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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.
SF AP magazine
SF APARTMENT
contents
Features
24
Battle Royale
by CHARLEY GOSS
36
A Golden Key by ALEX GOFFO
36 4 OCTOBER 2026 | SF APARTMENT MAGAZINE
PARTM Columns
Membership
8
18
Vacancy Verdict
Bill Breakdown
The News
by VARIOUS AUTHORS
Sacramento Report by DEBRA CARLTON
14
20
Case in Point
Fridge Benefits
Do This, Not That by NATALIE DREES
Legal Q&A
by VARIOUS AUTHORS
50
Membership Application
52
Calendar
54
Professional Services Directory
24
SF APARTMENT MAGAZINE | OCTOBER 2026 5
ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Vertex Property Group is a team of experts - in management, leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority:
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magazine
SF APARTMENT
San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112 Email memberquestions@sfaa.org Web www.sfaa.org
SFAA Staff Executive Director Janan New
Deputy Director Vanessa Khaleel
Administrative & Technical Manager Stephanie Alonzo Government and Community Affairs Charley Goss
Marketing Lara Kisich
Member Services Gershay Castaneda
Education & Member Services Maria Shea
Accountant Crystal Wang
SFAA Officers President J.J. Panzer
Vice President Robert Link Treasurer Paul Gaetani
Secretary Kent Mar
SFAA Directors Eric Andresen, Oz Erickson, Craig Greenwood, Andrew Long, Craig Lipton, James Sangiacomo, Dave Wasserman
VOLUME XXXVII NUMBER 10 OCTOBER 2026 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy
Art Director Jéna Safai
Production Manager Stephanie Alonzo 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 @2026 by SFAA.
SF APARTMENT MAGAZINE | OCTOBER 2026 7
COLUMN
THE NEWS was intended to encourage owners to put vacant residential property into use and keep it there.
Vacancy Verdict
An appeals court sides with SFAA and property owners, keeping San Francisco’s voter-approved vacancy tax blocked.
S
an Francisco’s voter-approved Empty Homes Tax remains blocked after a state appeals court ruled that the measure conflicts with California’s Ellis Act, handing a victory to SFAA and other property owners and housing organizations that challenged the law. The First District Court of Appeal unanimously upheld a lower-court judgment invalidating Proposition M, which San Francisco voters approved in November 2022. SFAA, the Small Property Owners of San Francisco Institute, the San Francisco Association of Realtors, and several individual property owners filed suit against the City in 2023. Proposition M was designed to discourage owners from leaving certain residential units vacant for more than 182 days in a calendar year. It applied to buildings with three or more residential units, subject to exemptions and exclusions for circumstances including an owner’s primary residence,
8 OCTOBER 2026 | SF APARTMENT MAGAZINE
existing leases, construction and repairs, disasters, and the death of an owner. The tax initially ranged from $2,500 to $5,000 per vacant unit depending on unit size, and could increase in subsequent years to as much as $20,000 per unit, with adjustments for inflation. City officials originally estimated the measure could generate $20 million to $37 million annually for affordable housing and rent subsidies. The legal dispute centered in part on the Ellis Act, a 1985 state law that prohibits public entities from compelling residential property owners to offer or continue to offer accommodations for rent or lease. In its September ruling, the appeals court concluded that the Ellis Act protects not only an owner’s ability to leave the rental market, but also the right to remain out of it. The court found that Proposition M conflicted with that protection because the tax
The ruling affirmed a 2024 decision by San Francisco Superior Court Judge Charles Haines that struck down the tax. The lower court had also found constitutional problems with Proposition M, including under the Fifth Amendment’s Takings Clause and privacy and familial-association protections. The appellate court did not need to resolve those additional issues because its Ellis Act conclusion was sufficient to uphold the judgment. The tax has never been collected. After the Superior Court ruling, the Board of Supervisors amended the ordinance in 2025 to suspend implementation while the litigation continued. Under that amendment, the tax could take effect only after a final decision in the case and exhaustion of appeals. The City Attorney’s Office, which defended the measure, said it was disappointed with the appellate ruling but respected the court’s decision. As of the ruling, the City had not announced whether it would ask the California Supreme Court to review the case. Unless the decision is overturned on further review, Proposition M cannot take effect. Lurie Announces $30 Million Rent Package
Mayor Daniel Lurie declared a “Rent Emergency” this month and announced a package of legislative proposals, funding, and enforcement measures intended to assist renters and prevent evictions as San Francisco rents continue to rise. The package includes several proposals that could directly affect rental
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SFAA
TROPHY AWARDS SAVE THE DATE!
Mark November 12 on your calendar for the 20th anniversary of the SFAA Trophy Awards at the St. Regis Hotel San Francisco.
The Trophy Awards honor the firms, employees, and properties leading San Francisco’s rental housing community. Looking for a memorable way to kick off the holiday season? Celebrate a year well done by treating your staff to an evening at the Trophy Awards. The event offers the perfect opportunity to recognize your team’s accomplishments while celebrating with other industry professionals. A limited exclusive sponsorship is available in honor of the Trophy Awards’ 20th anniversary. For sponsorship opportunities, contact Vanessa Khaleel at vanessa@sfaa.org. And don’t forget to nominate your standout employees. The Trophy Awards are an opportunity to recognize the individuals whose hard work, professionalism, and dedication contribute to your company’s success. You can even nominate yourself—no need to be modest. Submit nominations to Stephanie Alonzo at stephanie@sfaa.org.
housing providers. Legislation sponsored by Supervisor Jackie Fielder would prohibit nonpayment evictions when the amount owed is less than the federal Fair Market Rent for a comparable unit. The thresholds are currently $2,485 for a studio, $2,977 for a one-bedroom, $3,604 for a two-bedroom, $4,604 for a three-bedroom, and $4,772 for a four-bedroom. Supervisor Danny Sauter is sponsoring legislation that would cap rent increases that incorporate banked increases and capital improvements at 10%. Another proposal, sponsored by Lurie, would increase Ellis Act relocation payments by approximately $3,000 per tenant.
10 OCTOBER 2026 | SF APARTMENT MAGAZINE
The package also includes an additional $3 million for the Tenant Right to Counsel Program and additional funding for housing vouchers for low-income households. The City plans increased outreach in regard to the City Attorney’s complaint portal, and a Know Your Rights campaign aimed at educating both renters and property owners about their legal rights and responsibilities. SFAA met with the Mayor’s office following the announcement, and had already been discussing some of the proposals with members of the Board of Supervisors. The association is opposing Fielder’s nonpayment proposal, and submitted a letter of objection and legal opinion arguing that the ordinance is preempted by state law. SFAA also argues that the City should not enact the measure while the California Supreme Court considers a similar legal question arising from a Los Angeles ordinance. The state Supreme Court is reviewing whether California’s Unlawful Detainer Act preempts a local ordinance establishing a minimum amount of unpaid rent before a housing provider may begin eviction proceedings. SFAA said it is reviewing potential litigation if San Francisco adopts Fielder’s proposal. SFAA is also examining whether the proposed increase in Ellis Act relocation payments could be preempted by state law, and whether to challenge that measure if it becomes law. SFAA has separately met with Sauter about the proposed limit on banked rent increases. SFAA argues that banking increases saves tenants money in years when a housing provider chooses not to impose the full allowable increase, and that owners should not be penalized for doing so. The pending legislation would cap the amount that could be imposed at one time, but would not eliminate unused increases from prior years. The proposals must proceed through the Board of Supervisors before taking effect.
SF Rent Surge Continues
San Francisco rents continue to climb rapidly, extending the increases reported in the last issue of SF Apartment Magazine. New Apartment List data cited by KQED show San Francisco leading major U.S. markets in year-over-year rent growth, with rents up 11% by the company’s current measure. Apartment List also estimates that rents have increased 25.6% since 2025, and puts the average monthly rent for a one-bedroom apartment at nearly $4,000. The increases come as San Francisco experiences renewed demand associated with the AI sector, and an influx of highly paid workers competing for a limited housing supply. Rental-market estimates vary substantially depending on methodology and the types of listings included, as The News reported last month. But multiple measures now point in the same direction: San Francisco’s rental market has tightened considerably after several years of comparatively weak post-pandemic demand. SFAA Office Update
SFAA’s office is open Monday through Friday. Members are welcome to come into the office to pick up rental forms or for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Please call the SFAA office to confirm your lease order, and make an appointment for counseling whenever possible. Rental forms can be accessed online at sfaa.org. The best way to have your questions answered is by calling the office at 415- 255-2288 and, if needed, selecting a staff member’s extension. Questions can also be submitted via email to MemberQuestions@sfaa.org. And just a friendly reminder: Timely payment of membership dues is the best way to help the association help you.
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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 | OCTOBER 2026 11
RENTAL ROUNDUP HIGHLIGHTS FROM SFAA’S SEPTEMBER MEMBERSHIP MEETING From new legislation and security-deposit rules to move-in procedures and recurring landlord-tenant questions, SFAA’s September Membership Meeting provided housing providers with legal and practical guidance for navigating San Francisco rental housing.
LEGISLATIVE AND LEGAL UPDATE Presented by Charlie Goss, SFAA Government Affairs Director SFAA provided an update on Mayor Daniel Lurie’s recently announced rent-emergency package and the association’s advocacy at City Hall. Among the proposals discussed was legislation that would restrict nonpayment evictions when the amount owed falls below a specified threshold tied to fair-market rent. SFAA has raised concerns about the proposal and urged the city to await guidance from the California Supreme Court, which is considering a related legal question. The update also highlighted SFAA’s recent victory in its challenge to San Francisco’s residential vacancy tax. A California appellate court agreed that the tax violates the Ellis Act, affirming the lower court’s decision striking it down. For details, turn to page 8.
SECURITY DEPOSITS Presented by Clifford Fried, Fried, Williams & Grice Conner LLP Attorney Clifford Fried reviewed key security-deposit requirements, including limits on the amount owners may collect, San Francisco’s requirement to pay interest on deposits, move-in and move-out documentation, inspections, and deadlines for returning deposits. Fried emphasized documenting a unit’s condition with clear photographs at move-in and move-out. He also reminded owners of the 21-day deadline for returning and itemizing security deposits and discussed California’s general onemonth limit on deposits, along with the exception available to qualifying small housing providers.
STARTING A TENANCY RIGHT Presented by Nancy Bell, Vertex Property Management, and Joe Austria, 2B Living Property managers Nancy Bell and Joe Austria discussed how careful preparation at move-in can prevent disputes later in a tenancy. They recommended using current lease forms and required disclosures, completing a detailed move-in condition report with the resident, and taking consistent photographs of the unit. Organize records so leases, inspections, photographs, correspondence, and other documentation remain readily accessible throughout the tenancy. Clear communication is equally important. Residents should understand from the beginning how and when to pay rent, where to submit maintenance requests, what information to include, and how emergency requests differ from routine issues.
LEGAL Q&A PANEL Presented by Dave Wasserman, Wasserman San Francisco; Michael J. McLaughlin, McLaughlin Sanchez; Laura Campbell, Nixon Peabody; and Ryan Patrick, Wiegel Law Group Attorneys discussed proposed restrictions on nonpayment evictions and banked rent increases, including the potential implications for long-term tenancies and property transactions. The panel also fielded questions involving habitual late rent payments, security deposits, lithium-ion batteries and e-bike charging, unpermitted units, emergency entry, and garage and storage spaces. The panelists stressed the importance of following required procedures rather than relying on informal arrangements. They advised particular caution when changing terms or services associated with an existing tenancy and encouraged owners to consult counsel when circumstances are unclear.
ACCESS MEETING RESOURCES Members who could not attend can view the meeting recording and related resources on the SFAA website under the “Events” tab.
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13
COLUMN
DO THIS, NOT THAT
Case in Point Written by NATA LIE DR EES
A trip to small claims court reveals what landlords should— and shouldn’t—do when deposit disputes arise.
R
ecently, I had the opportunity to defend one of my security deposit deductions in small claims court. While I have been managing property for more than twenty years, I don’t often find myself in court over security deposits. Most disagreements are resolved through communication and compromise. In this case, however, a former tenant sued over $925 in security deposit deductions—$425 for cleaning and $500 for repairs. The total refund amount was over $7,000. The judge ultimately awarded the tenant $100, meaning nearly 90% of the deductions were upheld. Considering that the disputed amount represented less than 13% of the tenant’s total security deposit, I considered the outcome a win.
provided a written list of the items that would result in deductions if they were not corrected before move-out. Since this tenant vacated, California’s security deposit laws have become even more stringent, and now require additional documentation. If you haven’t updated your procedures recently, I strongly encourage you to do so. To read about the new requirements, turn to the sidebar on page 16. Demonstrate That You Are Fair
It seemed to resonate with the judge that I wasn’t trying to charge the tenant for everything I possibly could.
Follow the Move-Out Process Meticulously
Along with the security deposit accounting, I included a cover letter explaining that there were several items I could have charged for but intentionally chose not to. I exercised discretion because I believed this tenant was already combative from the start, and I hoped to avoid a frivolous small claims lawsuit. Obviously, the tenant didn’t appreciate my generosity.
We offered the tenant a pre-move-out inspection, as required by law, and
However, that simple letter appeared to carry weight. It demonstrated that my goal wasn’t to maximize deductions—it was to fairly account for the condition in which the property was returned.
More importantly, the experience reinforced several lessons that I believe are valuable for every landlord.
I believe one of the biggest reasons we were successful was that we followed California’s move-out procedures carefully.
