURITY PAYEE PROGRAM

This program provides assistance with financial management for people who receive social security checks of any type.

www.socialsecurity.gov/payee

800-772-1213

ADULT PROTECTIVE SERVICES (APS)

APS addresses various types of abuse, including self-neglect (excessive collecting) for elders and adults with disabilities. Social workers provide counseling and case management.

www.sfhsa.org/138.html

SF HUMAN SERVICES AGENCY This is the entry point to receive a wide range of services in San Francisco from general assistance funds to Medi-Cal health insurance. Call ahead to be routed to the correct department for your needs.

415-557-5000 9:00 to 5:00 or 311 24-hours a day THE INSTITUTE ON AGING (IOA) IOA offers case management for seniors and persons with disabilities, including money management. The friendship line is a 24-hour chat line providing emotional support. The “Support at Home” service provides hands-on clean-up support for a fee.

www.ioaging.org

The Friendship Line: 888-670-1360 | Main line: 415-750-4111 IN-HOME SUPPORTIVE SERVICES (IHSS) Through the Department of Aging & Adult Services, IHSS provides home-care services for older adults and individuals with disabilities. Free or sliding scale, based on income. www.sfhsa.org/137.html

415-355-6700

RECOLOGY OF SAN FRANCISCO

Free curbside pickup of ten large items, such as sofas, and ten boxes, once per year for apartments and twice per year for houses.

www.recologysf.com

415-330-1400

POSTAL CHASERS

Postal Chasers provides paper shredding at $1/pound of paper. There are four locations in San Francisco, and customers can be present to watch the shredding if they’d like.

www.postalchase.com

415-567-7447

COMMUNITY THRIFT

Community Thrift accepts donations on behalf of over two hundred charities (including MHASF). They sell donated items and disburse a portion of the proceeds to the charity of your choice.

www.communitythriftsf.org

415-861-4910

40

NOVEMBER 2022 | SF APARTMENT MAGAZINE

ARDING BEHAVIOR SUPPORT GOODWILL INDUSTRIES The thrift store receives donations at various locations throughout the Bay Area. They also have a waiting list for curbside pick-up. Call to schedule a pick-up appointment.

www.sfgoodwill.org

General Information: (415) 575-2100 | Pick-up Service: (415) 575-2137 CLUTTER-FREE ORGANIZING SERVICES This website is a massive resource for services to assist in the process of decluttering. They help with organizing and cleaning for a negotiated fee.

www.clutterfreeservices.com/resources.html

(415) 346-3205

CLUTTERERS ANONYMOUS (CLA)

CLA is a 12-step recovery program for clutterers. It is modeled after Alcoholics Anonymous. CLA offers free face-toface, Zoom, and phone meetings, but zone charges apply.

clutterersanonymous.org

(415) 378-5446 (ask for Larry) | (866) 402-6685 THE MENTAL HEALTH ASSOCIATION OF SAN FRANCISCO Peers provide emotional support and referrals online and by phone 24 hours a day. Free decluttering support groups are available over Zoom and by phone.

www.mentalhealthsf.org

Main line: (415) 421-2926 | Warm Line: (855) 845-7415 SF COUNTY BEHAVIORAL HEALTH ACCESS LINE Access Line is the entry point for mental health services in San Francisco. It offers 24-hour referrals to specialty behavioral health services.

(888) 246-3333

SF PUBLIC LIBRARY

Library cardholders may use branch computers for up to two hours a day for free. The library also has computer classes for adults and seniors. Check with branches for specific info.

sfpl.org

Main Library: (415) 557-4400

CROSSROADS TRADING COMPANY

Get 35% instant cash or 50% store credit after your used goods have been sold by this store that specializes in mostly clothing.

crossroadstrading.com

(415) 552-8740

URBAN ORE

Urban Ore takes virtually any reusable item and gives an 10% cash or 20% credit after items have been sold. Some pick-up available.

www.urbanore.com

(510) 841-7283

THE OBSESSIVE-COMPULSIVE DISORDER FOUNDATION

The Bay Area affiliate of the International OCD Foundation (IOCDF).

www.ocdbayarea.org

(415) 273-7273

CODE ENFORCEMENT OUTREACH PROGRAM

CEOP provides support to tenants, owners and DBI, so the city and community can work together to bring rental housing into code compliance.

SF APARTMENT MAGAZINE | NOVEMBER 2022

41

COLUMN

LEGAL Q&A

For Crying Out Loud w r i t t e n b y VA R IOU S AU T HOR S

Housing providers are obligated to address unreasonable disturbances with all parties. investigation could entail discussions Q. What must we do when

residents in our buildings lodge noise complaints against their neighbors?

A. This question has come up more

aggrieved residents may succeed in lowering their rent through a Rent Board petition or, worse yet, prevail in a civil action against you in superior court.

