SF Apartment Magazine June 2025

Pacific Heights

Mission Dolores

SF

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

Database & Website 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

SFAA Directors

Eric Andresen, Oz Erickson, Marina Franco, Craig Greenwood, Andrew Long, Kent Mar, Neveo Mosser, James Sangiacomo, Dave Wasserman

VOLUME XXXVI, NUMBER 6 JUNE 2025

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 @2025 by SFAA.

Home Stretch

Public-private fund launches to boost housing and mental health care, and to fight family homelessness.

Mayor Daniel Lurie has announced the “Breaking the Cycle Fund,” a $37.5 million public-private partnership to address San Francisco’s homelessness and behavioral health challenges in San Francisco. This initiative marks a significant step in supplementing public resources with private contributions to tackle pressing social issues.

The fund has garnered substantial support from private donors and philanthropists. Managed by the San Francisco Foundation in coordination with the Mayor’s office, all donations will be reported to the California Fair Political Practices Commission to ensure transparency.

The Breaking the Cycle Fund aims to develop and expand interim shelters, treatment beds, and supportive services for addiction and mental health care. This includes adding nearly three hundred new treatment and interim housing beds by the end of summer

2025, distributed across five sites in the city. The initiative also encompasses the Family Homelessness Prevention Pilot, an eighteen-month program designed to provide tailored financial assistance and support services to help families stay housed.

While the fund’s $37.5 million is a substantial private investment, it represents a fraction of the city’s annual $700 million expenditure on homelessness. However, supporters believe that this initiative could serve as a catalyst for more effective and coordinated efforts to address the crisis. The fund’s establishment follows the passage of legislation earlier this year that enabled the creation of such a fund to streamline fundraising efforts and cut through bureaucratic hurdles.

Rent Control Proposal Stalled

Assembly Bill 1157, sought to significantly expand rent control across California, has been shelved for the remainder of 2025, delivering a temporary win to rental housing providers.

The bill, introduced by Assemblymember Ash Kalra (D-San Jose), proposed lowering the statewide rent cap to 2% plus inflation, removing exemptions for single-family homes and condos, and making rent control permanent beyond the current 2030 sunset. The legislation narrowly passed the Assembly Housing Committee but was quickly pulled from the Judiciary Committee agenda, effectively halting its progress this year.

The California Apartment Association (CAA), a leading opponent of the bill, cited concerns that stricter rent caps would deter investment in rental housing and worsen the state’s ongoing housing shortage. Organized by SFAA, more than 150 landlords traveled to Sacramento, and thousands submitted opposition letters, arguing that the bill would make it harder for small property owners to keep up with maintenance costs, especially after years of rent freezes during the pandemic.

AB 1157 faced criticism from more than just landlords. Pro-housing groups like California YIMBY and YIMBY Action also opposed the measure, warning that it would reduce new housing supply by disincentivizing construction, especially of ADUs—one of the few housing types showing consistent growth in recent years.

Tenant advocates, meanwhile, pushed for the bill as a lifeline for struggling renters. They argued that current rent caps under AB 1482—10% or 5% plus inflation—still allow unaffordable increases during periods of high inflation.

SFAA TROPHY AWARDS

SAVE THE DATE!

Mark October 30, 2025, on your calendar for this year’s big event. The awards show will take place at the St. Regis Hotel in San Francisco. The Trophy Awards honors the firms, employees, and properties leading San Francisco’s Rental Housing Community. Purchase tickets at sfaa.org/events. See page 59 for more information. You can also email Vanessa Khaleel at vanessa@sfaa.org.

And remember: It’s crucial to keep an eye on your superstar employees, recognizing their hard work and dedication. These outstanding individuals are the backbone of your success, driving innovation, productivity, and morale within your team. Don’t let their exceptional contributions go unnoticed—take the time to nominate them for a Trophy Award. You can also nominate yourself—no need to be modest! Send nominations to Stephanie Alonzo at stephanie@sfaa.org.

Despite passing its first committee, the bill was met with hesitation from lawmakers focused on spurring new housing construction. Even some who voted in favor expressed concerns about its impact on housing supply.

For now, AB 1157’s pause offers property owners temporary relief and a reminder of the influence organized advocacy can wield in shaping housing policy.

Mandates and Incentives for Sustainability

San Francisco is launching a series of green infrastructure initiatives to enhance

urban resilience and environmental quality. These efforts are particularly relevant for property owners and developers, as they may influence future building requirements and present new opportunities for participation in city-led programs.

A key development is the city’s mandate for green roofs on new buildings, making San Francisco the first U.S. city to implement such a requirement. This policy aims to improve energy efficiency, manage stormwater runoff, and reduce carbon emissions.

The city has also pledged to plant 30,000 new street trees and expand biodiverse green spaces, as part of a broader strategy to restore urban nature and enhance community well-being.

These initiatives are integral to San Francisco’s 2025 Climate Action Plan, which outlines goals for achieving 100% renewable electricity and fostering sustainable urban development.

California Sues Over Withheld EV Charging Funds

California, joined by sixteen other states and the District of Columbia, has filed a federal lawsuit against the Trump administration for unlawfully withholding over $3 billion in federal funds designated for electric vehicle (EV) charging infrastructure. The funds, allocated through the Inflation Reduction Act during President Biden’s administration, were suspended by the U.S. Transportation Department in February pending a review.