14 OCTOBER 2026 | SF APARTMENT MAGAZINE
Sometimes explaining what you didn’t charge for can be just as persuasive as explaining what you did. Try to Resolve the Dispute Before Court
Before the lawsuit was filed, I reached out to the tenant in an effort to negotiate. Normally, I would not spend the time and expense to defend a relatively small security deposit dispute. However, this case felt different. The apartment had clearly not been cleaned, and despite my efforts to resolve the matter, the tenant was unwilling to compromise. It was also an opportunity to stay current on how judges are evaluating today’s security deposit cases. Laws continue to evolve, and appearing in court periodically helps me better advise my clients and improve my practices. Listen More Than You Talk
One of the most valuable lessons from the hearing was the importance of listening carefully. Throughout the trial, the tenant repeatedly argued that landlords “can’t charge for normal wear and tear.” Interestingly, he had also explained in earlier emails what he considered normal wear and tear. Because I listened carefully, I was able to respond that I hadn’t charged him for any of the items he himself classified as normal wear and tear. Every deduction related to cleaning or damage beyond ordinary use. That distinction appeared to resonate with the judge.
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SECURITY DEPOSIT & RENT REPORTING RULES Two California laws that took effect in 2025 added new requirements for rental housing providers. DOCUMENT SECURITY DEPOSIT DEDUCTIONS Under AB 2801, as of April 1, 2025, landlords must photograph a rental unit at two key points after a tenant moves out: before any cleaning or repairs are performed, and again after the work is completed. These requirements apply regardless of when the tenancy began. When a landlord deducts cleaning or repair costs from the security deposit, the before-and-after photographs must be provided to the former tenant with the itemized security deposit disposition, along with required bills, invoices, or receipts. Thorough documentation is especially important if a deduction is later challenged in small claims court. OFFER RENT REPORTING Also effective April 1, 2025, AB 2747 requires many landlords to offer tenants the option of having on-time rent payments reported to at least one credit bureau. The requirement generally applies to properties with sixteen or more units, and to certain smaller properties owned by corporations with multiple residential rental properties.
management—even when I legally could have. I also described the condition in which most tenants leave their apartments, and the level of cleaning and maintenance typically expected. I believe this helped the judge see that my expectations were reasonable and consistently applied, not arbitrary or profit-driven. A long history of treating tenants fairly is one of the best pieces of evidence you can bring to court. Practical Tips for Small Claims Court
If you ever find yourself defending a claim, a little preparation goes a long way. Bring three complete sets of your evidence: one for yourself, one for the tenant, and one for the judge. • Organize your documents in the order you expect to discuss them. • Arrive early. • Silence your cell phone. • Never interrupt the judge or the opposing party. • Listen carefully before responding.
For new tenancies, the offer must be made when the rental agreement is entered into. Existing tenants also must be provided the opportunity to opt in.
• Stay calm, professional, and respectful, even if the other party is not.
ARE YOU CHARGING, HOLDING, AND RETURNING SECURITY DEPOSITS CORRECTLY?
A Lesson for Tenants
Wednesday, October 30 11:00 a.m. to 12:00 p.m. Virtual Course
• Judges appreciate professionalism.
While this magazine is written primarily for landlords, I think my experience offers an important lesson for tenants, too.
Another point that seemed to help was explaining my history as a property manager.
By the end of the case, the tenant recovered $100. To pursue that result, he paid approximately $75 to file the lawsuit and $50 to have it served. Then, there’s the value of his time preparing for court and attending the hearing.
I told the court there were certain items I have never charged a tenant for in more than twenty years in property
Perhaps most significantly, I had already mailed him a check for the undisputed portion of his security deposit—more
Consistency Builds Credibility
16 OCTOBER 2026 | SF APARTMENT MAGAZINE
than $7,000—within the required time frame. Rather than cashing the check, he chose to hold it until the lawsuit was resolved. As a result, those funds sat unused for months instead of being available to him for living expenses, investment, or even earning interest in a high-yield savings account. Everyone has the right to pursue a legal claim when they believe they have been wronged. However, litigation also has costs that aren’t always obvious. Filing fees, service fees, time away from work, stress, and lost opportunities can all outweigh the amount ultimately recovered. Sometimes, swallowing a little pride and working toward a reasonable compromise is the better financial decision for everyone involved. Final Thoughts
No landlord enjoys being sued, even over a relatively small amount. But I left the courthouse feeling that the legal process worked as intended. The judge carefully reviewed the facts, asked thoughtful questions, and ultimately upheld nearly all the deductions because they were well-documented, reasonable, and supported by the evidence. The biggest takeaway wasn’t simply the outcome. It was a reminder that good documentation, compliance with the law, fairness, and professionalism remain the strongest tools a landlord has. When you consistently treat tenants fairly and thoroughly document your decisions, you’re putting yourself in the best possible position—not just for court, but for successful property management overall. Natalie Drees is the president of Lingsch Realty and recipient of three SFAA Trophy Awards for property management. Lingsch Realty provides San Francisco landlords expert property management leasing services and investment property consulting. Natalie can be reached at ndrees@lingschrealty.com.
SF APARTMENT MAGAZINE | OCTOBER 2026 17
COLUMN
SACRAMENTO REPORT
Bill Breakdown written by DEBR A CA R LTON
CAA advocacy helped stop a slate of proposals that would have imposed new restrictions on rental housing providers.
C
alifornia lawmakers considered a slate of proposals this legislative session that would have lowered the statewide rent cap, delayed rent collection, restricted rental housing fees, and imposed new screening and cooling requirements. When the two-year session ended August 31, 2026, none of the above proposed legislature had passed. Advocacy by the California Apartment Association helped stop those measures and many others that would have harmed the rental housing industry. Here’s a recap. Emergency Rent Expansion Stopped
Senate Bill 493, authored by Senator Josh Becker (D-Menlo Park), would have added “war” to the events that could trigger an emergency declaration under California’s price-gouging law by the President of the United States or the Governor of California. The current law generally bars rental housing providers and other businesses from increasing prices by more than ten percent for the life of the emergency, which can be years. CAA warned the legislature that the bill’s broad definition of war would create compliance uncertainty and potential criminal liability when rent increases reflected legitimate operating costs. The definition of “war” in the bill included (1) a time during which Congress has declared war,
18 OCTOBER 2026 | SF APARTMENT MAGAZINE
and peace has not been formally restored; (2) a time during which the United States is engaged in active military operations against any foreign state, whether or not war has been formally declared; and (3) a time during which the United States is assisting the United Nations, in actions involving the use of armed force, to maintain or restore international peace and security. Given this definition of “war,” it’s easy to see how rents could have been capped indefinitely. CAA organized a broad business coalition, testified against the bill, and asked rental housing providers to contact lawmakers. CAA members and other housing providers generated thousands of messages urging the Assembly to reject it. In the end, SB 493 Assembly placed SB 493 on its inactive file without final passage, leaving existing law unchanged on this issue. Lowered State Rent Caps
Assembly Bill 1157 would have lowered the state’s annual rent cap to 2% plus inflation or 5%, whichever was lower, removed the exemption for most single-family homes and condominiums, and eliminated the law’s 2030 expiration date. It failed in the Assembly Judiciary Committee. Fourteen Days to Pay Rent
Senate Bill 436 would have given tenants an additional fourteen days after the first of the month to pay rent.
CAA argued that a universal delay would force housing providers to extend credit while their own expenses remained due. The bill failed in the Assembly Judiciary Committee. Limits on Fees
Assembly Bill 1248 began as a ban on most fees outside of rent. A later version required disclosure of fees in all advertising, and restricted ratio utility billing systems (RUBS). While CAA supported clear cost disclosure, the organization opposed limits on recovering standard operating expenses. The bill failed passage in the Assembly. Limits on Pet Fees
Assembly Bill 2609 would have capped any additional pet rent at one percent of monthly rent, and limited an additional pet deposit to fifteen percent of one month’s rent. The bill failed passage in the Assembly. Cooling Devices Installation
Assembly Bill 2616 would have required landlords to allow tenants to install cooling devices intended to keep a unit below 82 degrees. The bill did not consider a building’s electrical load capacity. It failed in the Assembly. No Criminal History Discrimination
Assembly Bill 2064 would have added criminal history to the law as a protected class, making it hard—if not impossible—for rental housing providers to reject a tenant-applicant or potential employee with a criminal history. The bill failed in the Assembly. No Eviction for Tenants Employed by the Federal Government
Senate Bill 1155 would have barred a rental property owner from proceeding Sacramento Report… continued on Page 50
SF APARTMENT MAGAZINE | OCTOBER 2026 19
COLUMN
LEGAL Q&A
Fridge Benefits written by VA R IOUS AUTHORS
However, “[a] tenant and landlord New appliance requirements and a may mutually agree when the lease divorcing couple raise questions about is signed if the tenant chooses to provide and maintain their own housing providers’ responsibilities. refrigerator, provided that all of the following apply: Q. A long-term resident who apparatus on doors and windows to
moved in with her own refrigerator informed me that it recently quit working and asked for a replacement, citing a new state “refrigerator law.” Am I responsible for replacing it?
A. As responsible housing provid-
ers, we have been ingrained with the understanding that only “habitable” dwellings are suitable for rental use in California. Over the years, the definition of “habitable” has expanded. Traditionally, the elements of habitability included the more obvious characteristics of safe and comfortable housing features such as: (1) effective waterproofing and weather protection of roof and exterior walls, including unbroken windows and doors; (2) functioning plumbing fixtures; (3) a safe water system, including hot water, with a proper sewage connection; (4) a functioning heating system that will heat all habitable rooms to 70 degrees Fahrenheit at all times; (5) safe and operable electrical systems that provide adequate lighting; (6) building common areas that are maintained in a clean and sanitary manner, with sufficient pest control to ensure that the apartment and building are free from rodent and vermin infestations; (7) proper and adequate waste, recycling , and composting removal; (8) floors, stairways, and railing maintained in good repair; (9) secure mail receptacles; and (10) security
20 OCTOBER 2026 | SF APARTMENT MAGAZINE
provide safety to the occupants. If the apartment lacks any of these features, the resident may be excused from paying rent, and you as the housing provider could potentially face civil and even criminal penalties. In addition to the above, other state and local housing codes mandate additional features (e.g., smoke detectors, carbon monoxide devices, mold-free living) for the apartment to be habitable. In 2026, the state expanded the list of habitability requirements set forth in Civil Code section 1941.1 to include the following: Apartments (but not most SROs or residential hotel rooms) must have “a stove that is maintained in good working order and capable of safely generating heat for cooking purposes. A stove that is subject to a recall by the manufacturer or a public entity is not capable of safely generating heat for cooking purposes. This [requirement] shall only apply to a lease entered into, amended, or extended on or after January 1, 2026.” Apartments (but not most SROs or residential hotel rooms) must also have “a refrigerator that is maintained in good working order and capable of safely storing food. A refrigerator that is subject to recall by the manufacturer or a public entity is not capable of safely storing food.”
(i) The lease contains a statement:
Under state law, the landlord is required to provide a refrigerator in good working order in your unit. By checking this box, you acknowledge that you have asked to bring your own refrigerator and that you are responsible for keeping that refrigerator in working order. (ii) The lease provides that the tenant may, with 30 days written notice, inform the landlord that they no longer wish to keep their own refrigerator in the unit, and that at the end of the 30day notice period, the landlord shall install a refrigerator in good working order in the unit. (iii) A landlord shall not condition a tenancy upon the tenant providing their own refrigerator. (iv) The landlord shall not be responsible for the maintenance of a refrigerator provided by the tenant.” As with the stove mandate, these refrigerator requirements shall only apply to a lease entered into, amended, or extended on or after January 1, 2026. In addition, a landlord shall repair or replace a stove or refrigerator that is subject to recall by the manufacturer or a public entity within thirty days of receiving notice that the stove or refrigerator is subject to recall.
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The question here seeks guidance on an older, pre-2026 tenancy where the tenant moved in with her own refrigerator. Technically, the repair or replacement of that appliance falls upon the tenant. However, a literal reading of the statute states that leases amended or extended after January 1, 2026, become subject to this new refrigerator and stove law. You likely will adjust rent or impose other terms and conditions onto this resident post-2026 as part of an annual renewal process, so in this author’s opinion, the better course of conduct would be to replace the refrigerator and to service the stove as needed. Indeed, habitability is not something to be taken lightly! —Dave Wasserman
Q.
A married couple who cosigned a lease is getting a divorce. One of them plans to stay in the apartment. Should I ask that person to sign a new lease?
A. For many renters, rent control feels
like an asset. In terms of housing costs, it resembles an amortized mortgage payment that stays the same as prices increase all around. But aside from waiver traps for the landlord and some tenant illegal activity, it’s not transferable or sellable.
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You’re wondering if you should have the remaining tenant sign a new lease, but you’re focusing on the wrong spouse. First, the “intermediate length occupancy” ordinance (the reason landlords can’t rent to, e.g., corporate rentals placing traveling nurses) also made it clear that the end of a term lease does not conclude the tenancy. The tenant who stays was your tenant on the original lease, and they remain your tenant once that lease expires, and their tenancy becomes month-to-month. Having them sign a new lease (and presumably, you mean that you have only them sign the new lease) does nothing to conclude the contractual rights Legal Q&A… continued on Page 64
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Ballot Royale Written by CH A R LEY GOSS
Supervisors, Charter reform, and taxes headline another consequential San Francisco election.