Therefore, always take these matters seriously, creating and implementing a meaningful plan of action.

with the complaining tenant and the

—Dave Wasserman

other occupants of the subject unit to determine the scope and nature of the problem; informing the complaining tenant of any additional information that

Q.

After a one-year lease expires, can I require that tenants sign another oneyear lease rather than going month-to-month?

often now that folks are often working

would be helpful to the landlord’s inves-

from home and, as such, are spending

tigation, such as calling the landlord at

more time in the building. As a result,

the time of the disturbances to allow the

owners and managers are increasingly

landlord to witness them, recordings,

receiving complaints such as: “My neigh-

or police reports; talking to the offend-

bor’s dog keeps barking”; “The person

ing tenant; setting up a meeting of the

some unpacking. Landlords are often

next to me is playing their television late

affected parties to discuss the issue;

surprised to learn that the language in

at night”; and “I hear the children down

inspection of the apartment where the

their lease—the terms they bargained

the hallway screaming in the morning.”

noise is coming from to determine that

for with their tenants—don’t necessarily

tenants’ compliance with lease require-

equate with enforceability these days.

Please do not ignore these complaints!

ments concerning rugs and whether any

Some obvious stuff: in the 1970s, our

Rather, as rental housing providers, you

other alterations could be done to re-

Supreme Court first found an implied

have an obligation to investigate and

duce the noise problem; and implemen-

warranty of habitability in residential

address the problem with the folks who

tation of a plan of progressive action to

leases. (The modern tenant was no lon-

are complaining, AND with the ten-

ensure that the problem is addressed.”

ger contracting for an interest in land

ants that may or may not be creating

A. The word “require” is going to take

but for a place to live.) Any waiver of this

an unreasonable disturbance. You do

Suggesting mediation is also an option.

not need to take sides unless you have

The Rent Board provides a forum for

term would be unenforceable.

sound evidence that someone is creating

aggrieved tenants to work out a solu-

Decades into rent control, landlords

unreasonable levels of noise. Still, you

tion, although the process is voluntary

were vigilant to ward off “waiver traps”

should diligently investigate the matter

and both sides must be willing to meet

to lose their right to vacancy decontrol,

by contacting the household alleged to

with a Rent Board Administrative Law

and they understandably wanted to

be creating the problem, and noticing

Judge (ALJ). Sometimes, no amount of

monitor (and ideally prevent) sublet-

them that others in the building are not

informal effort achieves a satisfactory

ting. San Francisco legislated absolute

happy with what may be occurring.

result, and you may have to contact your

prohibitions right out of your lease in

attorney to commence more formal

1999 (provided it was a one-for-one

According to the Rent Board, the fol-

processes should all else fail. But please

replacement). It eliminated that cap in

lowing procedures should occur: “A

take prompt and definitive action to ad-

2015 (provided occupancy didn’t exceed

landlord must investigate and reason-

dress the complaints.

a person-per-bedroom limit).

about excessive noise from other ten-

Staying out of the dispute is not an op-

When we talk about the ability to “re-

ants in the building. Such reasonable

tion. Indeed, by acting passively, the

quire,” there must be an ultimatum. In

ably respond to a tenant’s complaint

42

NOVEMBER 2022 | SF APARTMENT MAGAZINE

SO

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MISSION 8 UNIT INVESTMENT All one bedroom units Corner Building by Mission Street Priced at $310,000 per unit/4.36% Cap Rate Asking $2,465,000

KEVIN CARAVELLI Sales Associate 415.229.1288 Kevin.Caravelli@cbcnrt.com CalRE #01988049

100% Committed to Long-Term Client Relationships

We recognize the long-term value of mutually beneficial relationships far outweighs the short-term value of any particular transaction.

The property information herein is derived from various sources that may include, but not be limited to, county records and may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification. © 2022 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 APARTMENT MAGAZINE | NOVEMBER 2022 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with anySF consumer disclosure laws or regulations.

43

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NOVEMBER 2022 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | NOVEMBER 2022

45

2016, the Court of Appeal evaluated a lease provision requiring renters’ insurance and dictating that any breach was a “forfeiture” of the lease (meaning the landlord could, among other things, seek to recover possession). The Court found a “materiality” requirement in evicting for breach of

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.

lease, observed that insurance was for the benefit of the tenant, not the landlord, and reversed the judgment in favor of the tenant. This is not to say that eviction is the only solution to a tenant’s breach. (Though when was the last time you took your tenant to small claims court to collect your $35 late fee?)

Now, lease renewal is somewhat differ-

Ashley E. Klein

cause” is based on refusal to continue to

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

be bound by it for another term. Of course,

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

amount of arm-folding is going to allow a

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 Attorney

Land Use Disputes Laura L. Campbell has extensive experience in landlordtenant 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.