The lawsuit claims that this freeze hinders states’ efforts to expand EV accessibility, combat climate change, reduce pollution, and develop green economies. California Attorney General Rob Bonta condemned the move as a threat to climate progress, while Governor Gavin Newsom criticized it as favoring foreign innovation over American jobs.

Summer Deadlines of Note

Informal Review Window: If you believe your property assessed value is higher than the market value, you may request

an Informal Assessment Review between July 2, 2025 – September 15, 2025. This applies to single-family dwellings, residential condominiums, townhouses, live-work lofts, and cooperative units. We’ve heard from quite a few members who filled out the form and ended up saving thousands on their tax bill. Why not give it a shot?

Online submissions are preferable (sfassessor.org > Forms & Notices), but alternately you may send your request to:

San Francisco Assessor-Recorder’s Office Attn: Informal Review

1 Dr. Carlton B. Goodlett Place City Hall, Room 190 San Francisco, CA 94102

Fax: (415) 554-7915

email: InformalReviewRP@sfgov.org

Be sure to keep a copy for your records.

Unsecured Property Tax Payments:

Unsecured property taxes in San Francisco apply to assets not affixed to real estate, such as business equipment, boats, and possessory interests. Payments must be received by 5:00 p.m. on August 31 to avoid a 10% penalty plus monthly interest. Payments can be made online via eCheck (no fee) or by credit/debit card (2.25% fee) at sftreasurer.org/payments/ property-tax-payment

New Job Postings Page

Finding the right talent in the competitive San Francisco rental housing industry just got easier. SF Apartment Magazine is launching a dedicated job posting page, connecting employers with skilled professionals in property management, leasing, maintenance, real estate law, and more.

This new resource offers a direct line to candidates who understand the unique demands of the local rental market. Whether you’re hiring a seasoned property manager or a reliable maintenance technician, your listing will reach a targeted audience already engaged in the industry.

Rebound Town

written by JAY H. GREENBERG

The data reveals a turning point in San Francisco’s multifamily investment market.

Following several challenging years marked by declining values and reduced sales activity, first quarter (Q1) 2025 data signals a turning point for San Francisco’s multifamily market. Both the 5-9-unit and 10-plus-unit segments are showing early signs of recovery, with rising transaction volume, stabilizing prices, and increased investor engagement. Value indicators remain below peak levels, but recent movement—particularly in the 10-plus-unit sector—suggests that investor confidence is returning. Meanwhile, rental demand is strengthening amid return-to-office trends and sharp inventory declines.

This report breaks down key metrics, market shifts, and legislative developments to help owners and investors make informed decisions in a market that may be entering a new phase of opportunity.

The following data provides a detailed comparison of 2025’s Q1 statistics against the past five years, offering insight into emerging trends and the outlook for San Francisco’s multifamily market.

5-9 Units

Price Per Square Foot

The average Q1 price per square foot was $541 in 2019 and $578 in 2020, representing the high end for the reported period. The average price per

square foot was $540 in 2021 before dropping to $507 in 2022, and $502 in 2024. In 2024, the Q1 average decreased to $420 per square foot—a 16.0% drop in a year-over-year comparison. In Q1 2025, the average price per foot inched up by 0.48% to $422.

Gross Rent Multipliers (GRMs)

The average GRM was 16.47 in 2019, increasing to 17.17 in 2020, again representing the high for the period. The Q1 figure was 14.70 in 2021 and 14.85 in 2022 before dropping 9.83% to 13.39 in 2023. In 2024, the Q1 average dropped another 7.45% to 12.33, and the downward trend continued in 2025, with Q1 GRM settling at 11.77, a 4.54% decrease in a year-over-year comparison.

Cost Per Unit

The average cost per unit was $472,000 in 2019, increasing to $533,000 in 2020—once again, the highest in the period. The average cost per unit dropped to $423,000 in 2021, then rose to $479,000 in 2022. This number has since continued to decline, coming in at $360,000 in 2023 (24% decrease), $339,000 in 2024 (5% decrease), and $334,000 in 2025 (1.5% decrease).

Dollar Volume

Total dollar volume went from $48 million in 2019 to $82 million in 2020. Total dollar volume dropped to $49 million in 2021, before rebounding $84

million in 2022—the highest in the period. In 2023, volume fell to $28 million (66% decrease) before increasing to $43 million in 2024 (53% increase) to $43 million. In 2025, the upward trend continued, with total dollar volume coming in at $57 million—a 35% rise in a year-over-year comparison.

Number of Transactions

There were 17 transactions in 2019, increasing to 25 in 2020. There were 19 closings in 2021, and that number grew to 28 in 2022. Like dollar volume, sales took a big hit in 2023, and by the end of the Q1, there were 13 closings. Q1 transactions rebounded to 21 in 2024 (a 65.5% increase), and increased again to 26 over Q1 2025.

10+ Units

Price Per Square Foot

The average Q1 price per square foot was $523 in 2019, and $621 in 2020, representing the high end for the reported period. In 2021, the average was $480, and in 2022, the year-end average dropped to $453 per square foot. The average price per foot declined slightly to $448 in 2023, and continued to drop to $333 in 2024 (25% decrease). wIn Q1 2025, the average price per foot inched upward to $370 (approximately 11%).