Rental rates are up, the local economy is continuing to rebound, and for the first time in a long time, San Franciscans are feeling optimistic about the city’s future. Just four months after city residents went to the ballot box in June, SFAA is here again to provide you with all the information—and SFAA endorsements—you need to make educated decisions on your ballot this November. In our analysis of the June election results, we recognized Mayor Lurie had a great election despite not appearing on the ballot. Voters agreed with every one of the Mayor’s endorsed candidates and ballot measure positions. Thankfully, Mayor Lurie’s endorsements overlapped significantly with SFAA’s endorsements, and so the June election was a good one for SFAA members. This time around, we hope to build on that progress as voters consider five seats on the Board of Supervisors, ten local ballot measures, and seven representatives for the School Board and Community College Board. You’ll also see fourteen statewide ballot measures and one regional measure, but as the local affiliate of the California Apartment Association, SFAA can only issue endorsements for San Francisco candidates and ballot measures—which are what we’ll cover in this article. As you might imagine, this election is important for San Franciscans and SFAA members. If you were to distill this November’s local election into a few core themes, they’d probably be: high stakes for the future of the Board
24 OCTOBER 2026 | SF APARTMENT MAGAZINE
SF APARTMENT MAGAZINE | OCTOBER 2026 25
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26 OCTOBER 2026 | SF APARTMENT MAGAZINE
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of Supervisors, Charter reform, tax policy, and a dispute over the Great Highway (again). High Stakes for the Future of the Board of Supervisors
For the first time in a long time, we have a Board of Supervisors that is generally aligned with and supportive of the Mayor’s agenda and policy priorities. That alignment means real collaboration between the executive branch and legislative branch can occur, which is exactly what is at stake this November when five seats (the even-numbered Districts) on the Board of Supervisors are up for grabs. In the Marina’s District Two, Supervisor Stephen Sherill cleared the field in the June primary election, winning by almost 39 percentage points. SFAA has a good working relationship with Sherill, who is a cornerstone of the moderate majority on the Board of Supervisors. Stephen Sherill is SFAA’s endorsed candidate in District Two and will coast to victory again this November. The same story can be told about District Four, where Supervisor Alan Wong beat his various opponents by about 22 percentage points (after factoring in ranked choice voting). SFAA also has a good working relationship with Wong, who is a reliable vote for Mayor Lurie’s agenda. SFAA is proud to endorse Alan Wong for District Four Supervisor. Wong should also have no problem retaining his seat as the representative for the Sunset District. In District Six, SoMa, SFAA-endorsed Supervisor Matt Dorsey will also cruise to reelection. Dorsey has been laserfocused on improving public safety, supporting the development of new housing, and expanding eviction recovery resources. Dorsey is also the potential future President of the Board of Supervisors, and SFAA has worked collaboratively with Dorsey and his staff for years now. Districts Eight (the Castro) and Ten (the Bayview) are where things get really interesting: two hotly contested races will dictate the balance of the Board as either “moderate” or “progressive.” How these two races go will have a substantial impact on the policy priorities for the Board of Supervisors over the next several years, as well as whether the legislative branch will serve as a check on the Mayor’s agenda, or whether the Board will continue to support the Mayor on his priorities to support the economic recovery of the City. In District Eight, the highly qualified Manny Yekutiel and Gary McCoy are the frontrunners to represent the Castro. Yekutiel is considered the more moderate candidate. Accordingly, moderate political groups and business organizations like SFAA have largely coalesced around Manny Yekutiel, who has served as the director for the Civic Joy Fund, which organizes neighborhood activations, night markets, and neighborhood cleanups. Manny also owns and operates his
28 OCTOBER 2026 | SF APARTMENT MAGAZINE
eponymous Mission District cafe, which is also a civic event space. Yekutiel’s policy goals include building ten thousand units in the district in eight years, fully staffing SFPD, enhancing and expanding services for mental illness, and filling vacant storefronts. Gary McCoy brings an impressive life story and professional experience to this race, and his policy priorities alternate between “moderate” (streamlining the City’s small business permitting process, supporting Mayor Lurie’s Family Zoning Plan, expanding resources for crisis responders like police and firefighters), and “progressive” (strengthening and expanding tenant protections, expanding union protections, and harm reduction). It is worth mentioning that in the early summer, after SFAA issued its endorsement, Yekutiel was accused of sexual assault for an incident alleged to have taken place at a party six years ago. The SFPD placed the case on “inactive status,” claiming they did not have enough evidence to move forward, and the SF Democratic Party concluded their investigation into the alleged incident. The SF Democratic Party has also voted to endorse Manny Yekutiel, along with Mayor Daniel Lurie, the SFPOA, and the Firefighters Union. In this race, SFAA believes that Manny Yekutiel will be a proactive, common-sense leader in support of legislative and regulatory approaches to build the economy and help small businesses (including landlords) thrive. There are many candidates vying for District Ten, the Bayview, but the two frontrunners are Theo Ellington and Dionjay Brookter. Theo Ellington is a Bayview native and nonprofit executive who has also served as a City commissioner. Ellington has collaboratively worked with SFAA on legislation and various projects while employed by the Golden State Warriors, the Salvation Army, and as a consultant. Brookter is the former director at Young Community Developers, and is a protégé of current District Ten Supervisor Shamann Walton, who, as a legislator, has consistently voted against SFAA members’ interests. Ellington’s priorities include building more housing, reducing homelessness, delivering environmental justice for residents at the Hunters Point Naval Shipyard, and ensuring that District Ten receives as much attention and investment as the rest of San Francisco. Theo Ellington is extremely well-qualified, and his community work in the Bayview has previously been covered in this magazine. He is endorsed by Mayor Daniel Lurie, the Democratic Party, and a wide array of organizations and elected officials across the political spectrum. SFAA believes Ellington will work collaboratively with our organization, and that he will support efforts to rebuild the economy, champion small business, and cut red tape and bureaucratic processes—all while not being antagonistic to rental property owners. SFAA is proud to endorse Theo Ellington for District Ten Supervisor,
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and believes his success in November is pivotal to continue the progress that has been made citywide in recent years.
contracts, and residents badly need more accountability to deliver better results. SFAA recommends a YES vote on Prop E.
Charter Reform
Proposition F: Vote Yes
San Francisco’s Charter (constitution) is the longest of any city in the country, and notoriously complex: When it was last overhauled thirty years ago, it was about a quarter of the size it is now. At the request of Mayor Daniel Lurie and Board of Supervisors President Rafael Mandelman, the SF Controller’s office convened a working group of stakeholders to review the Charter and provide feedback on potential Charter reform ideas to enable the City to operate more efficiently. In Spring 2026, the Controller’s Office released a report analyzing various options for reform. Many of those options have found their way onto the November Ballot in the forms of Props. A, D, E, and F, all part of a Charter reform package being spearheaded by Mayor Daniel Lurie. Proposition A: Yes Vote
Charter Changes Affecting Various City Departments and Commissions This measure is important. Prop A will make more than one hundred changes to simplify and clean up the Charter. The proposed changes fall into four major categories: outdated requirements, wasteful duplication, redundant commissions, and confusing laws. These changes may seem small, but they each create inefficiency in government. Fixing them now will save the City money and help simplify our complicated legal code. It’s supported by the Mayor and a supermajority of the Board of Supervisors, and SFAA recommends a YES vote. Proposition D: Yes Vote
Changes to Ballot Measure Process Currently, San Francisco has the lowest threshold to qualify an initiative measure for the local ballot at just 2 percent of registered voters, and even a minority vote at the Board of Supervisors can place a measure on the ballot. Consequently, San Franciscans have had to vote on 418 ballot measures since 1996. Voters are frequently asked to make ill-informed but important policy decisions on laws that are written poorly, are generally unpopular, or are outright illegal. Just this week, the Court of Appeals decided in SFAA’s favor, ruling that the residential vacancy tax is illegal. That tax became law after the measure was placed on the ballot with only 13,000 signatures. Prop. D would require a majority vote from the Board of Supervisors to add a ballot measure to the ballot, and it would raise the threshold to qualify a measure from 2 percent to 8 percent. SFAA has endorsed YES on D. Proposition E: Vote Yes
City Administrator’s Authority and Changes to City Contracting Prop E proposes slashing waste, stopping corruption, delivering more accountability, and strengthening checks and balances in the City’s contracting process. This matters because San Francisco awards more than $5 billion per year in
30 OCTOBER 2026 | SF APARTMENT MAGAZINE
Changes to Executive Branch Management Prop F, the last part of the Charter reform package, would allow the Mayor to reorganize executive branch departments that exist under the Charter, with certain exceptions. It would also allow the Mayor to consolidate departments under a single department head, hire Deputy Mayors, and expand the Mayor’s authority to hire certain department heads without Board or Commission involvement. That last aspect of the measure is important: Current law allows various City departments to operate independently, with little oversight from the Mayor’s office, rather than as a coordinated part of the City government as a whole. At a time when six department heads have been indicted or investigated for corruption in the last decade, Prop F would deliver clearer accountability for City departments and help organize them so they work more cohesively to deliver better results for residents. SFAA recommends a YES vote on Prop F. Tax Policy
Props H, I, and J all involve somewhat complicated tax policy that will have real impacts for San Francisco’s rental property owners. Proposition H: Vote Yes
Parcel Tax to Fund Public Muni Operations This proposition is better known as the Muni Parcel Tax. In December 2025, SFAA negotiated for weeks with the Mayor’s office on the terms of the proposal and was able to negotiate the following concessions: • a substantially lower tax rate for residential buildings than what was initially proposed; • a passthrough of up to $65 per unit per year, despite there being no passthrough in the proposal’s initial draft; • a substantially lower “maximum tax” for very large properties than initially considered; • a sunset date so it does not continue into perpetuity. The SFAA PAC believes Muni is a core City service that provides value for our members’ buildings. A rental property adjacent to a Muni line offers tenants a convenient commute downtown and to other neighborhoods, increasing tenant demand for apartments citywide and allowing buildings without parking to command higher asking rental rates. SFAA recommends a YES vote on Prop H to fully fund Muni. Proposition I: Vote No
City Administrator’s Authority and Changes to City Contracting In a 2020 effort led by then-Supervisor Dean Preston, San Francisco doubled the transfer tax rate for many properties,
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4/8/25 2026 12:06 PM SF APARTMENT MAGAZINE | OCTOBER 31
GENERAL ELECTION NOVEMBER 3, 2026 CANDIDATES Assessor-Recorder: Joaquin Torres Public Defender: Manohar Raju Board of Supervisors, District 2: Stephen Sherrill Board of Supervisors, District 4: Alan Wong Board of Supervisors, District 6: Matt Dorsey Board of Supervisors, District 8: Emanuel “Manny” Yekutiel Board of Supervisors, District 10: Theo Ellington (Sole Endorsement) Board of Education: Phil Kim, Autumn Brown Garibay, Tim Tung Community College Board: Elijah Ball, Monroe Lace, Erwin Tam Community College Board Partial Term: Ruth Ferguson BART Board, District 8: Sara Barz BALLOT MEASURES Prop A
Charter Changes Affecting Various City Departments and Commissions
YES
Prop B
Establishing a Municipal Finance Corporation and a Public Bank
NO
Prop C
Contributions to the Housing Fund
YES
Prop D
Changes to Ballot Measure Process
YES
Prop E
City Administrator’s Authority and Changes to City Contracting
YES
Prop F
Changes to Executive Branch Management
YES
Prop G
Allowing Private Vehicles on the Great Highway in Sunset Dunes Park
NO POSITION
Prop H
Parcel Tax to Fund Public Muni Operations
YES
Prop I
Changes to Real Property Transfer Tax
NO
Prop J
Removal of Foreclosure Exemption for Real Property Transfer Tax
NO POSITION
SLATE CARD IS FOR SFAA MEMBERS ONLY
turning what was already a high transfer tax rate into the highest in the country. In 2024, voters approved reforms to San Francisco’s business tax structure and, in doing so, gave the Board of Supervisors authority to reduce the transfer tax in the future. While many SFAA members plan to hold their properties forever, a high transfer tax rate hurts property owners’ bottom line and drastically impacts property values. Prop I on the November ballot would legally prohibit the Board of Supervisors from adjusting the transfer tax forever, even if doing so is wildly popular. Additionally, Prop I proposes to divert the tax monies from the city’s general fund, which the city could use to address as needed, as a slush fund for affordable housing and the nonprofits that service affordable housing. Mayor Lurie, the Democratic Party, and most SF unions have joined together to reject this proposal, which was written by acolytes of Preston’s SF Democratic Socialist Party. SFAA members must reject this measure. Proposition J: No Position
Removal of Foreclosure Exemption for Real Property Transfer Tax Prop J is admittedly confusing. Under current law, properties are exempt from the transfer tax when the lender forecloses on a property, or when the borrower transfers a property to the lender in lieu of foreclosure (a “deed in lieu of foreclosure”). In these cases, the transfer tax applies only to the extent that the value of the property exceeds the unpaid debt on the property. Prop J would remove this exemption for all properties other than single-family homes, multifamily buildings with fewer than five residential units, and mixed-use properties with fewer than five residential units and one floor of non-residential space. SFAA acknowledges that members could reasonably be inclined to support or oppose this measure, given their existing Ballot Royale… continued on Page 48
32 OCTOBER 2026 | SF APARTMENT MAGAZINE
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A
GOLDEN KEY Written by A LEX GOFFO
San Francisco housing providers are critical partners in addressing homelessness and strengthening Bay Area communities.
The homelessness crisis in San Francisco is not new, but the Bay Area’s housing supply continues to fall far short of demand. Thousands of people, including many who work full-time, are struggling to afford a stable place to live.
That is why leaders of Abode, one of the Bay Area’s largest providers of housing and services for people experiencing homelessness, are eager to collaborate with housing providers.
In California, only twenty-four units are available for every one hundred extremely low-income households that need them, and more than 75 percent of these households spend more than half their income on rent. In San Francisco, a modest one-bedroom apartment requires an annual income of approximately $100,000, or more than one hundred hours of work per week at minimum wage.