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

46

ent. Unlike breaching a lease, this “just

NOVEMBER 2022 | SF APARTMENT MAGAZINE

even a month-to-month tenancy “renews” the previous contract provisions, so no tenant to evade their obligations. But in an era where even the payment of rent can apparently be excused, why is this still a just cause for eviction?

Theoretically, a landlord wants year-term leases to add some predictability in their management. I’ve only actually seen this successfully used once: a lender needed to see a written lease, and the tenant adamantly refused. As it turned out, they had lied about an inaccurately low rent in an estoppel statement and were reluctant to double down on the deception. The point is that, in bringing a fault-based eviction these days, the equities should lead any reasonable person to believe the landlord had no choice. There are suitable circumstances for this one, but you should make sure an eviction is justified if you want to pursue it when your tenants refuse to comply.

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

PRACTICAL REAL ESTATE ADVICE YOU CAN COUNT ON • • • • •

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thomas@kosterleadbetterlaw.com

415-680-0023

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• Multi-family specialists • Value add remodels • Accessory Dwelling Units • Physical needs assessments • Pre-purchase consultations • Feasibility and capacity studies • Interior / Exterior renovations • Urban infill • Mixed-use • Review Services

SF APARTMENT MAGAZINE | NOVEMBER 2022

47

sfaa sfaa 2022 What You Need to Know 2022 SFAA UPDATES

SFAA 2022 TROPHY AWARDS

Congratulations to the 2022 Trophy Award winners!

Thank you to the event sponsors for making the event a memorable one. For a full list of event sponsors, turn to page 59.

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 50.

SFAA OFFICE CLOSURE As the SFAA continues a hybrid in-office work model, members are welcome to make an appointment. However, please refrain from coming in person if you have tested positive for, were exposed to, or have symptoms of COVID-19. The best way to have your questions answered is through email at MemberQuestions@sfaa.org.

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

48

NOVEMBER 2022 | SF APARTMENT MAGAZINE

Future-proof your laundry.

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49

sfaa 2 2022calendar

sfaa

TUESDAY, NOVEMBER 1 Renting to Residents with Limited English Proficiency Webinar Zoom Webinar System 11:00 a.m. to. 1:00 p.m.

Members $45 Non Members $65

November

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

SFAA MEMBER MEETINGS ARE HELD VIRTUALLY DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG. IN-PERSON MEETINGS WILL RESUME SEMI-ANNUALLY NEXT YEAR. MARK YOUR CALENDARS FOR THE FIRST IN-PERSON MEETING: MARCH 15, 2023.

WEDNESDAY, NOVEMBER 19 Virtual Member Meeting Candidates and Issues

WEDNESDAY, NOVEMBER 30 You Bet Your Assets Webinar Zoom Webinar System 11:00 a.m. to. 11:30 a.m.

Members $45 Non Members $65

SFAA office will be closed November 11th in observance of Veterans Day, November 24th & 25th in observance of Thanksgiving, December 23rd & 26th in observance of Christmas and December 30th & January 2nd in observance of New Year’s Eve.

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NOVEMBER 2022 | SF APARTMENT MAGAZINE

join online at sfaa.org or call 415.255.2288

2022 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

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

The capital improvement interest rates for 3/1/22 through 2/28/23 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.

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

1.1%

.01237

10 YEARS

1.4%

.00894

15 YEARS

1.7%

.00630

20 YEARS

1.9%

.00501

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

03/01/22 - 02/28/23

0.1%

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%

2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

2015-2016

$18.50

03/01/17 - 02/28/18

0.6%

$18.00

03/01/16 - 02/28/17

0.2%

03/01/15 - 02/29/16

0.1%

03/01/14 - 02/28/15

0.3%

03/01/13 - 02/28/14

0.4%

03/01/12 - 02/28/13

0.4%

03/01/11 - 02/29/12

0.4%

2014-2015 2013-2014

$14.50

2012-2013

$14.50

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

2011-2012

$14.50

2010-2011

$14.50

2009-2010

$14.50

03/01/10 - 02/28/11

0.9%

2008-2009

$14.50

03/01/09 - 02/28/10

3.1%

2007-2008

$13.00

03/01/08 - 02/28/09

5.2%

2006-2007

$11.00

03/01/07 - 02/29/08

5.2%

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

2022 – 2023: 2.3%

Effective March 1, 2022, through February 28, 2023, the allowable annual rent increase is 2.3 %.