Gross Rent Multipliers (GRMs)

The average GRM was 13.56 in 2019, increasing to 17.02 in 2020, again representing the high for the period. In 2021, the Q1 figure dipped to 13.38. In 2022, the multiplier increased to 14.01, and in 2023, it declined by 15% to 11.94. In 2024, the Q1 average increased to 12.67, before settling at 10.77 in 2025—a 15% decrease in a year-over-year comparison.

Price Per Unit

The average cost per unit was $414,000 in 2019, increasing to $488,000 in 2020, again the highest in the period. In 2021, it dropped to $365,000, then continued downward in 2022 to $325,000. In 2023, the average cost per unit came in at $329,000. In 2024, Q1 saw a 31% yearover-year decrease to $227,000, and in 2025, the Q1 average rebounded 28% to $291,000 per unit.

Dollar Volume

Total dollar volume was $57 million in 2019, jumping to $236 million in 2020. In Q1 2021, it dropped to $100 million, decreasing further to $77 million in 2022, $54 million in 2023, and $25 million in 2024. The dollar volume in Q1 2025 has rebounded nicely, reaching $76 million— a 196% year-over-year increase.

Number of Transactions

The number of closed transactions has jumped around over the reported period: there were 16 closed transactions in 2019, 22 in 2020, 11 in 2021, 13 in both 2022 and 2023, and 7 in 2024. The number of recorded closings increased by 128% this year, ending the quarter with 16 closed transactions.

The sources of the numbers reported are from Jay Greenberg, Vitaly Rutus, San Francisco Multiple Listing Service, and Costar Comps.

My Two Cents

Value indicators for the reported period in both the 5-9-unit and 10-plus-unit sectors peaked in 2020. COVID shutdowns began in the second half of March 2020 and brought our market to a screeching halt. For the 5-9-unit sector, the lowest point for sales activity was Q1 2023. For the 10-plus-unit sector, the lowest point was Q1 2024.

Finally, the data shows that a real recovery is taking place. Q1 2025 sales activity for 10-plus-unit properties skyrocketed 196% in dollar volume and 128% in completed transactions compared to the same period last year. On top of that, we’re

Locked Out Loud

written by VARIOUS AUTHORS

Learn when and how landlords can legally reclaim or inspect rental units under California law.

Q. I think a unit in my building has been abandoned. How should I proceed with entering and reclaiming it?

A. California has an expedited process permitting housing providers to reclaim rentals that are believed in good faith to have been abandoned. The process may be used if rent has been unpaid for more than fourteen consecutive days, and you sincerely believe that no one is living there. This is not a means to lock out subtenants, or what some refer to as squatters. If anyone, authorized or not, is living there, consult an attorney to begin the appropriate legal process. Declaring rental housing as abandoned and securing the space should only be used in rare circumstances where, quite literally, everyone has packed up and left.

Before an abandonment may be declared, a specific notice must be given. The basic notice content is as follows:

Notice of Belief of Abandonment

Civil Code Section 1951.3

To: John and Jane Smith, and all other occupants

Property to which this notice pertains: XXXX Larkin Street, Unit 1 San Francisco, CA 94109

This notice is given pursuant to Section 1951.3 of the Civil Code concern-

ing the real property leased by you at the above address. The rent on this property has been due and unpaid for fourteen (14) consecutive days and the property owner believes that you have abandoned the property. The real property will be deemed abandoned within the meaning of Section 1951.2 of the Civil Code and your lease will terminate on October 31, 2023, a date not less than eighteen (18) days after the mailing of this notice (or not less than fifteen (15) days after this notice is served personally), unless before such date the undersigned receives at the address indicated below a written notice from you stating both of the following: (1) Your intent not to abandon the real property; (2) An address at which you may be served by certified mail in any action for unlawful detainer of the real property. You are required to pay the rent due and unpaid on this real property as required by the lease, and your failure to do so can lead to a court proceeding against you.

[Your name, telephone, email, and physical address.]

The notice, for obvious reasons, is likely not served personally, so it is commonly posted on the front door and sent via regular mail to the apartment or to any known address where the resident can receive mail. Again, this is a seldom-used procedure because in places like San Francisco, there are usually subtenants or other unknown occupants living at the premises, and they cannot be locked

out by this process. Only if there are no signs of life and this notice has been issued after rent is unpaid for at least fourteen days and remains unpaid for eighteen-day notice period should you contemplate reclaiming the apartment.

Another problem you may encounter is that the rental is full of furniture and other personal property. Abandonment notices should list the property inside the dwelling. Note that Civil Code Section 1954 allows entry in the case of abandonment, so oftentimes management will notice an entry to ascertain if the unit is truly abandoned. This author usually includes a detailed list of observed personal effects with the abandonment notice, although arguably the more items that are in the home, the less likely there is an intent to abandon. Moreover, if the personal property is worth more than $700 resale value, you may have to conduct a professionally administered auction after the eighteen-day period.