“Communities suffer when housing fails. As a result, landlords don’t just provide housing—they support community stability,” Abode CEO Vivian Wan said. “Homelessness programs don’t work without housing providers. Case managers can support people to meet their goals and do all the paperwork in the world, but if no one opens a door, nothing happens. Landlords are the system’s foundation—not ancillary to the homelessness system.”
These issues have long frustrated residents and elected officials across San Francisco and the Bay Area. The good news? Providing real solutions to these complex problems are possible. First, the solution to homelessness is housing. But housing solutions cannot work without the people who provide this resource: San Francisco property owners, landlords, homebuilders, and developers. They are not simply participants in the housing system—they are critical partners in solving homelessness.
Landlords Are Essential Infrastructure
Each housing success begins at the same place: a real apartment and someone willing to open the door. Without landlords, every program, subsidy, and case manager is working in theory. With housing providers as partners, those resources can become actual homes for seniors, veterans, families, and people who may have spent years without stable housing.
SF APARTMENT MAGAZINE | OCTOBER 2026 37
The system works not because housing exists in the abstract, but because individual housing providers agree to specific leases for specific people. That humanscale agreement, supported by rental assistance, financial guarantees, and case management, is what converts a subsidy into a home. As one San Francisco-based housing specialist put it, “You can’t have a program without the housing providers. You can say on paper that this is a great program—but if you don’t have any concrete housing providers to come alongside and house the clients, then we’re not helping homelessness.” That is why housing providers must be part of conversations about homelessness policy, program design, and community investment. Abode has seen the impact of those partnerships firsthand. Last year alone, it partnered with more than 1,500 landlords and property owners. Housing Stability Matters to Everyone
Homelessness affects more than the person who loses housing. Communities suffer when housing fails. Landlords don’t just provide housing. They help support community stability. When rental assistance and other housing resources disappear, tenants can lose their homes, while landlords, including small property owners, can lose reliable rental income. Vacant units and housing instability can have effects throughout neighborhoods and local economies. The alternative is also costly. When people cannot access stable housing, a community’s emergency rooms, police departments, courts, and other public systems often absorb the downstream consequences. Stable housing provides another path: one that is more humane, strengthens communities, and gives people an opportunity to regain stability.
38 OCTOBER 2026 | SF APARTMENT MAGAZINE
Abode leaders and community partners break ground at a new housing site.
SF APARTMENT MAGAZINE | OCTOBER 2026 39
“We believe ending homelessness is possible because we see it every day. When people move indoors, they can stabilize, reconnect, and begin to thrive,” Wan said. “Last year, Abode supported more than eighteen thousand people trying to survive in a housing market that has become unforgiving.” Building the Housing Partnerships We Need ABOVE: • Abode officials and supporters celebrate a new housing development. RIGHT PAGE: (Clockwise from top) • Abode resident stands outside his new apartment. • Speakers at an Abode housing grand opening. • Abode resident holds keys to her new home. • Family enjoys a BBQ at an Abode housing site. Photos provided by Abode.
40 OCTOBER 2026 | SF APARTMENT MAGAZINE
The causes of homelessness are complex. Decades of declining housing affordability, changes in the labor market, a shrinking social safety net, and rapidly rising living costs have contributed to today’s crisis. Addressing those challenges requires both increasing the supply of affordable housing and making better use of the housing that already exists. Abode pursues both approaches. Its development arm, Abode Housing
SF APARTMENT MAGAZINE | OCTOBER 2026 41
A new Abode housing site rises.
Development, has created more than twenty-five supportive affordable housing communities. Abode also has converted existing properties, including former motels, into supportive housing. But new construction alone cannot meet the immediate need.
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Those partnerships allow existing apartments to become part of the solution now.
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“In the late 1990s, as the dot-com boom put pressure on the housing market, low-income households were no longer able to afford rent,” Wan said. “We realized that if we didn’t build new housing and partner with existing housing providers by providing subsidies and support for people, folks experiencing homelessness would never be able to access the housing market.”
Participating in rental assistance and homelessness prevention programs is not only an opportunity to strengthen the community. It can also make good business sense. Reliable rental payments can provide housing providers with more predictable income and reduced vacancy, while
PROTECTING PROPERTY RIGHTS. SUPPORTING HOUSING PROVIDERS. For more than 25 years, Zacks, Freedman & Chernev, PC has represented property owners, housing providers, developers, and investors throughout California.
LAND USE • RENT CONTROL • REAL ESTATE LITIGATION • PROPERTY RIGHTS • TRANSACTIONS
415.956.8100 www.zfcpc.com
Proud to support the San Francisco Apartment Association and its members.
SF APARTMENT MAGAZINE | OCTOBER 2026 43
partnerships with organizations like Abode provide landlords with people to contact when challenges arise.
• 24/7 Emergency & Catastrophe Response
Housing providers bring something to these partnerships that complement nonprofit organizations and government agencies: the housing itself.
• Water, Fire & Smoke Damage Mitigation • Mold & Environmental Remediation • Biohazard & Hazardous Material Cleanup • Full-Service Reconstruction
RAPID RESPONSE RESTORATION SERVICES Emergencies affect more than property — they affect residents. ATI provides immediate 24/7 response with national strength and local commitment to protect residents and restore multifamily properties.
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Business Development Manager Cell: (510) 459-1301 24/7 Live Support: (510) 429-5000
SF BM G R O U P
That is why they should not be treated as an afterthought, as they have a huge impact on preventing homelessness by providing safe and stable places for people to live. They should be treated as partners. The Road Ahead: It Starts with the People Who Hold the Keys
The next decade will be critical for San Francisco and surrounding Bay Area communities. Meeting the challenge will require nonprofit organizations, government agencies, advocates, developers, and housing providers to work together. Abode plans to continue expanding its housing programs, advocacy, and partnerships with property owners and landlords. But one organization alone cannot solve homelessness. Every subsidy needs an apartment. Every housing program needs a housing provider. And every person moving out of homelessness ultimately needs someone willing to open a door. For landlords and property owners, that creates an opportunity to make a tangible difference.
RENOVATIONS, REMODELS REPAIR SERVICES & FACILITIES SUPPORT
If you have an available rental unit, consider partnering with Abode. Join the conversation about homelessness prevention. Advocate for solutions that include housing providers at the table. And help turn housing resources into actual homes for people who need them.
Supporting property managers in the field
Ending homelessness takes all of us— and it starts with the people who hold the keys.
G E N E R A L C O N T R AC TO R L I C E N S E # : 1 1 5 6 9 4 8 4 1 5 . 8 8 8 . S F B M [ 7 3 2 6 ] | W W W. S F B M G R O U P. C O M
For more information about partnering with Abode, turn to the sidebar on page 46 or visit abode.org.
44 OCTOBER 2026 | SF APARTMENT MAGAZINE
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SF APARTMENT MAGAZINE | OCTOBER 2026 45
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CALLING ALL SAN FRANCISCO HOUSING PROVIDERS: JOIN ABODE FOR AN OPEN HOUSE ON OCT. 22! San Francisco landlords and housing providers are cordially invited to an open house hosted by Abode, one of the Bay Area’s largest providers of housing and services for people experiencing homelessness. The Oct. 22 event will feature light appetizers and non-alcoholic beverages while meeting Abode leaders and staff. Housing providers can learn about partnership opportunities and have an opportunity to connect with Abode Housing Specialists and Case Coordinators. Landlords will hear how they can make a meaningful impact by partnering with Abode’s programs. A spokesperson from the Office of San Francisco Mayor Daniel Lurie also will join the discussion. While the event is not a formal Q&A forum, there will be time throughout the event to meet with Abode’s team, ask questions, and have individual conversations with key staff about how Abode’s programs can support and benefit landlords and property owners. Abode looks forward to sharing more information about the ways we can work together to keep our communities housed. Questions? Please contact
sfopenhouse@abode.org
WHEN: 3 to 5:30 p.m. Thursday, Oct. 22 WHERE: Southeast Community Center, 1550 Evans Ave., San Francisco PARKING: Free Off-Street Parking Available
Here! 46 OCTOBER 2026 | SF APARTMENT MAGAZINE
CONTACT: sfopenhouse@abode.org GIVE TO ABODE: To help Abode’s mission to solve homelessness, you can donate at
abode.org/donate
san francisco apartment association
20th annual
Trophy Awards Join us as a Sponsor! November 12th, 2026 5:00-9:00 pm St. Regis Hotel San Francisco
GOLD $5,000
PLATINUM $10,000 10 event tickets Premium seating Hosted bar and premium wine service Present awards to winners Company video shown during Awards presentation Full-page color advertisement in event program Recognition in SF Apartment Magazine One free 2027 member-meeting sponsorship Recognition on SFAA social media Recognition on SFAA website homepage Recognition on event marketing
Cocktails, Cuisine, Cocktails, Awards Show & Awards Silent Auction Silent
5 event tickets Premium seating Premium wine service 1/2-page color advertisement in event program Company acknowledged during Awards presentation Recognition in SF Apartment Magazine Recognition on SFAA social media Recognition on SFAA website Recognition on event marketing
SILVER $3,000
2 event tickets 1/4-page color advertisement in event program Company acknowledged during Awards presentation Recognition in SF Apartment Magazine Recognition on SFAA social media Recognition on SFAA website Recognition on event marketing
Join the 20th Annual Trophy Award Show by contacting us or use the QR code Vanessa Khaleel 415-255-2288 x116 Vanessa@sfaa.org Stephanie Alonzo 415-255-2288 x113 Stephanie@sfaa.org
SF APARTMENT MAGAZINE | OCTOBER 2026 47
sfaa sfaa 2026 What You Need to Know VIRTUAL MEMBER MEETING
WEDNESDAY OCTOBER 7
THURSDAY NOVEMBER 12
IN-PERSON MEETING Jewish Community Center 5:30 p.m. to 7:30 p.m.
SFAA TROPHY AWARDS St. Regis Hotel 5:00 p.m. to 9:00 p.m.
TOPICS: Candidates and Issues Night
For more information, see pages 10, 47, and 49.
MEETING SPONSORS: ATI Restoration, Dunn Edwards Paints, Maven Properties
WEDNESDAY NOVEMBER 18
VIRTUAL-ON DEMAND MEETING TOPICS: CAA Legislative Update: New State Laws for 2027 MEETING SPONSORS: Sutro Property Management
Ballot Royale… continued from Page 32
investments and loans. Accordingly, SFAA thought that the organization should not take a position that would potentially hurt some members and benefit others. SFAA can provide information on this measure, but recommends that every member look into the details of the measure before deciding whether they should cast a Yes or No vote on Prop J. In Conclusion
While some races for seats on the Board of Supervisors were more or less decided after the June Primary, the elections to represent the Castro (District Eight) and Bayview-Hunters Point (District Ten) will have huge ramifications for the political makeup of the Board. Whether the Board maintains a thin moderate majority supportive of the Mayor hinges on these two Supervisor races. This election voters consequential choices about the direction of San Francisco City Hall. From the makeup of the Board of Supervisors to Charter reform and tax policy, the results will shape how the city is governed for years to come. We encourage SFAA members to make their voices heard at the ballot box and, where possible, on the campaign trail. For SFAA’s positions on every race and measure, please review the complete SFAA Slate on page 32. If you have questions about SFAA’s endorsements or would like to get involved, contact me at charley@sfaa.org. Charley Goss is the Director of Governor Affairs at SFAA.
M I K E STACK SAN FRANCISCO REAL ESTATE SPECIALIST Single Family Homes Condominiums Apartment Buildings
415.580.9095 mikestack@vanguardsf.com DRE #01932280
265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112 DRE#01486075
48 OCTOBER 2026 | SF APARTMENT MAGAZINE
san francisco apartment association
20th annual
Trophy Awards Nominate yourself, peers, building, or company...
Nominate Your Peers
Accounting Professional Administrative Professional Assistant Property Manager General Manager Independent Owner Industry Professional Leasing Agent Leasing Consultant Leasing Manager Maintenance Manager Maintenance Technician Multi-Site Manager Onsite Leasing Consultant Porter Property Manager Resident Manager
Nominate Your Business Best Amenities Green Building Industry Achievement Innovative Marketing New Development Property Management Firm
Scan to Nominate your Peers Scan to Nominate a Business November 12th, 2026 5:00-9:00 pm St. Regis Hotel San Francisco
Nominations Close October 12, 2026 SF APARTMENT MAGAZINE | OCTOBER 2026 49
sfaa sfaa 2026 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
$524
$11 per unit =
23 +
$479
$13 per unit =
TOTAL UNIT AMOUNT:
TOTAL AMOUNT:
MANAGEMENT COMPANY DUES Units
Base Fee
Unit Fee
1-22
$635
$6.50 per unit =
23 +
$590
$8.50 per unit =
TOTAL UNIT AMOUNT: ASSOCIATE MEMBER DUES: $600
CONTACT INFORMATION Contact Person Company/Title Address State
Zip
Mobile Phone Email Address
Website PAYMENT METHOD
Check
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
San Francisco Apartment Association 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112
50 OCTOBER 2026 | SF APARTMENT MAGAZINE
with an eviction and late fees against a tenant who was unable to pay the rent as a result of being laid off due to a federal government shutdown. The bill failed in the Senate. No Eviction for Tenants Detained by ICE
Senate Bill 1243 would have paused eviction cases when a tenant or their family claimed nonpayment of rent resulted from
SO, WHAT NOW?