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

03/01/22 - 02/28/23

2.3%

03/01/21 - 02/28/22

.7%

03/01/20 - 02/28/21

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

& information SF APARTMENT MAGAZINE | NOVEMBER 2022

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SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.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

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

KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com

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

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

BEDBUG DETECTION

LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com

415-577-4685

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

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

415-409-7611

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

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070 KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com FRIED, WILLIAMS & GRICE CONNOR Clifford E. Fried 415-421-0100 www.friedwilliams.com HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

52

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net

415-861-8800

NOVEMBER 2022 | SF APARTMENT MAGAZINE

415-981-5451

STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald (415) 956-6488 www.samlaw.net sam@samlaw.net WASSERMAN Dave Wasserman 415-567-9600 Dave@wassermanoffices.com www.davewassermansf.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

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

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

415-981-2844

CONSULTANTS: PERMITS & PLANNING

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

CONTRACTORS

DECK & BALCONY INSPECTIONS, INC. Dan Cronk 916-548-6943 dan@deckandbalconyinspections.com

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

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

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com

ENVIRONMENTAL CONSULTING

INTERNET SERVICES PROVIDERS

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

COMCAST/XFINITY Michael Juliano www.xfinity.com

FIRE ESCAPE INSPECTION & MAINTENANCE

LENDING / FINANCIAL SERVICES

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 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 VALET LIVING Briana Sellers 813-613-5073 briana.sellers@valetliving.com www.valetliving.com

INSURANCE COMPANIES

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

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

925-495-9922

415-794-2176

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

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

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 OGREENA Christopher Sheilds 510-899-0238 jenniferbenassi@ogreena.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

PACKAGE SERVICE

FETCH Dan Beary 978-503-9540 dbeary@fetchpackage.com

PAINTING CONTRACTORS

PAINTING SUPPLIES

DUNN-EDWARDS PAINTS Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com

PEST CONTROL

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

PLUMBING & HEATING

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.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

MELGAR REAL ESTATE SERVICES Suzy Melgar 650-745-8186 info@mresbayareahomes.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 AYS MANAGEMENT Kevin Newsome 510-708-0165 ayspropertymanager@gmail.com BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com

415-254-8679

415-254-7818

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

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

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

KRUITPAINTING, INC. Pieter Kruit www.kruitpainting.com

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

415-822-2011

CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com CREATIVE WEALTH CAPTIAL Michael Gallin 415-779-6241 mike@creativewealthcapital.com

SF APARTMENT MAGAZINE | NOVEMBER 2022

53

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

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

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

GREENTREE PROPERTY MANAGEMENT Scott Moore 415-828-8757 www.greentreepmco.com

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

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com

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

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

JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com

HOGAN & VEST INC. Simon Wong hoganvest.com

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

EMBC Nancy Wong www.ebmc.com nancywong@ebmc.com EQUITY ONE Brenda M. Obra www.equity1sf.com

(707) 584-5123

415-441-1200

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

415-421-7116

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

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

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

AMSI Robb Fleischer www.amsires.com

415-447-2020

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

CECCHINI REALTY CO. Dante Cecchini, CCRM www.cecchinirealty.com

415-550-8855

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

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

415-648-1516

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

REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com S&L REALTY Robert Link www.slrealty-sf.com

415-648-1516

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com MLCSPACES, INC. Naeem Farhokhnia naeem@mlcspaces.com

415-273-9861

MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com OPEN WORLD PROPERTIES Jonathan Daryl Fleming 510-250-0946 jonathan@openworldproperties.com www.Openworldproperties.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

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

PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com

SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.sutroproperties.com

415-531-2669

PROEQUITYAM Frank Bumbalo frank@proequityam.com

VERTEX PROPERTY GROUP Craig Berendt 415-608-3050 vertexsf.com

PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com

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

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net

WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com VESTA ASSET MANAGEMENT Paul Griffiths 415-360-9292 x 1 paul@vesta-assetmanagement.com

members

54

415-386-3111

LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

NOVEMBER 2022 | SF APARTMENT MAGAZINE

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 Kristine Abbey 650-290-3084 www.rockawayresidential.com

ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com RNB PROPERTY MANAGEMENT GOLDEN GATE Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com SAN FRANCISCO RENTAL CONCIERGE Danielle Mahoney 415-532-0041 danielle@sfrentalconcierge.com www.sfrentalconcierge.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIGNATURE REALTY PROPERTY MANAGEMENT Paul Montalvo 650-364-3167 paul@paulmontalvo.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 VERTEX PROPERTIESS Craig Berendt craig.berendt@gmail.com

415-608-3050

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

PROPERTY MANAGEMENT SOFTWARE

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

385-355-4361

PROPERTY ATLAS Serina Calhoun 415-922-0200 serina@mypropertyatlas.com 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

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com CHUCK & ASSOCIATES Kevin Chuck chuckassoc@gmail.com

415-595-5832

MAVEN PROPERTIES Matthew Sheridan matt@mavenproperties.com MORGAN REAL ESTATE ADVISORS, INC. Laurence Morgan 415-300-6503 laurence@morganrealestateadvisor.com www.morganrealestateadvisor.com S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com

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

ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

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

REAL ESTATE INVESTMENTS

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

(415) 370-7077

JHG415, INC. Jay Greenberg jay@jayhgreenberg.com

415-378-6755

KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 LESLIE BURNLEY Leslie Burnley leslie.j.burnley@gmail.com leslieburnley.com