In sum, obtaining an unlawful detainer judgment for possession predicated on nonpayment of rent is the safer route to a lockout. Reclaiming rental housing through the abandonment procedure should only be initiated if the premises genuinely looks as though everyone packed up their valuables and split, leaving only rubbish behind. And please never contemplate going this route if anyone is seen coming and going.

—Dave Wasserman

Q. A tenant denied me entry for annual routine upkeep. If the smoke alarms are faulty, can I be held liable?

A. The California Civil Code Section 1954 provides particular protocol for entries by landlords. I shall focus my response to the question presented above.

I frequently hear from residential rental property owners, housing providers, and my own clients about “routine inspections” or “annual inspections” or “fire/ smoke and/or CO2 alarm inspections,” etc. While some rental agreements used in California may include language allowing these types of inspections, it is important to understand the notice protocol associated with inspections, especially (1) if your written rental agreement with the tenant does NOT include language allowing for the “routine inspection” and (2) a tenant refuses entry with your notice—formal or otherwise—of the need for a “routine inspection.”

Thus, while many housing providers may claim a right to enter a tenant’s unit by providing written notice of a “Routine Annual Inspection” with a future date and time identified, unless—or even with—a written lease provision, such an inspection is not specially allowed by law, and a tenant may lawfully negate entry.

My advice is to tailor a Notice of Entry (the “NOE”) utilizing the language of Civil Code Section 1954(a)(2), as referenced here:

(2) To make necessary or agreed repairs, decorations, alterations or improvements, supply necessary or agreed services, or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors or to make an inspection pursuant to subdivision (f) of Section 1950.5

(Note: 1950.5 pertains to an inspection vis a vis security deposit issues).

The question pertains to refusal to allow entry to check smoke alarms in a tenantoccupied premises, and the liability of the owner should the alarms be faulty.

First, review the provisions of the lease with the tenant referencing smoke alarms and/or fire safety obligations. Section

42 of the 2025 SFAA lease and most rental agreements identify fire-safety responsibilities. The SFAA lease reflects that (generally) once the tenant assumes occupancy, the tenant is responsible for maintaining effectiveness of the smoke alarms and to notify the owner in case assistance is necessary due to malfunctioning, battery replacement assistance, etc. There are also strict protocols of required fire safety for buildings of 3-plus units and further information on fire safety, in San Francisco County, can be obtained via this link: sf-fire.org/services/ fire-safety-building-tenants

A written NOE is best hand-delivered to the premises. Place it in the hands of the tenant or other occupant over the age of eighteen. If the NOE is provided to an occupant (non-tenant), I suggest posting it on the premises door at eye level and taking a photo of the posting that includes the apartment number, if possible. This documents formal lawful notice under the law. Feel free to send a courtesy copy to the tenant via email, but an email alone does not satisfy the requirements of proper notice under the Civil Code.

You may consider elaborating in the NOE that the reason for entry is to “make necessary repairs to…or supply necessary service to the smoke/fire alarms of the premises as part of the smoke/fire alarm safety system of the property” (depending upon the circumstances of the property and as may be appropriate and necessary for entry to the non-cooperating tenant).

Should the tenant again refuse, it could “shift the burden” of liability to the tenant if damage occurs due to the lack of smoke alarm effectiveness—but at what cost?

Should the tenant continue to deny entry for fire safety protocols, potentially putting all residents at risk in the property, the housing provider should seek counsel and determine whether a Notice pursuant to Section 37.9(a)6) of the SFRO is appropriate. That is, you may be on your way to effectuating a termination of the tenancy.

Section 37.9(a)(6)of the San Francisco Administrative Code (i.e. the San Francisco Rent Ordinance) reflects the following as a just cause reason for tenancy termination: “The tenant has, after written notice to cease, refused the landlord access to the rental unit as required by State or local law.”

A landlord’s duty is to provide safe and habitable premises. Taking the necessary steps to inspect and confirm the safe working order of smoke and/or fire alarms is one of those duties. To be prevented from doing so due to a tenant’s misdeeds may “shift the burden” of liability to a tenant, but the landlord’s action in response must be reasonable.

Were the smoke/fire alarms faulty? If so, was it due to the tenant’s purposeful actions? We do not know. However, it is reasonable for a landlord to go the extra mile with tenants refusing entry. Whether or not the landlord is held liable, if a fire occurs due to lack of working smoke alarms, I suspect a claim against the landlord may be brought, triggering the fire insurance coverage should a fire occur resulting in personal injury or property damage. The cause may ultimately be sorted out via inspections, investigations, etc., as to who, if anyone, is liable. This situation should of course be avoided.

I am not advocating for terminating the tenancy. However, a tenant must provide “lawful entry as required by local law” to a landlord. Landlords should seek counsel if entry is attempted and denied on numerous occasions. A tenant’s refusal of entry based on a properly prepared and served notice in compliance with California Civil Code 1954(a)(2)5 is not allowed considering the obligations imposed on the owners of property by the SF Fire Codes. Termination of tenancy due to a tenant’s refusal to allow entry to check to confirm working smoke alarms is an extreme step and a very cumbersome process. However, a Notice of Tenancy Termination process pursuant to Section 37.9(a)(6) does catch the

Watt’s NEXT

Written by NIK KAESTNER & AGUSTINA MOGETTA

Old building, new energy: How electrification is future-proofing San Francisco.