The Legislature may be finished for the year, but the fate of every bill that passed both houses has not yet been decided. Measures approved by the Legislature are sent to Governor Gavin Newsom, who can sign them into law, veto them, or allow them to become law without his signature. Bills that failed to win passage before the end of the two-year legislative session, meanwhile, are finished and would have to be introduced again as new legislation in a future session.
TOTAL AMOUNT:
City
Sacramento Report… continued from Page 18
For rental housing providers, that means proposals such as AB 1157, which would have lowered the statewide rent cap, and SB 436, which would have extended the time tenants have to pay rent, will not take effect as of this session. Other measures remain alive. CAA-supported AB 2042, for example, cleared the Legislature and was sent to the Governor. If enacted, it would clarify how courts handle improper service in eviction cases without automatically requiring housing providers to begin the case again. The next legislative session will bring a new round of proposals affecting rental housing, making it important for housing providers to follow legislation from introduction through committee hearings, floor votes, and final action by the Governor.
immigration enforcement activity. The bill failed in the Senate. CAA-Backed Eviction Correction Moved to the Governor’s Desk
CAA supported Assembly Bill 2042, which will correct a problem under current law involving service of process and default judgments in eviction cases. The bill clarifies that improper service of an eviction case is not, by itself, a new basis for dismissing a case altogether. A court could instead allow a tenant to answer the complaint and let the case move forward. The correction would help avoid forcing housing providers to restart eviction cases, adding time and expense for the parties and the courts. Overall, it was a positive year for CAA and rental housing providers. For more bills supported and opposed by CAA, go to caanet.org/advocacy.
usps 2026 statement of ownership,
management & circulation
1. Publication Title: SF Apartment Magazine 2. Publication Number: 1539-8161 3. Filing Date: September 27, 2027 4. Issue Frequency: Monthly 5. Number of Issues Published Annually: 12 6. Annual Subscription Rate: $84 7. Complete Mailing Address of Known Office of Publication: 265 Ivy Street, San Francisco, CA 94102; Contact Person: Vanessa Khaleel; Telephone: 415-392-3770 8. Complete Mailing Address of Headquarters or General Business Offices of Publisher: 265 Ivy Street, San Francisco, CA 94102 9. Full Names and Complete Mailing Address of Publisher, Editor, and Managing Editor: Publisher: San Francisco Apartment Association, 265 Ivy Street, San Francisco, CA 94102; Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111 Managing Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111 10. Owner: San Francisco Apartment Association: 265 Ivy Street, San Francisco, CA 94102 11. Known Bondholders, Mortgagees, and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages, or Other Securities: None 12. Tax Status: Has not changed during preceding 12 months 13. Publication Title: SF Apartment Magazine 14. Issue Date for Circulation Data Below: September 2026 15. Extent and Nature of Circulation: AVERAGE NO. COPIES EACH ISSUE DURING PRECEDING 12 MONTHS
NO. COPIES OF SINGLE ISSUE PUBLISHED NEAREST TO FILING DATE
2,600
2,600
(1) Mailed Outside-County Paid Subscriptions Stated on PS Form 3541:
17
24
(2) Mailed In-County Paid Subscriptions Stated on PS Form 3541:
2471
2,447
0
0
2,488
2,471
0
0
20
21
e. Total Free or Nominal Rate Distribution:
20
21
a. Total Number of Copies (Net Press Run): b. Paid Circulation:
(3) Paid Distribution Outside the Mails Including Sales Through Dealers and Carriers, Street Vendors, Counter Sales, and Other Paid Distribution Outside USPS: (4) Paid Distribution by Other Classes of Mail Through the USPS:
SFAA IS HERE TO HELP
? If you or your tenants need help with any part of the application processes, turn to SFAA for assistance at no charge.
SFAA is available to help underresourced tenants and housing providers navigate the application process with counseling, translation services, and with completing and submitting the application. San Francisco Apartment Association (415) 255-2288 www.sfaa.org
c. Total Paid Distribution: d. Free or Nominal Rate Distribution: (1) Free or Nominal Rate Outside-County Copies Included on PS form 3541: (2) Free or Nominal Rate In-County Copies Included on PS Form 3541: (3) Free or Nominal Rate Copies Mailed at Other Classes Through the USPS: (4) Free or Nominal Rate Distribution Outside the Mail:
f. Total Distribution:
2508
2,492
g. Copies not Distributed:
92
141
h. Total:
2600
2600
i. Percent Paid:
98.41%
95.03%
0
0
b. Total Paid Print Copies (Line 15c) + Paid Electronic Copies (Line 16a)
2,488
2,471
c. Total Print Distribution (Line 15f) + Paid Electronic Copies (Line 16a)
2508
2,492
d. Percent Paid (Both Print & Electronic Copies) (16b divided by 16c x 100)
98.41%
95.03%
16. Electronic Copy Circulation. a. Paid Electronic Copies
17. Publication of Statement of Ownership: will be printed in the October 2026 issue of this publication. 18. Signature and Title of Editor, Publisher, Business Manager, or Owner: (signed) Pam McElroy Editor; Date: September 27, 2026.
SF APARTMENT MAGAZINE | OCTOBER 2026 51
sfaa 2 2026calendar
sfaa MONDAY, OCTOBER 5 Board of Directors Meeting 11:30 a.m.
October
WEDNESDAY, OCTOBER 7 In-Person Member Meeting 5:30 p.m. - 7:30 p.m. Jewish Community Center 3200 California Street Kanbar Hall Candidates and Issues Night Sponsors: Dunn & Edwards Paints, ATI restoration, & Maven Properties
SFAA office will be closed Monday October 12, 2026 in observance of Indigenous People’s Day.
WEDNESDAY, OCTOBER 30 Virtual Course 11:00 a.m. to 12:00 p.m. Are You Charging, Holding, and Returning Security Deposits Correctly?
November MONDAY, NOVEMBER 2 Board of Directors Meeting 11:30 a.m.
THURSDAY, NOVEMBER 12 SFAA Trophy Awards 5:00 p.m. - 9:00 p.m. St. Regis Hotel
WEDNESDAY, NOVEMBER 18 Virtual On-Demand CAA Legislative Update: New Laws for 2027 Sponsors: Sutro Property Management
52 OCTOBER 2026 | SF APARTMENT MAGAZINE
SFAA office will be closed Friday November 13, 2026 for Veteran’s Day, and Thursday November 26 - Friday November 27, 2026 in observance of Thanksgiving.
join online at sfaa.org or call 415.255.2288
2026
join online at sfaa.org or call 415.255.2288
ALLOWABLE RENT INCREASES
SFAA’S
TENANT SCREENING SERVICE THROUGH INTELLIRENT STEP 1:
Create a free account at sfaa. myintellirent.com/agent-signup. STEP 2:
Invite an applicant to apply via an online application customized to SFAA’s criteria. You can also publish your available rental on Intellirent across mulitple ILSs. RATES
Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices. Renters pay the $40 application fee, which covers your costs.
INTEREST ON DEPOSITS
2026 - 2027: 1.6%
Effective March 1, 2026 through February 28, 2027, the allowable annual rent increase is 1.4%. 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
03/01/26 - 02/28/27
1.6%
03/01/25 - 02/28/26
1.4%
03/01/24 - 02/28/25
1.7%
03/01/23 - 02/29/24
3.6%
03/01/22 - 02/28/23
2.3%
03/01/21 - 02/28/22
0.7%
Please note that the maximum you can charge a tenant for screening services is $65.86.
03/01/20 - 02/28/21
1.8%
03/01/19 - 02/29/20
2.6%
CONTACT INTELLIRENT FOR MORE INFORMATION:
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%
For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”
415-849-4400 SAN FRANCISCO’S
CAPITAL IMPROVEMENTS The capital improvement interest rates for 3/1/24 through 2/28/25 are listed below:
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%
AMORTIZATION
INT. RATE
MULTIPLIER
7 YEARS
4.0%
.01367
03/01/07 - 02/29/08
1.5%
10 YEARS
3.9%
.01008
03/01/06 - 02/28/07
1.7%
15 YEARS
4.1%
.00745
20 YEARS
4.2%
.00617
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
03/1/26 - 02/28/27
4.2%
03/1/25 - 02/28/26
5.0%
03/01/24 - 02/29/25
5.2%
03/01/23 - 02/29/24
2.3%
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%
03/01/17 - 02/28/18
0.6%
03/01/16 - 02/28/17
0.2%
03/01/15 - 02/29/16
0.1%
03/01/14 - 02/28/15
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. If you are an owner of a residential dwelling unit or guest unit, you must pay a Rent Board Fee by March 1 of each year unless you have a current exemption on file with the Rent Board or a Homeowners’ Exemption on file with the Office of the Assessor-Recorder. While this fee was previously collected on the property tax bill, owners must pay this fee to the Rent Board directly as of 2022. Payment can be made through the Rent Board Portal. ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2026-2027
$29.50
0.3%
2024-2025
$29.50
03/01/13 - 02/28/14
0.4%
2023-2024
$29.50
03/01/12 - 02/28/13
0.4%
2022-2023
$29.50
03/01/11 - 02/29/12
0.4%
2021-2022
$29.50
03/01/10 - 02/28/11
0.9%
03/01/09 - 02/28/10
3.1%
2020-2021
$25.00
03/01/08 - 02/28/09
5.2%
2019-2020
$25.00
03/01/07 - 02/29/08
5.2%
2018-2019
$22.50
2017-2018
$22.50
2016-2017
$20.00
2015-2016
$18.50
2014-2015
$18.00
2013-2014
$14.50
2012-2013
$14.50
2011-2012
$14.50
2010-2011
$14.50
2009-2010
$14.50
2008-2009
$14.50
SAN FRANCISCO RENT BOARD 25 Van Ness Avenue #700 San Francisco, CA 94102 415-252-4600 www.sfgov.org/rentboard
& information
CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION
415-252-4600 sfgov.org/rentboard
SF APARTMENT MAGAZINE | OCTOBER 2026 53
sfaa professional
services directory 1031 TAX DEFERRED EXCHANGE SERVICES
HAMILTON ZANZE Aaron Sagin 415-539-0084 aaron.sagin@hamiltonzanze.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 Yat-Cheong Au 408-298-8888 Ext: 188 sales@aec-alarms.com
APPLIANCES
ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein 650-877-8288 ilene@hochsteinlaw.net KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com LAW OFFICE OF A. THOMAS KOSTER Thomas Koster 415-680-0023 Thomas@Koster-Law.com LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com Italian
PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com
ATTORNEYS
BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law
415-409-7611
BRETT GLADSTONE Brett Gladstone bgladstone@g3mh.com
415-3945188
EDWARD MCDONALD LAW CORPORATION Edward McDonald (408) 728-9528 ed@mcdonaldlawinc.com FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070 Spanish, Korean, Cantonese and Mandarin FRIED, WILLIAMS & GRICE CONNER, LLP Clifford Fried 415-421-0100 cfried@fwgc.law Farsi, French, Portuguese, Spanish
54 OCTOBER 2026 | SF APARTMENT MAGAZINE
415-552-8230
ZACKS, FREEDMAN & CHERNEV Andrew M. Zacks 415-956-8100 www.zfplaw.com
ZANGHI TORRES ARSHAWSKY, LLP John P. Zanghi 415-977-0444 www.zatlaw.com
OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 www.openscopestudio.com
ASSOCIATIONS
WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com
MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com
NIXON PEABODY Ashley Klein 415-984-8390 aklein@nixonpeabody.com nixonpeabody.com
415-695-2700
WASSERMAN Dave Wasserman 415-567-9600 Dave@wassermanoffices.com www.davewassermansf.com
ZACKS, FREEDMAN & CHERNEV Denise Leadbetter 415-719-8680 denise@zfplaw.com
MICHAEL MCLAUGHLIN Michael McLaughlin onboarding@msllp.law
Q ARCHITECTURE Dawn Ma www.que-arch.com
415-357-0600
LAW OFFICE OF MICHAEL C. JOHNSTON Michael Johnston 650-343-5050 johnston-gomez@msn.com
FIXWELL APPLIANCE REPAIR Dan Semonov 415-999-8128 fixwellco@gmail.com www.fixwellco.com