415-717-8709

MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com

CITY REAL ESTATE Arthur Tom art@cityrealestatesf.com cityrealestatesf.com

415-987-6788

COMPASS COMMERCIAL BROKERAGE Trigg Splenda 415-593-8616 KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com 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 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 REALPAGE Stacey Blackwell 972-820-3015 stacey.blackwell@realpage.com www.realpage.com ZUMPER, INC. Connor Hodges connor@zumper.com www.zumper.com

949-702-1508

SF APARTMENT MAGAZINE | NOVEMBER 2022

55

sfaa sfaa 2022 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

REGULAR MEMBER DUES Units

Base Fee

Units Fee

1-22

$425 +

$7 per unit =

23 +

$380 +

$9 per unit =

TOTAL UNIT AMOUNT:

Unit Fee

1-22

$525 +

$4.50 per unit =

23 +

$480 +

$6.50 per unit =

TOTAL UNIT AMOUNT:

TOTAL AMOUNT:

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com J. WAVRO ASSOCIATES James Wavro www.jwavro.com

415-509-3456

KENNEY AND EVEREST REAL ESTATE, INC. Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com 415-648-1516

415-236-6116, x101

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

415-409-3263

RENTSFNOW Claussen kclaussen@veritasinv.com

415-762-0213

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

ASSOCIATE MEMBER DUES: $499 CONTACT INFORMATION

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

Contact Person Company/Title Address City

State

ROOFING

Zip

AGUILERA CONSTRUCTION & ROOFING Javier Aguilera (707) 495-3932 javier@aguileraco.com

Mobile Phone Email Address

Website

SECURITY

PAYMENT METHOD Check

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

RELISTO Eric Baird www.relisto.com eric@relisto.com

TOTAL AMOUNT:

Base Fee

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

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

MANAGEMENT COMPANY DUES Units

RESIDENTIAL LEASING

Amex

MC

Visa

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date HOW DID YOU HEAR ABOUT US?

Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

ADT SECURITY MULTIFAMILY Jeanette Mendez (817) 776-0301 jjmendez@adt.com TRKA AMERICAS Isabella Restrepo irestrepo@trakausa.com

407-735-1728

SEISMIC RETROFIT & STRUCTURAL ENGINEERING BAI CONSTRUCTION Behnam Afshar 510-595-1994, x101 www.baiconstruction.com 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

STAFFING 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112

56

NOVEMBER 2022 | SF APARTMENT MAGAZINE

BG MULTI-FAMILY Shannon Valentino 714-654-9498 svalentino@bgmultifamily.com

SUBMETERS

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

TENANT PLACEMENT & LISTING

CAZERIA, INC Julia D’Antonio julia@cazeira.com

415-754-5373

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

WATER CONSERVATION SERVICE

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

WATER DAMAGE SERVICE

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

WATERPROOFING

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64

Be On Your A Game.

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

SF APARTMENT MAGAZINE | NOVEMBER 2022

57

Downtown Lowdown… continued from page 30

Our current focus is on getting people com-

our Hospitality Initiative is supporting

fortable to be back on transit, including

people who were dislocated during the

and retention bonuses recently included

when they arrive at our San Francisco sta-

pandemic to return to work as we con-

in our budget for attracting recruits and

tions. I’ve asked SFMTA to work with BART

tinue to advance our economic recovery.

keeping veteran police staff. We also

on assessing and improving our stations for

need a longer-term staffing plan for our

cleanliness and safety. We also have a staff-

But while we will continue to invest in

next budget cycle so that we aren’t just

ing shortage at SFMTA, with 1,200 vacant

programs like these to prepare candi-

backfilling empty positions, but growing

positions for transit operators, mechanics,

dates with the skills they need, we must

our staffing to meet the voter-mandated

and maintenance workers that will hamper

also grow the size of the pool. We are

staffing levels.

our recovery. We are working aggressively

suffering from a critical lack of housing,

to staff up and train more operators. We

so our work to streamline and build more

Improving and Expanding Connections to Downtown

were able to hire 237 transit operators in

housing—not just in the Downtown core,

the last fiscal year, and we have hired an

but all over the city—is essential. Our

We need a safe and reliable transporta-

additional 107 operators since then and are

plans to meet our state-mandated goals

tion system that makes it easy for both

actively recruiting more.

of adding 82,000 new homes in the next

local and regional travelers to access

eight years are absolutely essential to our

Downtown and have a positive experi-

Growing Our Labor Force

recovery and making our city more resil-

ence on transit and when traveling by

We need to ensure that all businesses

ient to future shocks that could impact

vehicle to the office. When people have

have access to workers. We are adding

our labor force.

more flexibility around their schedules,

jobs and have strong growth, particularly

knowing that their ride to work will be ef-

in our professional sectors, but we still

These five areas of focus will serve as the

ficient, safe, and clean is more important

have 30,000 hospitality industry jobs that

foundation for our work over the coming

than ever.