In a hip part of the Mission, across from a small coffee roaster, a quiet revolution is underway. At 3434 18th Street—a once-ordinary three-story eight-unit residential building with aging infrastructure—has undergone a remarkable transformation. Unlike its many doppelgangers across the City, this building is no longer reliant on fossil fuels.

Gas-guzzling appliances and inefficient systems have been replaced with clean, state-of-the-art technology that promises greater comfort, safety, and sustainability for its residents. 3434 18th Street demonstrates how property owners can harness new technologies, piggyback on existing upgrades, and leverage generous incentives and technical support to future-proof their buildings against new regulations and a rapidly changing climate.

The Vision

Mission Housing Development Corporation, a non-profit dedicated to providing affordable housing in the City, acquired the property with a clear goal: to update the eight existing units and convert six unused garages into additional living space for underserved San Franciscans. However, the organization recognized an opportunity to go even further by electrifying the building to transform it into a model of health and sustainability.

While gas appliances have long been a mainstay in California buildings, the reliance on fossil fuels presents several challenges. Explosions and carbon monoxide poisoning remain ongoing concerns when gas is combusted in or near residential units. Furthermore, incomplete combustion leads to the release of harmful pollutants both indoors and

outdoors, posing risks to residents and the environment. In fact, homes now release more nitrogen oxides in the Bay Area than cars and light-duty trucks. Even complete combustion creates greenhouse gases, principally CO2, with buildings contributing 44% of the City’s climate emissions.

San Francisco is working furiously to decarbonize its building sector as part of its goal to achieve net-zero carbon by 2040. SF Environment (SFE), the SF Public Utilities Commission (SFPUC), and the Department of Building Inspection (DBI) are collaborating to remove permitting and other barriers to electrification, train contractors on the installation of new equipment, and develop programs that support residents and businesses in making the switch. By transitioning to all-electric appliances, property owners can tap into CleanPowerSF’s 100% renewably sourced electricity supply and eliminate their building’s carbon footprint entirely.

San Francisco is not alone in accelerating the shift to electrification. The Bay Area Air District (BAAD) has passed rules that will phase out the sale of gas appliances in favor of electric alternatives, starting with gas water heaters in 2027. At the state level, the California Air Resources Board (CARB) is currently working on similar rules. Numerous rebates and incentives from local, regional, and state entities are helping early adopters and equity communities take their first steps into electrification.

Mission Housing Development Corporation’s electrification of 3434 18th Street yielded a significant reduction in greenhouse gas emissions. By pairing the installation of electric equipment with energy efficiency measures, and tapping into renewable energy from the grid, the project

slashed almost 22 metric tons of CO₂ annually. That’s equivalent to the emissions from more than 54,000 miles driven in a typical gasoline-powered car—about the distance traveled by six average San Francisco drivers each year!

Benefits Beyond the Climate

A key driver of these emissions savings was the replacement of the building’s furnaces with electric heat pumps. Heat pumps are three to four times as efficient as furnaces, providing both heating and cooling with significantly lower energy consumption. Unlike furnaces, which burn fuel to generate heat, heat pumps transfer it from one place to another. In winter, they extract warmth from the outside air and bring it indoors; in summer, they reverse the process, cooling your home. Replacing the central gas heating system with in-unit heat pumps allows residents to enjoy more precise, consistent, and personalized temperature control while adding cooling for those increasingly common warm-weather days.

The other major source of emissions in a typical building is the hot water system. In fact, in San Francisco’s mild climate, it can represent the biggest source of energy use in a typical building. Mission Housing Development Corporation opted to replace the gas units at 3434 18th Street with heat pump water heaters (HPWHs). Like their space-heating counterparts, HPWHs extract heat from the surrounding air and use it to warm water stored in their tank. The result? A system that uses up to 70% less energy than traditional devices.

To thank property owners for slashing emissions, the SFPUC just launched a program to reward the installation of HPWHs with at least two years of $50 monthly bill credits!

Replacing gas-powered appliances with electric alternatives can also significantly improve indoor air quality by eliminating harmful pollutants such as carbon monoxide, nitrogen oxides, and fine particulate matter—common byproducts of gas combustion. These pollutants are known to negatively impact cardiovascular health and have been linked to asthma, cancer, and other health conditions. This improvement in air quality is particularly beneficial for children, seniors, and residents with respiratory conditions.

A gas stove or range is the main source of indoor air pollution, since a furnace or water heater is usually located outdoors. Not to mention the open flame, which makes fire an ever-present risk. In the past, many residents have been reluctant to make the switch to traditional electric hobs due to their inferior performance with respect to gas. Induction stoves, however, are redefining how we prepare food. Using electromagnetic fields, induction stoves directly heat pots and pans while the cooktop remains cooler to the touch, reducing energy waste by 40%. This precise method ensures faster cooking times, rapid and precise temperature control, and a cooler kitchen environment. What’s more, the flat surface is a breeze to clean! This makes

induction stoves the safest and most convenient cooking solution on the market.