ARCHITECTURE
UTRECHT & LENVIN, LLP Patrick Connolly pconnolly@ullawfirm.com www.ullawfirm.com
NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com
415-655-9753
415-981-5451
REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com ROTHBARD LAW GROUP, LP Ryan Mayberry 408-244-4200 ryan@toddrothbardlaw.com SHEPPARD-UZIEL LAW FIRM Jaime Uziel 415-296-0900 ju@sheppardlaw.com SINGER & SCOTT, P.C. Edward Singer www.edsinger.net
650-393-5862
SJR LAW CORPORATION Shoshana Raphael 415-408-6044 shoshana@sjrlawfirm.com STEINER LAW OFFICE Howard Olsen 415-931-4207 howard@steinerstreetlaw.com STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald 415-956-6488 www.samlaw.net sam@samlaw.net Mandarin, Cantonese & Spanish
BALCONY & DECK INSPECTIONS
VIKING MAINTENANCE COMPANY Shadd Newman 415-885-6970 shadd@wcpm.com www.vikingmaintenancesf.com
BEDBUG DETECTION
CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.com
CLEANING SERVICE
KATI LLC Katherine Guzman 415-298-8834 housekeeping@katiclean.com www.katiclean.com
COMMERCIAL/RETAIL LEASING SERVICES BLATTEIS REALTY CO. David Blatteis www.sfretail.net
CONSTRUCTION
415-981-2844
VIKING MAINTENANCE COMPANY Shadd Newman 415-885-6970 shadd@wcpm.com vikingmaintenancesf.com
CONSULTANTS
AMY HULL CONSULTING LLC Amy Hull 415-450-5809 amyhullconsults@gmail.com CODE 403 LLC Ken Cofflin ken@code403llc.com www.code403llc.com
415-793-6702
CONSULTANTS: PERMITS & PLANNING
EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com
CONTRACTORS
ALT GROUP US Zachary Altorfer connect@altgroupus.com
707-628-7046
C & J’S CUSTOM BUILDS INC. Caleb Wyman 415-209-8439 caleb@c-jcustombuilds.com www.c-jcustombuilds.com DIALED IN REPAIRS John Chisholm jchisholm@direpairs.com
415-548-0713
FACADE INSPECTIONS
BORNE CONSULTING Cade Osborne 415-319-4789 cade@borne-consulting.com borne-consulting.com/
FIRE ESCAPE INSPECTION & MAINTENANCE ESCAPE ARTISTS Ben Maxon www.sfescapeartists.com
415-279-6113
GREAT ESCAPE SERVICES Terry Walsh 415-566-1479 www.greatescapeservice.com
FIRE PROTECTION CONTRACTORS
A-TOTAL FIRE PROTECTION COMPANY, INC. Monte L. Osborn, CEO Tyler Osborn, CFO 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com AEC ALARMS SFfire@aec-alarms.com
628-208-0188
GIULIANI CONSTRUCTION & RESTORATION Alicia Perez 650-422-1685 aperez@giulianiconstruction.com
AURA FIRE SAFETY Lo Choe lo@aurafiresafety.com
VIKING MAINTENANCE COMPANY Shadd Newman 415-885-6970 shadd@wcpm.com www.vikingmaintenancesf.com
ROUSSOS CONSTRUCTION Lupita Orozco 916-927-6200 lupita@roussoconstruction.com www.roussosconstruction.com
CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com
415-447-2020
CREDIT REPORTING
INTELLIRENT Cassandra Joachim www.myintellirent.com
415-849-4400
EMERGENCY SERVICES
THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com
ENERGY CONSERVATION
PEALX INFASTRUCTURE, LLC Patrick Sterns 480-269-9222 ps@pearlxinfra.com www.pearlx.com
ENVIRONMENTAL CONSULTING
FUTURE FIT PARTNERS David Chanin david@futurefit.partners www.futurefit.partners SOL ENVIRONMENTAL, INC. Raul Solorzano Nuno 925-895-6546 jackson@solenvironmental.com
EV CHARGING SERVICE EV PLUGBOX, LLC Sven Thesen sventhesen@evplugbox.com www.evplugbox.com
FAÇADE INSPECTIONS Katherine Kim Consultants Katherine Kim 415-846-2574 kathi.kim@mcconsultants.com www.mcconsultants.com
415-333-2588
FLOORING
GARBAGE COLLECTION SERVICES
BAY AREA BIN SUPPORT Nancy Fiame 888-920-2467 customerservice@bayareabinsupport.com www.bayareabinsupport.com CLEAN COMPOSTING COMPANY Michelle Horneff-Cohen Michelle@cleancomposting.com RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.com RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com VALET LIVING Tia LaNae Chambers 707-912-5153 tia.chambers@valetliving.com
HEATING
GRADIENT Peter Dumanian 650-533-4430 peter.dumanian@gradientcomfort.com www.gradientcomfort.com HARVEST Janes Melia 408-597-7152 jane@harvest-thermal.com
HUMAN RESOURCES INTERSOLTUTIONS, LLC jhong@intersolutions.com
INSPECTIONS
DECK CHECK WOOD BALCONY & STAIRS INSPECTIONS Vincenzo Melchiorre 415-407-4640 vin@deck-check.com www.deck-check.com
PACIFIC COAST REAL ESTATE INSPECTIONS Christopher D. Hesson 415-516-8110 PCREinspections@gmail.com
INSURANCE COMPANIES ACRISURE INSURANCE P.J. Tradelius ptradelius@acrisure.com www.acrisure.com
415-436-9800
ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 www.arm-i.com BARBARY INSURANCE BROKERAGE Gerald Becerra 415-788-4700 www.barbaryinsurance.com GORDON ASSOCIATES INSURANCE SERVICES Benjamin Sarto, CLCS Ben.sarto@trucordia.com
310-633-0858
INCLINE INSURANCE SERVICES INC. Michael Moritz 650-413-7522 michael@inclineinsurance.com www.inclineinsurance.com
LAUNDRY EQUIPMENT
MISSION LAUNDRY EQUIPMENT, INC. Curt Dragomanovich 831-801-3318 wdguru@yahoo.com SMART-O-MAT LAUNDRY Jonathan Hirsch admin@gosmartomat.com www.gosmartomat.com
424-277-0202
WASH MULTIFAMILY LAUNDRY SYSTEMS Adrian Gomez 650-340-8054 adriang@washlaundry.com
LENDING / FINANCIAL SERVICES CHASE Michelle Li www.ff-inc.com
415-794-2176
CITIZENS PRIVATE BANK Kimberley Hutchinson 310-956-1165 kimberley.hutchinson@citizensprivatebank. com EAST WEST BANK Rita Kwan 628-249-6641 rita.kwan@eastwestbank.com JPMORGAN CHASE Ingrid Marlow ingrid.marlow@chase.com
415-722-0050
LOCKSMITHS
CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086 FRIENDLY LOCKSMITH AND SECURITY Vsevolod Kantor 628-241-5226 friendly.lock12@gmail.com
MAINTENANCE REPAIR SERVICE DIALED IN REPAIRS John Chisholm jchisholm@direpairs.com
415-548-0713
GREENTREE MAINTENANCE Yvonne Figueroa 415-854-9495 Figueroa@veritasinv.com MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com
SF APARTMENT MAGAZINE | OCTOBER 2026 55
VIKING MAINTENANCE COMPANY Shadd Newman 415-885-6970 shadd@wcpm.com vikingmaintenancesf.com
MARKETING
OPINIION Evan Reyne evanr@opiniion.com
855-330-9980
SPEEDPRO SF WATERFRONT Zoran Basich 415-987-8405 zbasich@speedpro.com www.speedpro.com
PAINTING CONTRACTORS
DUNN-EDWARDS CORPORATION Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com JH PAINTING LLC Jesus Hernandez dezpainting@gmail.com
415-531-7033
KRUIT PAINTING, INC. Pieter Kruit www.kruitpainting.com
415-254-7818
MURAL VIEW PAINTING Blake Westrate 415-480-2801 muralviewpainting@gmail.com www.muralviewpainting.com PAC WEST PAINTING INC. Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com PETERS PAINTING SERVICES Peter Pantazelos 415-647-4722 www.peterspainting.com SFAF PAINT Steven Lacy stevo.lacy@gmail.com
415-926-1900
TARA PRO PAINTING INC. Brian Layden www.tarapropainting.com
415-822-2011
VIKING MAINTENANCE COMPANY Shadd Newman 415-885-6970 shadd@wcpm.com www.vikingmaintenancesf.com
PAINTING SUPPLIES
DUNN-EDWARDS CORPORATION Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com SHERWIN WILLIAMS Aaron Frimkess 925-464-0261 aaron.n.frimkess@sherwin.com
PEST CONTROL
ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com BANNER PEST CONTROL Mitch Gay mitchg@bannerpc.com
650-678-2300
CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PESTEC Diane McCorriston partners@pestecipm.com
415-671-0300
PLUMBING & HEATING ARCH PLUMBING INC. Elif Baskalayci elif@archplumbinginc.com
415-715-7837
56 OCTOBER 2026 | SF APARTMENT MAGAZINE
C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com
AMORE REAL ESTATE, INC Jerry Hsieh 415-567-4800 www.amoresf.com
FAST RESPONSE PLUMBING & ROOTER Joseph Tinsley 415-596-6115 frpservicesf@gmail.com www.fastresponseplumbingsf.com
ANCHOR PROPERTIES MANAGEMENT LLC Anton Qiu 415-722-6452 anton@apcap.us
FLOW MASTERS PLUMBING, INC Fergal McMahon 415-751-1933 fergal@flowmastersplumbing.com PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com Nick Capurro 650-737-4554 nick.c@pribuss.com R&L PLUMBING Lrry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@gmail.com
PROJECT MANAGEMENT
MELGAR REAL ESTATE SERVICES Suzy Melgar 650-745-8186 info@mresbayareahomes.com STONE AND STRYDER, LLC Erik Leuteneker 510-406-9484 erik@stoneandstryder.com www.stoneandstryder.com
PROPERTY MANAGEMENT 1424 JONES STREET LLC Jeffrey D. Figone
650-445-5720
AMC, LLC Damaris Blair 408-882-7882 damaris.blair@liveamc.com 2B LIVING Brooks Baskin brooks@twobliving.com www.twobliving.com
650-763-8552
ABACUS PROPERTY MANAGEMENT Timothy Cannon 415-841-2105 tim@sanfranrealestate.com www.abacuspropertymanagement.com ADVENT PROPERTIES Benjamin Scott 510-500-7531 team@adventpropertiesinc.com www.adventpropertiesinc.com ALCHEMY BY HOLLAND RESIDENTIAL James Guzek 415-413-7845 alchemy@hollandpartnergroup.com www.hollandresidential.com ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 alexandersonproperties.com alexanderson08@yahoo.com ALPINE MANAGEMENT Anna Palileo anna@alpine-mgt.com
650-515-5483
ALTA PROPERTY MANAGEMENT Mark Lowell Haller 510-859-4194 Mark@alta-Property-management.com ALTOS REALTY ADVISORS, INC. Jake Jefferies 408-720-0920 jake@goaltos.com AMERICAN CAMPUS COMMUNITIES Hannah Lawson (415) 413-7845 lroos@hollandpartnergroup.com www.hollandresidential.com
ANCHOR REALTY Mark Campana mark@anchorealtyinc.com www.anchorealtyinc.com
415-621-2700
ARTAL PROPERTIES John Artal 415-647-4400 artalproperties@gmail.com www.artalproperties.com ATHOS ASSET MANAGEMENT LLC Yannis Arvanditidis 844-948-2281 info@athosassetmanagement.com AYS MANAGEMENT Kevin Newsome 510-708-0165 ayspropertymanager@gmail.com BANCAL PROPERTY MANAGEMENT Tammy McNaught (415) 397-1044 accountingoperations@bancalsf.com tammy@bancalsf.com BAY PROPERTY GROUP Anna Katz 510-836-0110 anna@baypropertygroup.com www.baypropertygroup.com BAYVIEW PROPERTY MANAGERS James Blanding 415-822-8793 xt.4 bayview60@comcast.net www.bayviewpropertymanagers.com BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com
415-254-8679
BELL PROPERTIES, INC. Brian LeBow admin@bellprop.com
415-406-2000
BETTER PROPERTY MANAGEMENT Steven Brown 415-861-9980 sbrown@bpm-re.com www.bpm-re.com BLVD RESIDENTIAL Debbie Brackett 650-328-5050 dbrackett@blvdresidential.com www.blvdresidential.com BOARDWALK INVESTMENTS Marilyn Andrews 650-355-5556 ma@boardwalkrents.com BRIDGES PROPERTY MANAGEMENT GROUP Patricia Lee 415-205-7401 pleehomes@gmail.com BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com CAL-AMERICAN CORP. C/O LAKEWOOD APTS Jessica Vazquez 415-586-0100 jessicav@calamerican.com www.calamerican.com CALIFORNIA STREET REALTY Shaban Shakoori 415-518-9269 shaban@calstreet.com CANNIZZARO REALTY John Cannizaro 415-795-2360 john@cannizzaro-realty.com CANTRELL ASSOCIATES CORPORATION Jim Cantrell 415-956-6000 jimcha@pacbell.net CARLA WEBSTER MANAGEMENT Carla Webster 415-885-6097 crepetto@aol.com
CECCHINI REALTY Dante Cecchini info@cecchinirealty.com
415-550-8855
CENTERSTONE PROPERTY MANAGEMENT Ron Erickson 415-626-9944 rjerickson@sbcglobal.net CIRRUS ASSET MANAGEMENT Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com CITIBROKERS REAL ESTATE, INC. Jason Abbey (415) 221-5000 Jason@citibrokersrealestate.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com CLARK & CROONER REAL ESTATE GROUP Jules Clark 415-938-8838 Jules@ClarkandCrooner.com COIT TOWER PROPERTIES Yoshi Yamada 415-447-6834 Yoshicoit@yahoo.com CONSOLIDATED PROPERTY MANAGEMENT EIC GROUP, INC. Penny Pan 415-682-0708 office@cpmbayarea.com DAVIS STIRLING MANAGEMENT CORP. Chris Behling 650-288-1880 Chrisbeme@gmail.com DEBBIE LAMICA MANAGEMENT Debbie Lamica 415-215-7594 drlamica@yahoo.com
GREENE REALTY GROUP Brian Greene brian@go-greene.com www.go-green.com
415-613-2776