have not yet come back. As our tourism

months around supporting our Down-

industry recovers and other sectors in our

town and Economic Core. The City can-

Our Downtown is fortunate to be central

city continue to grow, they need qualified

not—and will not—do this alone. We will

to local and regional connections. We have

candidates. However, our unemployment

be working with the private sector and

our SFMTA subway bringing people from

rate is at a record 1.9 percent, despite hav-

leading civic organizations to continue

throughout San Francisco, BART stations

ing 13,000 fewer workers employed than

this work. This is about everyone recog-

up and down Market Street, and Caltrain

before the pandemic.

nizing what needs to be done and working together on solutions, whether from

in SOMA. We have ferry services landing right at the Embarcadero. Taking advan-

This is partly the result of a reduced labor

the City or any of our partners, to move

tage of these regional connections is es-

force—another national phenomenon that

our City forward.

sential for our recovery.

San Francisco is also grappling with. We are seeing the effects of that reduced supply as

We’ve made significant progress with

we’re challenged with hiring government

Van Ness BART opening recently, and the

workers, like police officers and transit

Central Subway is scheduled to open soon.

operators, and I know our small businesses,

Regional ferry service has expanded dur-

retailers, and entertainment industries are

ing the pandemic. We also dramatically

all facing the same roadblocks.

This content was reprinted with permission and edited for space and clarity.

expanded the SOMA Bike Network during the pandemic, creating a connected net-

The good news is that we have strong work-

work throughout the neighborhood, mak-

force development programs through our

ing it easy to get around and ride north

Office of Economic and Workforce Devel-

from Caltrain.

opment. We’re training much-needed emergency medical services personnel through

While Muni ridership recovery in our

our City EMT in partnership with the San

neighborhoods is going well, it hasn’t

Francisco Fire Department.

Go Online!

returned to the same level as Downtown.

But there are options for people to get

CityDrive is preparing commercial drivers

downtown efficiently—SFMTA is currently

for SFMTA transit operator and Teamster

providing more downtown service than

shuttle driver positions. Our CityBuild

the current demand. And although the ex-

partnership with the Building Trades and

press routes aren’t back in service, Muni’s

City College is helping construction work-

rapid routes are moving riders as quickly

ers get back to work while training the

as the express routes previously did.

next generation of union apprentices. And

58

NOVEMBER 2022 | SF APARTMENT MAGAZINE

Get information on SFAA classes,apartment industry news & excerpts from SF Apartment Magazine at www.sfaa.org

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

TROPHY AWARDS

Showcasing the Best of San Francisco’s Rental Housing Community

THANK YOU A Special Thank You To Our 2022 Trophy Award Sponsors

PLATINUM SPONSORS Trinity R & L Plumbing Veritas

GOLD SPONSORS Vertex Property Group Greystar Greystar-The Fillmore Gaetani Real Estate, Inc. San Francisco Association of Realtors Apartment.com Mosser Companies Sutro Property Management, Inc. Related Management Company

SILVER SPONSORS

Law Offices of Andrew M. Zacks West Coast Property Management & Maintenance Company Recology Round Hill Pacific Beam Properties Planned Companies Gruber & Gruber Properties AMSI S & L Realty The Guarantors Fire & Water Damage Recovery Real Management Company Giulani Construction AEC Alarms Livable Wiegel Law Group CAA Value Insurance Professional Property Management Association Structure Properties, Inc.

SPECIAL SPONSORS Special Cocktail- Intellirent Wine- Fried, Williams & Grice Conner LLP Beer-Rhino Process Serving Investigation

SF APARTMENT MAGAZINE | NOVEMBER 2022

59

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

Laura Strazzo

Brian O’Neill

Robert Little

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

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

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

Robert Little’s practice focuses on real estate litigation, including challenges to local ordinances and administrative decisions, landlord/tenant disputes, property rights, and land use. Robert received a J.D. and M.B.A. dual degree from the University of Wyoming, where he focused on environmental and business law.

Attorney at Law

Attorney at Law

Attorney at Law

Zacks, Freedman & Patterson, PC • 601 Montgomery Street, Suite 400, San Francisco, CA 94111 415.956.8100 • info@zfplaw.com • www.zfplaw.com

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NOVEMBER 2022 | SF APARTMENT MAGAZINE

RMCsf.com

SM

sfaa’s

You Bet Your Assets!

Everything you need to know about ESA processing and more.

Service or support? HUD or DOJ? FHA or ADA? Do you know the differences?

In this session, we’ll discuss assistance animals and accommodation requests—from the 101 basics to the 2020 HUD Assistance Animal Notice. Both on-site teams and regional management will appreciate the content that we’ll cover on one of the hottest HUD complaint topics.