While not installed at 3434 18th Street, heat pump dryers are the unsung heroes of all-electric homes. Traditional dryers rely on high heat and venting to dry clothes, consuming significant amounts of energy. Heat pump dryers, by contrast, recycle warm air within the drum to gently remove moisture. Their innovative design means less wear and tear on fabrics, and energy savings of up to 50%. Because these dryers don’t require external venting, they are also easier to install in apartments and smaller spaces.

When combined with efficiency measures and, optionally, solar power, the switch to electric equipment can not only pay dividends in terms of health and comfort, but also in utility bill savings. This is particularly true when property owners and/or residents select the appropriate electric-friendly rate plan via the PG&E portal. Additional savings are possible by avoiding the use of major appliances when electricity is the most expensive, from 4:00 p.m. to 9:00 p.m. In California, scheduling equipment and adjusting habits to align with maximum solar generation midday can really pay off!

Solar PV: Solar panels allow you to cut your energy bills by producing clean power on your own rooftop.

Air-Source Heat Pump: Modern heat pumps are three to four times as efficient as furnaces and can heat AND cool your home!

Heat Pump Water Heater: The SFPUC will reward you with at least two years of $50 bill credits for installing this efficient water-heating solution.

Induction Cooktop: Induction stoves outperform their gas counterparts in terms of cooking speed, temperature control, safety, and clean-up.

Heat Pump Clothes Dryer: Heat pump dryers are easier to install than regular dryers because they don’t require venting outdoors.

Electric Vehicle: Home chargers allow for convenient and cost-effective charging of vehicles.

Overcoming Challenges

Electric retrofits require careful planning, and adaptation of a building’s existing infrastructure. Older buildings, such as those found across San Francisco, were not designed with the power requirements of all-electric equipment in mind, making the direct replacement of existing boilers, water heaters, and even appliances more challenging. Creative thinking and problem-solving are required to address limitations of existing electrical capacity, space constraints, emergency egress, and historic preservation—all while keeping costs under control.

Top Left: Emissions graph.

Top Right: Induction range.

Middle Right: HP water heaters.

Bottom Right: Heat pump.

Bottom Left: San Francisco building illustration.

RESOURCES FOR PROPERTY OWNERS

The following resources for multifamily property owners are available at betterelectric.org :

• Obtain a free electrification plan for multifamily affordable housing via the SFPUC’s All-Electric Multifamily Program.

• Visit BayREN.org to explore incentives to upgrade your building with electrification and efficiency measures.

• Check your eligibility for state programs that support electrification.

• Complete a form to see if you qualify for a FREE heat pump water heater (HPWH).

• Check out SwitchisOn.org to find contractors and incentives available in your area.

• Minimize the need for electric service upgrades using the Watt Diet calculator ( greenhomeinstitute.org ).

• Use the Better Building calculator to identify financing for energy-wise upgrades of multifamily properties, including GoGreen Multifamily.

• Find out if the electric home rate plan is right for your partially or fully electrified building

• Learn how to operate and maintain your heat pump.

DON’T MISS THE UPCOMING “ELECTRIFY MY HOME” WORKSHOPS!

July 1, 6:00 p.m.

Excelsior Branch Library

July 23, 10:00 a.m.

Merced Branch Library

July 30, 6:00 p.m.

Richmond Branch Library

Whenever possible, it’s best to electrify a building during a major renovation, when tenants are not present, building systems are more accessible, and both fixed and mobilization costs are spread over a larger project. Since an electric service upgrade was needed at 3434 18th Street to provide sufficient electrical capacity for the new ADUs, this was the perfect time to fully electrify the existing units as well. The renovation already included the replacement of hazardous

knob and tube and cloth wiring, upgrades of existing outlets, and the installation of new subpanels and sub-feeders, making the addition of new electrical appliances a relatively minor additional expense.

Even when electrification cannot be incorporated into a planned building upgrade, electric service upgrades can be minimized by specifying power-efficient design and wiring equipment strategically. This approach can include the incorporation of efficiency measures, the use of 120V, plug-in water and space heating, and the installation of combination washer-dryers.

At 3434 18th Street, designers specified roof insulation to reduce the heating load, installed packaged terminal heat pumps (PTHPs) and HPWHs that each require only a single 20A circuit, and opted for heat recovery ventilators to provide fresh air with minimal energy loss.

In recent years, manufacturers have even introduced fullsize induction ranges and cooktops able to operate on a single 120V circuit thanks to built-in batteries. Despite their high price, these devices can be highly cost-effective if they help a project avoid or reduce major electrical modifications. Green Home Institute’s Watt-Diet Calculator ( greenhomeinstitute.org ) empowers building owners to plan their upgrades more efficiently by assessing system capacity and accurately sizing electric panels.

The wide range of new equipment introduced in recent years has even turned space constraints, emergency egress, and historic preservation requirements into solvable problems. Several manufacturers make efficient heat pump window units that can be installed in less than an hour. PTHPs pull air through the wall via two small vents, eliminating the complexity and expense of ducting. Finally, split systems allow the outside compressor to be mounted far from the indoor heating unit, out of sight and connected only by small refrigerant lines.