GORDON CLIFFORD PROPERTIES, INC. Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com HANFORD FRUEND & COMPANY Stefan Calic 415-981-5780 SCalic@hanfordfreund.com www.hanfordfreund.com HAWTHORNE/STONE Rob Cassil 415-441-8400 rob@hawthornestone.com www.hawthornestone.com
JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net KEYOPP PROPERTY MANAGEMENT Melanie Leung 628-888-6650 support@keyopp.net LAUREL PROPERTIES Julie Aviles julieaviles1971@gmail.com
415-922-2178
EUGENE BURGER MANAGEMENT CORP. Stefan Calic 415-981-5780 steveburger@ebmc.com
LITKE PROPERTIES, INC. Jeff Litke jeff@litkeproperties.com www.litkeproperties.com
GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 cgalassi@goodwin-realty.com www.goodwin-realty.com GOLDEN GATE PORTAL Paul Emami pemami@gmail.com
408-320-6565
GOLDEN GATE PROPERTIES Ferdinand Piano 415-498-0066 ferdinand@g2properties.com GREENTREE PROPERTY MANAGEMENT Scott Moore 415-828-8757 www.greentreepmco.com GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com
415-810-4402
PACIFIC REALTY Kristine Delagnes 415-923-1100 kristine@pacificrealtyco.com www.pacificrealtyco.com
LINGSCH REALTY Natalie M. Drees www.lingschrealty.com
GEARY REAL ESTATE, INC. Melissa Geary melissa@gearyrealestateinc.com
ORBELIAN PROPERTIES Helen Burns burnsho@aol.com
INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc
ECLIPSE PROPERTY MANAGEMENT Terence Tom 510-865-8700 ttom@eclipsepm.net
GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com
NORTHPOINT APARTMENTS Taylor Ownes-Kees 415-989-2007 towenskees@northpointsf.com www.thenorthpointapartments.com
ORVICK MANAGEMENT GROUP David Orvick 408-497-1880 david@orvprop.com
LEGACY PROPERTY MANAGEMENT OF SILICON VALLEY Eric Lozano 925-940-7626 eric@llrpm.com
FOUNDATION RENTALS & RELOCATION, INC. Christopher Barrow 415-507-9600 cb@foundationhomes.com
NICE VENTURES INC Laurie Thomas laurie@niceventures.com
HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com
DEWOLF REALTY COMPANY William Talmage 415-340-3880 btalmage@dewolfsf.com
FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT Paul Mora 415-674-1440 pmora@fogciti.com
MORLEY FREDERICKS REAL ESTATE SERVICES Steve Crane 415-847-1224 steve@morleyfredericks.com www.morleyfredericks.com
415-648-1516 415-922-0179
LUCAS & COMPANY Susan Lucas 415-722-4724 susan@thelucascompany.com LUMINOR REAL ESTATE Steven Zhang steven@luminorsf.com www.luminorsf.com
415-577-2958
PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PDC REAL ESTATE & RENTALS Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com PEAK REALTY GROUP James C. Keighran 415-474-7325 info@peakrealtygroup.com www.peakrealtygroup.com PILLAR CAPITAL REAL ESTATE Jonathan Ng 415-885-9584 jonathan@thepillarcapital.com PIP INC./SFRENT Sarosh Kumana sarosh@sfrent.net www.sfrent.net PODESTO PROPERTIES Gina Enriquez gandpofsf@aol.com
415-861-4554
415-794-7125
PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com THE PRADO GROUP, INC. Andrea Hayes 415-395-0880 frontdesk@pradogroup.com
M PROPERTIES Mark Mangampat mark@mproperties.com
PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com
MAG MANAGEMENT Lana August lanaml@gaehwiler.com
PRIME RESIDENTIAL-BRICK & IRON Elif Kimyacioglu 415-445-2577 Elif.Kimyacioglu@primegrp.com
MARSHALL & CO. PROPERTY MANAGEMENT Marshall Jainchill marshall@marshallproperty.com
PRO EQUITY AM Tori Linnell vlinnell@proequityam.com
MAVEN MAINTENANCE, INC. Craig Lipton 415-305-7506 lipton@maveninvestments.com www.mavenmaintenance.com
PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com
MCKEEVER REALTY Chuck Lewkowitz chucklewkowitz@gmail.com MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com
916-838-2804
PROPERTY MANAGEMENT ONE Karen Katz 415-674-1595 info@pm1sf.com www.pm1sf.com RAJ PROPERTIES Jennifer Mayo 559-587-1318 mainoffice2@rajproperties.com www.rajproperties.com
SF APARTMENT MAGAZINE | OCTOBER 2026 57
RALSTON MANAGEMENT GROUP Keith Jurcazak 650-303-3182 kj@ralstonmanagementgroup.com www.ralstonmanagementgroup.com
VERTEX PROPERTY GROUP Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com
CALIFORNIA STREET REALTY Shaban Shakoori 415-518-9269 shaban@calstreet.com
REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com
VESTA ASSET MANAGEMENT Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com
415-595-5832
RELISTO RESIDENTIAL LEASING & PROPERTY MANAGEMENT Eric Baird 415-237-1819 eric@relisto.com www.relisto.com
VIVE REAL ESTATE Mharla Ortega 415-495-4739 x1010 mharla@letsvive.com www.letsvive.com
RENTWISE PROPERTY MANAGEMENT Brandon Temple 650-346-2006 Brandon@gorentwise.com ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 kristine@rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com RUTHERFORD MANAGEMENT COMPANY Jenesys Rodriguez 925-286-7750 jrodriguez@rutherfordliving.com RYEBREAD PROPERTIES, INC. Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com SALMA & COMPANY Ryan Salma 415-931-8259 propertymanager@salma-co.com www.salma-co.com SAVAGE REALTY GROUP Norma or John Sayage 650-346-9480 sayagerealtygroup@compass.com SAWYER PROPERTIES Alex Wall 650-704-3588 support@sawyer-prop.com SHAREVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIGNATURE REALTY PROPERTY MANAGEMENT Paul Montalvo 650-364-3167 paul@paulmontalvo.com www.paulmontalvo.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SILVER CREEK PROPERTY MANAGEMENT Jonathan Arguello 925-600-1818 jmsilvercreek@sbcglobal.net www.teamsilvercreek.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 TAPESTRY PROPERTIES Roger Fong 415-334-6120 tapproperties2010@gmail.com TOWER RENTS Anthony Harkins tony@towerrents.com
415-377-7571
UNITY HOMES Sherry Brown sbrown@unityhomes.org
(520) 338-7731
58 OCTOBER 2026 | SF APARTMENT MAGAZINE
W2 PROPERTY MANAGEMENT Noe De La Cruz 415-316-4369 noe@w2propertymgt.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WICKLOW MANAGEMENT Mike O’Neill 415-928-7377 wicklowmanagement@gmail.com www.wicklowsf.com WILLIAM BOGGS William Boggs sfboggsz@yahoo.com
415-269-0689
CHUCK & ASSOCIATES Kevin Chuck chuckassoc@gmail.com
COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL Dustin Dolby 415-788-3100 dustin.dolby@colliers.com COMPASS Tim Johnson 415-710-9000 tim.johnson@compass.com www.timjohnsonsf.com COMPASS Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS Chris O’Connor 415-246-9764 chris.oconnor@compass.com www.sfrealproperties.com
WOODS FAMILY INVESTEMENTS LP James Ward 415-725-2981 jw@woodsfamilyinvestmentslp.com
COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com
YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com
COMPASS COMMERCIAL BROKERAGE Jay Greenberg 415-378-6755 jay@jayhgreenberg.com
YOHO PROPERTY MANAGEMENT INC. Lyman Chao 415-840-5699 lyman@lymanchao.com
COMPASS COMMERCIAL Mirella Webb 415-640-4133 mirella.webb@compass.com
ZIPRENT Arvand Sabetian admin@ziprent.com www.ziprent.com
COMPASS-NOB HILL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com
415-688-6660
PROPERTY MANAGEMENT SOFTWARE APPFOLIO JennifervEvans 714-926-5045 jennifer.evans@appfolio.com PROPERTY ATLAS Serina Calhoun 415-419-8842 serina@mypropertyatlas.com www.mypropertyatlas.com YARDI Kelly Krier kelly.krier@yardi.com
805-699-2040
REAL ESTATE APPRAISALS WATTS, COHN & PARTNERS, INC Mark Watts 415-990-0025 mark@wattscohn.com
REAL ESTATE BROKERS & AGENTS
BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com BRICK & MORTAR REAL ESTATE SERVICES Eyal Katz 415-990-6762 eyal@brickandmortarsf.com
ENGEL & VOLKERS COMMERCIAL Stephen Pugh 415-497-8307 steve@pacwestcre.com www.pacwestcre.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
KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com MARCUS & MILLICHAP Ning Ho 415-312-2245 ning.ho@marcusmillichap.com www.TheHoGroup.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com MAVEN COMMERCIAL Matthew Sheridan 415-867-7711 matt@mavenproperties.com PDC REAL ESTATE & RENTALS Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com
Background
2024_A-TOTAL_ART_FIN.pdf
C
M
Y
CM
MY
CY
CMY
K
1
2/16/24
STATE CERTIFIED TESTING CL# C-16 530517
FIRE SPRINKLERS FIRE PUMPS STANDPIPES • HYDRANTS TESTING • INSPECTION REPAIR • CERTIFICATION 5 YEAR • ANNUAL QUARTERLY • MONTHLY CALL FOR A FREE ESTIMATE: 800- 660- 6993
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SF APARTMENT MAGAZINE | OCTOBER 2026 59
1:07 P
PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com S&L REALTY Robert Link www.slrealty-sf.com
415-386-3111
SF BAY RENTAL COMPANY Leslie Burnley 415-717-8709 leslie@sfbayrentalco.com www.sfbayrentalco.com SOTHEBY’S INTERNATIONAL REALTY Clara Laines-Welch 415-516-0648 clara.laineswelch@sothebys.realty TERRENCE CHAN Terrence Chan tchanhomes@gmail.com
415-317-7011
URBAN LIFE REAL ESTATE Artie Kramer 415-290-7080 artiekramer@gmail.com www.urbanliferealestate.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com
REAL ESTATE INVESTMENTS CHUCK & ASSOCIATES Kevin Chuck chuckassoc@gmail.com
Ways to Connect. Email SFAA at MemberQuestions@sfaa.org to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA. • Email SFAA at MemberQuestions@sfaa.org • Follow SFAA on Linkedin • Call SFAA at 415-255-2288 • Visit SFAA at 265 Ivy St.
CITY REAL ESTATE Arthur Tom art@cityrealestatesf.com cityrealestatesf.com
415-595-5832 415-987-6788
KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com STEPHEN PUGH steve@pacwestcre.com
415-497-8307
REFINISHING / RESURFACING SERVICE
MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz 415-673-4211 MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco
RENT BOARD PETITIONS RENT RAISERS Michelle Horneff-Cohen michelle@rentraisers.com
415-661-3860
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 ABODE SERVICES Jennifer Criddle jcriddle@abode.org www.abode.org
510-593-5474
HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com INTELLIRENT Cassandra Joachim www.myintellirent.com
415-849-4400
MQ INVESTMENTS Min Qiu 650-336-3568 mqinvestmanage@gmail.com
60 OCTOBER 2026 | SF APARTMENT MAGAZINE
RESIDENTIAL LEASING BROWN & PATKI INC. Mahesh Patki mahesh@brownpatki.com www.brownpatki.com
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 RELISTO Eric Baird www.relisto.com eric@relisto.com
415-236-6116 x101
RENTALS IN S.F. Jackie Tom www.rentalsinsf.com
SF CITY RENTS Tracy Ballard tracy@sfcityrents.com www.sfcityrents.com
415-409-3263
33
ATTORNEYS
Fried, Williams & Grice Conner LLP Law Offices of A. Thomas Koster Zacks, Freedman & Chernev, PC CONTRACTORS
Cal State Roofing, Inc. Pribuss Engineering SFBM Group
415-828-4747
415-797-8296
415-954-2278
SECURITY
KASTLE SYSTEMS Timothy Norkol 415-524-3623 Timothy.Norkol@Kastle.com www.kastle.com MARINA SECURITY SERCVICES, INC. Sam Tadesse 415-722-1168 stadesse@marinasecurityservices.com www.marinasecurities.com 888-292-1394
WATCHTOWER SECURITY Ryan Golomski 720-585-9127 rgolomski@watchtower-security.com
SECURITY DEPOSITS
888-292-1394
SEISMIC RETROFIT & STRUCTURAL ENGINEERING
BAI CONSTRUCTION Behnam Afshar 510-595-1994 x101 www.baiconstruction.com
29 31 43 59 42 44
FIRE ESCAPE CONTRACTORS
Great Escape Fire Escape A-Total Fire Protection LOCKSMITHS
42 59 59
Colores Painting Pac West Painting Tara Pro Painting
ROOFING
SWIFTLANE Jennifer Torres jtorres@swiftlane.com www.swiftlane.com
Openscope Studio
PAINTING CONTRACTORS
VERTEX PROPERTY GROUP Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com
SWIFTLANE Jennifer Torres jtorres@swiftlane.com www.swiftlane.com
ARCHITECTS
Crown Lock & Safe
STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com
CAL STATE ROOFING Noah Choi calstateroof@gmail.com
NEED A PROFESSIONAL CONTRACTOR OR VENDOR?