Instructor: Victoria Coward, CPM, NAAEI Faculty Director of Education and Outreach Pet Screening. Counts toward 1 credit towards CEC.

DATE & TIME:

Wednesday, November 30 10:00am – 11:30am

COST

WEBINAR

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

Members: $45 Nonmembers: $65

REGISTRATION:

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

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT) Get prepared and be involved. NERT is a communitybased training program that takes a neighbor-helping-neighbor approach, creating lifelines between families, neighbors, and San Francisco’s emergency responders.

NERT is a free training program for individuals, neighborhood groups, and community-based organizations in San Francisco. Individuals learn the basics of personal preparedness and prevention. Participants learn hands-on disaster skills that will help them as members of an emergency response team and/or as a leader directing untrained volunteers during an emergency, allowing them to act independently or as an adjunct to City emergency services.

Enrollment is easy! Want to host a NERT training in your San Francisco building or neighborhood? Classes will be scheduled based on program need and location. To request a class, you must have thirty sign-ups and an ADA compliant space able to accommodate at least eighty people.

Neighborhood Emergency Response Team (NERT) (415) 970-2022 SFFDNERT@sfgov.org NERT Class Sign-Up Hotline (415) 970-2024 SF APARTMENT MAGAZINE | NOVEMBER 2022

61

The News… continued from page 10

application has been submitted on or after January 1, 2020, must occur no later than six years following the issuance of a certificate of occupancy.

The above information was written

by Reuben, Junius & Rose Attorney Michael Corbett.

FOR ALL YOUR REAL ESTATE NEEDS SERVING SAN FRANCISCO PROPERTY OWNERS FOR OVER 60 YEARS

SALES INVESTMENTS PROPERTY MANAGEMENT

Legislation Proposed for Rent Control on New Housing Developments Supervisors Aaron Peskin and Matt Dorsey have introduced a bill to impose rent control on new housing developments through Home-SF, San Francisco’s local density bonus program.

Home-SF was passed in 2016 (Supervisor Ahsha Safaí and former Supervisor Katy Tang) and requires that 20 to 30 percent of

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

residential units be affordable, while expediting and increasing heights allowances for projects in the program.

Under the proposed legislation, developers would be able to choose between the existing Home-SF rules—additional affordable units in exchange for height— or they could agree to make the building rent controlled.

Restrictions Loosened for Educator Housing Governor Newsom signed legislation (AB 2295) that will permit school districts to build staff housing on their property without rezoning (as long as the land is adjacent to a parcel zoned residential). The law will be in effect from January 1, 2024 through January 1, 2033.

The bill allows for school districts to convert unused buildings or develop on vacant parcels that are already largely developed. The housing projects must include ten housing units: at least 30 percent of the units must be affordable to lower-income households, and the remaining units must be affordable- to moderate-income households. Any unrented units can be offered to employees of neighboring school districts.

62

NOVEMBER 2022 | SF APARTMENT MAGAZINE

Statewide, there’s potential to develop about 75,000 acres of school property for educators and school district staff. While the projects will be exempt from some federal and state requirements local building and design requirements will apply.

San Francisco Unified School District recently broke ground on its first affordable housing development for teachers. The apartment building will have 135 affordable housing units (varying in sizes) on 43rd Avenue between Judah and Irving Streets in the Sunset District. According to Anne Stanley, spokeswoman for the Mayor’s Office of Housing and Community Development, “For a three-person household, the maximum income would be $150,000 a year.”

Troy Flint, spokesperson for the California School Board Association, said that he has received at least fifty requests from California school districts regarding converting district property into teacher housing.

SFAA Updates

SFFD Toy Drive: The San Francisco Fire Fighters Toy Program believes that no child should be without a toy during the holiday season. SFAA is hosting a donation barrel through the end of the year to support this charity. Stop by the office with a new, unwrapped toy to contribute.

SFAA Office Reopening Status: As the SFAA continues a hybrid in-office work model, members are welcome to make an appointment to visit the office. However, please refrain from coming in person if you have tested positive for, were exposed to, or have symptoms of COVID-19.

The best way to have your questions answered is through email: MemberQuestions@sfaa.org. And just a friendly reminder, timely payment of membership dues is the best way to help the association help you.

SFAA Member Meetings: The first in-person member meeting since the 2020 shelterin-place is scheduled! Mark your calendars for March 15, 2023.

SF APARTMENT MAGAZINE | NOVEMBER 2022

63

TIS THE SEASON We can all agree that this year has been tough in different ways for just about everyone. If you’re looking for ways to give back this holiday season, consider supporting your community through these local organizations.

HOMELESS PRENATAL PROGRAM homelessprenatal.org/donate A nationally recognized family resource center in San Francisco that empowers homeless and low-income families, particularly mothers motivated by pregnancy and parenthood, to find within themselves the strength and confidence they need to transform their lives.