Project Costs

Construction of three ADUs was the largest cost driver at 3434 18th Street. Focusing solely on the renovated units, electric safety was the big-ticket item. As can be expected for a building of this vintage, significant electrical work was required to bring the building up to code—even if the building had continued to use gas. This electrical scope included the replacement of all cloth-covered wiring and the installation of new receptacles, circuits, subpanels, breakers, and sub-feeders. However, the project team was able to fully electrify the existing units without the need for an electrical service upgrade by using power-efficient equipment. Where

association with Gino Franco

In association with Nick Toracca & Gino Franco

ROOM VIEW with a

From Bay Views to Hilltop Retreats

Sharing Spaces: Two standout hilltop rentals capture the charm and character of city living.

Written by DAISY HERNANDEZ

San Francisco’s rental market continues to surprise with its blend of charm, character, and individuality. In this edition of Sharing Spaces, we spotlight two standout homes that capture the city’s diverse living styles—from a sun-drenched junior one-bedroom in Telegraph Hill filled with personality and panoramic views, to a rare four-bedroom Nob Hill apartment that pairs modern upgrades with rooftop access and Golden Gate Bridge vistas. Together, these homes show just how vibrant—and varied—city living can be.

A Telegraph Hill Treasure Rent: $2,500 Square Footage: 750 Neighborhood: Telegraph Hill Space: Junior one bedroom

It’s not every day you come across an apartment that feels like a true reflection of your personality—but for Carlotta, that’s exactly what her Telegraph Hill unit offers. Nestled on one of San Francisco’s most iconic hills, this light-drenched one-bedroom apartment is more than just a place to live—it’s a space to express. “I love my apartment because it enables me to express who I am and truly shows my personality,” she says. That sentiment is visible from the moment you walk in.

Carlotta was inspired by the charm and cozy layout of her apartment and decided to document her journey decorating it on her social media accounts @Thecarledition. There, she shares the importance of curating pieces that spark joy and are representative of who you are as a person. Carlotta enjoys having grand and colorful pieces of art and furniture in her home.

Unlike many apartments in San Francisco, this one wasn’t discovered through Craigslist or Zillow. It came by way of word of mouth—proof that sometimes the best homes come from knowing the right people. That serendipitous connection led Carlotta to a space that not only met her needs but also made her feel seen. She has been living in her home for over two years and has no intention of moving anytime soon. She knows a $2,500 gem like this apartment (not to mention, in Telegraph Hill) doesn’t come often.

The 750-square-foot, renovated junior one-bedroom boasts panoramic eastern views that stretch all the way from the Bay Bridge to Vallejo. The living room

Top:

enjoying one of her favorite sitting areas in the apartment.

Left Top and Bottom: A close up of fun and unique pieces from Carlotta’s collection & an overview of the living room.

Middle Top and Bottom: The kitchen and bedroom.

Right: Insights of the bathroom.

Carlotta

Photos by: Raquel Venancio Marins at Ohousetoday.

Top Left: The magical rooftop deck with views of the Golden Gate Bridge.

Top Right: The dining area that brings in natural light through the amazing bay windows.

Middle & Bottom Left: The hallway that houses the in-unit laundry & updated bathroom.

Bottom Right: One of the bedrooms with Bay windows. Photography by Open Homes Photography Inc. Images Copyright © 2025 Open Homes Photography Inc.

and bedroom open to this cinematic skyline, with large windows that catch the morning light and reflect the glittering water below. The living room is bright and airy, as the large windows on both the eastern- and southern-facing walls welcome an abundance of natural light. A beautiful, large fireplace anchors the living space, offering cozy charm on cooler foggy nights.

Inside, the unit has been thoughtfully updated. The kitchen and bathroom were fully remodeled, giving them a fresh, modern feel. The kitchen includes a dishwasher, ample cabinetry, and a sweet breakfast nook perfect for slow mornings. Downstairs, shared laundry and a personal storage room add convenience, rounding out the comforts of this city hideaway. What makes this space stand out, though, is more than just its aesthetics. It’s the way the apartment feels. Quiet, yet deeply connected to the world just beyond its windows. With only six units in the building—and this one tucked in the center of the eastern side—it offers a rare sense of intimacy and quiet in a prime location.

The Neighborhood

Step outside, and you’re just a short walk away from North Beach’s cafes, charming bookstores, endless Italian eateries, and Washington Square Park. Head down the other side of the hill, and you’re met with the Embarcadero’s waterfront views and the fast-paced buzz of the Financial District.

Telegraph Hill itself is a dream of a neighborhood—quiet yet deeply connected to the pulse of the city. It offers the rare balance of being tucked away in an enclave while still being just minutes from the action. Add in the charm of the neighborhood’s staircases, lush greenery, and glimpses of Coit Tower peeking around every corner, and it’s no wonder Carlotta feels at home here. While the apartment may be modest in size, its emotional footprint is large. It’s proof that a well-loved, thoughtfully chosen space can offer not just comfort—but a sense of identity.

A Modern Retreat Atop Nob Hill

Rent: $7,800

Square Footage: 1,248

Neighborhood: Nob Hill

Space: 4 bedrooms/2 bath

In San Francisco, finding a spacious apartment with modern upgrades, natural light, and character is a tall order. But finding one in Nob Hill—with a roof deck that offers views of the Golden Gate Bridge? That’s nearly unheard of. Perched along the iconic Hyde Street cable car line, the 4-bedroom, 2-bath renovated apartment on Hyde Street offers a harmonious blend of classic San Francisco charm and contemporary comfort. The apartment spans over 1,200 square feet and is nestled in a corner of Nob Hill, a neighborhood known for its elegant architecture, walkability, and hilltop views that never get old.