FIRE PROTECTION CONTRACTORS
RENTSFNOW Stephanie Versin sversin@veritasinv.com www.rentsfnow.com SALMA & COMPANY Laila Salma laila@salma-co.com www.salma-co.com
AD INDEX
415-513-2989
59 59 22
PETITION & RENT SERVICES
Rent Board Passthroughs
59
PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING
Bell Properties Gaetani Real Estate, Inc. Maven Maintenance Real Management Company Rentals, Inc. Vertex Properties
31 68 23 29 43 6
CONNOR DALY CONSTRUCTION Connor Daniel Daly 415-205-0346 connor@connordalyconstruction.com www.connordalyconstruction.com ONE DESIGN, INC. Erevan O’Neill simone@onedesignsf.com www.onedesignsf.com
415-828-4412
WEST COAST PREMIER CONSTRUCTION, INC. Homy Sikaroudi, PhD, PE 510-271-0950 www.wcpc-inc.com
STAFFING
BG MULTI-FAMILY Shannon Valentino 714-654-9498 svalentino@bgmultifamily.com INTERSOLUTIONS LLC Janet Mondani 628-682-5574 jmondani@intersolutions.com www.intersolutions.com
STUDENT HOUSING
AMERICAN CAMPUS COMMUNITIES Hannah Lawson 415-310-2388 hlawson@americancampus.com
West Coast Property Management
33
PROPERTY MANAGEMENT SOFTWARE
Yardi Breeze
19
REAL ESTATE BROKERS
Amore Real Estate 22 Citibrokers 45 Coldwell Banker Commercial / McGue 13 Colliers 2 Compass / Antonini 67 Compass / Chapleau 9 Compass / Filly 11 Compass / Greenberg 3 Engle & Volkers Commercial 17 Hamilton Zanze 21 Marcus & Millichap 34-35 Maven Commercial 26-27 Vanguard Commercial / Stack 61 REAL ESTATE INSPECTIONS
PCRE
RESTORATION SERVICES
PCRE
46 44
WASTE MANAGEMENT
Bay Area Bin Support Recology
15 45
Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered.
TENANT PLACEMENT & LISTING
STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com
WATER DAMAGE SERVICE BLUCAL Mitch Winslow mitch@blucalinc.com www.blucalinc.com
415-578-4848
BLUSKY RESTORATION CONTRACTORS Noelle Airey 925-440-2074 noelle.airey@goblusky.com www.goblusky.com
Be On Your A Game.
SUBMETERS
LIVABLE Daniel Sharabi www.livable.com
415-937-7283
Sign up for SFAA classes at www.sfaa.org or by calling 415-255-2288. SF APARTMENT MAGAZINE | OCTOBER 2026 61
LOOKING TO HIRE YOUR NEXT ALL-STAR EMPLOYEE?
Post Your Job Openings with SF Apartment Magazine!
Our brand-new job posting page is launching soon, and it’s the perfect place to connect with San Francisco’s rental housing industry, including top talent in property management, leasing, maintenance, contractors, real estate law, and more.
Why post with us? Targeted Audience: Connect with individuals already invested in the San Francisco apartment market. Professional Reach: Attract top talent with the skills and experience your business needs. Easy Process: Posting your job opening is quick and simple, and your listing will be seen by the right people.
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CCRM RECERTIFICATION POLICY How to keep your CCRM current: Twelve units CAA Network Continuing Education Credit (CEC); a minimum of two units must be in Fair Housing. CCRM Recertification Application must be completed prior to the expiration date, which is 2 years from the certification date and is noted on the bottom left on the certificate. Submit a fully completed CCRM Recertification Application (www.caanet.org/CCRMRecert), and pay the $75 application fee. Provide verification that the required number of CECs were completed prior to the certificate expiration date. If your CCRM isn’t re-certified within the two (2) year period: 0-3 months expired – Student must be in the process of taking the required 12 hours of CEC and must complete the standard recertification requirements. Over 3 months expired; the student must take the full CCRM series. (one-time extension) For Questions or Comments contact: Maria@sfaa.org
62 OCTOBER 2026 | SF APARTMENT MAGAZINE
CONTINUE YOUR EDUCATION VISIT WWW.SFAA.ORG/EVENTS/EDUCATION
On-Demand Classes Anytime
Anywhere
Our On-Demand classes gives rental housing providers the flexibility to access expert education anytime, anywhere. Whether you're looking to strengthen your leasing knowledge, stay compliant with housing laws, or tackle challenging tenant situations, our on-demand classes provide practical guidance from industry-leading professionals.
Fair Housing: It's the Law Bed Bug Regulations & Management Tackling the Challenges of a Hoarding Tenant Roommates & Revolving Doors
Understanding & Executing the 2026 Residential Tenancy Agreement- FREE for members
Scan QR code to start learning
NERT
Website
www.sfaa.org
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 | OCTOBER 2026 63
Legal Q&A… continued from Page 22
WHAT TENANTS WANT MOST
Focus on amenities that make everyday life easier. Practical features—connectivity, convenience, parking, and pet-friendly housing—often matter more than flashy common-area amenities. According to a recent NMHC/Grace Hill Renter Preferences Survey, and Zillow’s 2025 Consumer Housing Trends Report: • 87% of renters say having internet available immediately upon move-in is important or essential. • 86% say high-speed internet is important or essential. 64% consider broadband internet essential, while 56% say the same about gigabit internet. • 65% consider allowing pets essential when choosing a rental. Pet amenities are increasingly attractive, and include dedicated pet areas, dog parks, and pet-washing stations. • Listings that advertised in-unit laundry received 76% more saves and 67% more shares than comparable listings. • Off-street parking is another top draw, associated with 85% more saves and 103% more shares. • 67% of renters want smart security alarm systems. • 48% are interested in shared workspaces—up from 35% in the previous NMHC survey. • 42% are considering or expect to lease or purchase an EV or plug-in hybrid within the next two years, underscoring growing demand for charging access.
SERVICES THAT PAY
Well-chosen services can improve the tenant experience while creating ancillary revenue opportunities. • Secure Bike Storage: Monthly rental • Reserved/Premium Parking: Monthly space fee • EV Charger Access: Usage-based fee • Laundry: Per-use revenue or vendor share • Package Lockers: Optional service or building amenity • Pet Services: Vendor or referral partnership • Event/Common Space: Reservation or rental fee • High-Speed Internet: Bulk or managed WiFi package • Mobile Car Wash/Detailing: Commission or space fee • Storage Lockers: Monthly rental • Smart-Home Upgrades: Optional technology package Know the rules: California law requires transparency around rental pricing and optional housing-service fees. Before adding a mandatory or optional charge, confirm that the fee structure, lease language, and advertising comply with state and local law.
64 OCTOBER 2026 | SF APARTMENT MAGAZINE
of the departing spouse. (In fact, you may create some confusing issues with enforcement if you try to impose the new lease in violation of Rent Board rule 12.20(a), prohibiting evictions based on unilaterally imposed terms.) Now, you don’t care if the ex comes back to visit the cats or the kids (as the case may be). And unless this is the rare and unfortunate case of domestic violence, you really have no immediate stake in whether one or more of them asserts a claim of right to access the apartment based on their original lease. Assuming you want closure as much as the tenant who initiated the breakup, you might ask the two of them to enter an agreement that lets the departing tenant off the lease, terminates their right of access and obligations, and confirms that the remaining tenant assumes sole liability. (Arguably, this is a “buyout” of the departing tenant, but I think you’d do fine just having them volunteer to terminate the lease since you’re not paying them or getting possession back.) If you aren’t able to secure this kind of agreement, you should be fine—unless the remaining tenant one day decides to move on, and the departing one tries to opportunistically reacquire their old rent control. There’s an open question as to whether an “original occupant” can maintain the right to rent control without actually residing in the unit (returning later when another original occupant leaves). On the right facts, I think this gets decided in the landlord’s favor. Until that day comes, just try to keep clear records of occupancy. Feel free to even introduce your tenant to your single friends— as long as those friends understand they’re subsequent occupants. —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 Wiegel Law Group and can be reached at 415.552.8230.
2026 sfaa rental forms
BEGINNING OF TENANCY FORMS
Member Name Member # Email
MEMBER PRICE
NON-MEMBER PRICE
Application to Rent
$15 per 25
$40 per 25
SFAA Residental Rental Agreement- 2024
$25 each
$200 each
SFAA Residental Rental Agreement- 10 Pack
$225 pack
N/A
CAA Lease Agreement
$15 per 25
$40 per 25
CAA Rental Agreement- Month to Month
$15 per 25
$40 per 25
Guarantee of Rental Agreement
$15 per 25
$40 per 25
Holding Deposit
$15 per 25
$40 per 25
Lead Pamphlet - Protect your Family- 25 pack
$25 per 25
$40 per 25
Addendum to Rental Agreement
$15 per 25
$40 per 25
Parking Agreement
$15 per 25
$40 per 25
Pet Agreement
$15 per 25
$40 per 25
Storage Agreement
$15 per 25
$40 per 25
Assistive Animal Request & Documentation Packet
$15 per 25
$40 per 25
Move In/Move Out
$15 per 25
$40 per 25
Fire Safety Disclosure - SF
$15 per 25
$40 per 25
24 Hour Notice to Enter
$15 per 25
$40 per 25
AB 1482 - Notice of Exemption
$15 per 25
$40 per 25
AB 1482 - Properties Subject to
$15 per 25
$40 per 25
15 Day notice - Pay Rent or Quit
$15 per 25
$40 per 25
15 Day Notice - Perform Covenants or Quit
$15 per 25
$40 per 25
30 Day Notice - Change of Monthly Rent - SF
$15 per 25
$40 per 25
30 Day Change of Monthly Rent under AB-1482
$15 per 25
$40 per 25
90 Day Notice - Change of Monthly Rent- SF
$15 per 25
$40 per 25
Proof of Service
$15 per 25
$40 per 25
Security Deposit Interest & RB Fee - SF Only
$15 per 25
$40 per 25
Acknowledgement of Residents Intent to Vacate
$15 per 25
$40 per 25
Notice of Resident Option for Initial Inspection
$15 per 25
$40 per 25
Notice of Intial Inspection to Residents
$15 per 25
$40 per 25
Itemized Disposition of Security Deposit
$15 per 25
$40 per 25
Notice of Belief of Abandonment
$15 per 25
$40 per 25
On-Site Resident Mgr. Employee Agreement (set)
$15 per 25
$40 per 25
Estoppel Certifcation
$15 per 25
$40 per 25
Prop 65 Sign - Plastic
$10 each
$25 each
Prop 65 Warning Addendum
$15 per 25
$40 per 25
QUANITY
COST
DURING TENANCY FORMS
END OF TENANCY FORMS
MISCELLANEOUS FORMS
SFAA Members can download and access forms directly from the SFAA and CAA websites. Please log in to account, go to Resources and click Downloadable Forms.
Internal Order Date: Use Only
Taken by: Credit Card
Cash
Prices listed are for SFAA members
Check
Invoice
Sub-Total: 8.625% Tax: Postage Flat Rate:
• Prices differ for non-members • All sales are final
San Francisco Apartment Association
265 IVY STREET
TOTAL:
SF APARTMENT MAGAZINE | OCTOBER 2026 65 • SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • WWW.SFAA.ORG
2026 CCRM Fall Series (Pre-Recorded) Schedule and Registration Course
COST
Course Name
Date
Series Full CCRM Series (Value Savings)
Time
Member
Non# of Attendees Member
See schedule below
PMR100
Preparing to Rent: Intro to Ethical Prop Mgmt
9/14/2026
Pre-Recorded
$85.00
$100.00
PMR101
Renting the Property: Marketing-to-Move-In
9/21/2026
Pre-Recorded
$85.00
$100.00
PMR102
Beginning and Maintaining the Tenancy
9/28/2026
Pre-Recorded
$85.00
$100.00
PMR103
Renewal of Tenancy and End of the Tenancy
10/5/2026
Pre-Recorded
$85.00
$100.00
PMR104
Maintenance Management: Maintaining a Property
10/19/2026 Pre-Recorded
$85.00
$100.00
PMR105
Liability & Risk Mgmt.: Protecting the Investment
10/26/2026 Pre-Recorded
$85.00
$100.00
PMR106
Budget Development and Implementation
11/2/2026
Pre-Recorded
$85.00
$100.00
PMR107
Fair Housing: It’s the Law
11/9/2026
Pre-Recorded
$85.00
$100.00
Professional Skills for Supervisors
11/16/2026
Pre-Recorded
$85.00
$100.00
CCRM Final Exam
11/23/2026
FREE
FREE
EXAM
Class Location: Zoom Webinar System
This series will be offered in a pre-recorded, on-demand format. Course recordings and materials will be emailed to attendees every Monday morning. Each recording will be available for seven (7) days, giving attendees time to review the course content before the access link expires. Attendees are encouraged to email any questions they have about the course material to the instructor throughout the series. Instructions for submitting questions, along with the instructor's contact information, will be included in the weekly email sent every Monday.
To Register:
Total Due:
www.sfaa.org Call: 415-255-2288 x110 Email: maria@sfaa.org
Registration Information: (Does not include the $75 CCRM application fee) Attendee:
Member
Company:
Non Member
Member Number:
Address: Zip:
City: Email: Payment Information:
Credit Card
Mailing Check
Credit card number:
Series Invoicing (members only benefit) Exp. Date:
CVV:________________
Name printed:
Signature: Cancellation Policy:
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) San Francisco Apartment Association 265 Ivy Street, San Francisco, CA 94102 www.sfaa.org Maria@sfaa.org
66 OCTOBER 2026 | SF APARTMENT MAGAZINE
Total
Multifamily | Mixed-Use | Commercial Sales For Sale
For Sale
3128-3130 Pierce Street 2 Units | Cow Hollow
Sold
3730 24th Street 7 Units | Noe Valley
Sold
3627 17th Street 8 Units | Mission Dolores | August 2026
362-364 Vallejo Street 2 Units | Telegraph Hill | August 2026
Call us for a no-cost valuation of your property. John Antonini
Daniel Foley
Matt Healy
415.794.9510 john@antoninisf.com
415.866.7997 daniel@danielfoley.com
415.497.0259 matt@healysf.com
DRE 01842830
DRE 01866714
DRE 02027148
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 | OCTOBER 2026 67
Trust is earned, month after month Owners choose Gaetani for consistent follow-through, transparent reporting, and a team that treats property with professional care and management.
415-668-1202
|
paul@gaetanirealestate.com
Serving San Francisco for over 80 years.