MEALS ON WHEELS mowsf.org/donate Help make the holidays cheerier for thousands of San Francisco seniors by donating to Meals on Wheels. Meals on Wheels provides a network of services that allows seniors to live in their homes with dignity and independence. They are the only organization in San Francisco that offers two home-delivered, nutritionally tailored meals every day, seven days a week.

MENTAL HEALTH ASSOCIATION OF SAN FRANCISCO mentalhealthsf.org MHASF has been a San Francisco nonprofit and a leader in peer recovery for hoarding and cluttering for 75 years. MHASF peer-based counseling and support services are designed to improve quality of life and prevent eviction and homelessness for individuals living with hoarding behaviors while offering support to family members and professionals working with hoarding behavior challenges.

RHINO

SAN FRANCISCO HOUSING FOUNDATION sfhousingfoundation.org In partnership with the San Francisco Apartment Association, SFHF helps rental property owners who do not speak English as their primary language keep up with San Francisco’s ever-changing landlord-tenant laws through education and translation services.

SWORDS TO PLOWSHARES swords-to-plowshares.org/donate Swords to Plowshares is a Bay Area-based nonprofit organization dedicated to supporting all veterans, including 3,000 homeless, low-income, and at-risk local vets each year. The organization offers employment and job training, supportive housing programs, permanent housing placement, counseling and case management, and legal services.

(833) 711-3400 info@lllegalassistance.com www.lllegalassistance.com 64

NOVEMBER 2022 | SF APARTMENT MAGAZINE

SLP_SFApt_Ad_0813_Shwiff_SFaptAd_0813 8/19/13 3:58 PM Page 1

EXPERTISE

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AS YOU DECK THE HALLS THIS SEASON, BE FIRE SMART. Did you know that nearly half of holiday decoration fires happen because decorations are placed too close to a heat source?

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EXPERIENCED, RESPONSIVE REAL ESTATE ADVISORS ■ ■

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Real Estate Tax Matters Specialists

The winter holidays are a wonderful time for family get-togethers and celebrations. They are also a time when fire departments nationwide see a significant increase in preventable home fires.

Hundreds of people die needlessly each winter because of fires involving Christmas trees, candles, and unattended cooking. By taking some simple precautionary steps, everyone can enjoy the lights and festivities—and remain safe while doing so.

FIRE SAFETY FOR HOLIDAY DECORATING AND ENTERTAINING:

QuickBooks for Property & Business Accounting

• Test your smoke alarms.

1031 Exchange Guidance & Tax Law Explanation

• Choose decorations that are flame resistant or flame retardant.

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• Place Christmas trees at least three feet from fireplaces, furnaces, or any other heat source.

• Water live Christmas trees regularly (trees should have fresh green needles) and dispose of them safely within four weeks of placing them. A dry tree is dangerous because it can catch fire easily.

• Consider using battery-operated flameless candles, which can look, smell, and feel like real candles.

• Keep lit candles away from decorations and other things that can burn.

Make sure they are in stable holders and place them where revelers can’t easily knock them down.

• Keep children and pets away from lit candles.

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• Connect no more than three strands of mini light sets and a maximum of fifty bulbs for screw-in bulbs.

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• Turn off all string lights before leaving home or going to bed.

• Do not burn Christmas tree branches or wrapping paper in fireplaces.

• Stay in the kitchen while cooking on the stovetop.

The above information was written by the San Francisco Fire Department and reprinted with permission. For more information and free fire-safety resources, visit sf-fire.org or usfa.fema.gov.

SF APARTMENT MAGAZINE | NOVEMBER 2022

65

2022 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

9/7/2022

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

9/14/2022

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

9/21/2022

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

9/28/2022

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

10/5/2022

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

10/12/2022

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

10/19/2022

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

10/26/2022

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

11/2/2022

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

11/9/2022

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)

66

caanet.org events@caanet.org

NOVEMBER 2022 | SFNinth APARTMENT 800.967.4222 Street,MAGAZINE Suite 1430 • Sacramento, CA 95814 • 980

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE "Someone's sitting in the shade today because someone planted a tree a long time ago" -Warren Buffett

For Sale: Two Trophy Marina Buildings 3315 Octavia Street

3337 Octavia Street

5 Units | 2 Car Parking | 4.5% Cap | 14.2 GRM

6 Units | 2 Car Parking | 4.3% Cap | 15.1 GRM

Offered at $2,700,000

Offered at $3,450,000

John Antonini

Daniel Foley

415.794.9510 john@antoninisf.com www.antoninisf.com

415.866.7997 daniel@danielfoley.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 | NOVEMBER 2022

67

TO MOST PEOPLE, THIS BUILDING’S KEY FEATURE IS ITS IMPRESSIVE FACADE

*

TO YOU, IT’S THE FOUNDATION FOR A SECURE RETIREMENT. 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.

gaetanirealestate.com 415.668.1202