The real showstopper? The roof deck. A true unicorn in San Francisco, this communal space offers sweeping city and bay views, including a picture-perfect glimpse of the Golden Gate Bridge. It’s the kind of place that invites possibilities, from cozy sunset wind-downs to dreamy dinner parties under café lights. With a little imagination, this roof becomes more than just a view; it becomes a third space for gathering, entertaining, and enjoying the magic of San Francisco from above.

Property Manager

Inside, the apartment checks every box on a renter’s dream list. It features in-unit laundry, four generously sized bedrooms and four sets of classic bay windows that bring in natural light and San Francisco charm. The unit also has freshly painted interiors, new luxury vinyl flooring, stainless steel appliances, and an open-concept living and kitchen area flooded with natural light. Whether you’re curling up with a book, setting up a workspace, or entertaining in the living room, the light and openness make this home feel expansive and inviting.

The Neighborhood

Two blocks away, Polk Street offers restaurants, wine bars, and cozy cafés. Grab a latte at Saint Frank Coffee, plan date night at Amélie Wine Bar, or meet friends for dinner at Saru Handroll Bar. The vibrant energy of Polk Street gives residents access to some of the best dining and social spots in the city.

Nob Hill itself attracts professionals, creatives, and long-time locals who value sophistication and culture. With cable cars clattering past and charming corner markets, old San Francisco meets modern lifestyle. The neighborhood strikes a rare balance. Quiet, safe, and residential, yet still deeply connected to the city’s pulse. Locals love its proximity to downtown, walkability, and stunning vistas. From Grace Cathedral and Huntington Park to hidden staircases and European-style cafés, Nob Hill offers a uniquely refined take on San Francisco living—peaceful, yet deeply rooted in the city’s character. This apartment is ideal for someone who craves space without sacrificing location. Someone who wants to live in the city, not just near it. With four bedrooms, modern upgrades, and access to a very special rooftop deck, this Hyde Street gem is a true city-living dream.

Daisy Hernandez, MBA, is the founder of the Apartment Plug, a real estate marketing agency specializing in showcasing available rentals across San Francisco and the Bay Area. She collaborates with landlords, property management companies, and agents to connect them with her engaged audience of home seekers. Leveraging the power of social media, Daisy has built a loyal following of over 63,000 Instagram followers and 110,000 TikTok followers, making her a go-to resource in the region. “Push

Landlord & Leasing Agent, A Winning Combo.

Having over 25 rental units of her own, Jackie brings rst-hand experience as a landlord to all of our Rentals In S.F. clients.

Every day, our team endeavors to nd quali ed tenants for our clients. With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to ll your vacant unit quickly, e ortlessly, at market rent and with your ideal tenant!

With just one phone call, Jackie will come over to access your needs, appraise your unit, and do all the marketing, prospecting and screening. We then present you with a quali ed tenant ready to move in.

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

Former SFAA winner

* Leasing Agent of the Year

* Landlord of the Year

Practical Real Estate Advice You Can Count On

Practical and cost effective advice to assist with your real estate needs in the City and County of San Francisco.

• Legal services with an emphasis on real estate

• General Matters and Transactions

• Residential and Commercial

• Landlord-tenant matters

• Purchase and sale, co-ownership and condominium conversion issues

• Planning, zoning and permitting issues

• Neighbor, condo association and CC&R dispute resolution

• Real estate transactions and document preparation

COST CREEP

Written by RODEVIA BRIGHAM

In the current climate, property repairs and renovations are no longer just a line item—they’re a financial pressure point. Across California and beyond, property owners, investors, and managers are watching their margins shrink, not from mismanagement, but from mounting external forces. The culprits? Tariffs, material cost inflation, unpredictable labor pricing, and persistent supply chain delays.

These pressures are no longer isolated or temporary. They’re structural. And they’re reshaping how buildings are maintained, how deals are underwritten, and how returns are protected.

The Margin Squeeze: Where It’s Coming From

Property repairs used to be a somewhat predictable process. A roof replacement might fluctuate slightly from year to year, but owners could generally count on stable contractor rates, consistent materials pricing, and readily available labor. That is no longer the case.

Tariffs on key building materials—like steel, copper, aluminum, and imported lumber—have created an unpredictable cost base. Items as simple as hardware, fixtures, or replacement parts are seeing price hikes that compound quickly across multi-unit renovations or capital improvement projects. And even when owners are willing to pay more, delays are common. Lead times that once took days are now stretching into weeks or months.

Contractors, too, are adjusting. With rising insurance premiums, labor shortages, and increased regulatory and administrative overhead, many contractors are passing those costs along to clients—often without notice or standardization. The same repair, quoted by two different vendors, can vary by 30 percent or more. And in some cases, smaller firms are turning away projects altogether, unable to compete with larger operations that can absorb fluctuating costs.

The result? Property owners and managers are flying blind, with little transparency and even less control. Projects run late, come in over budget, and eat into margins that were already tight—especially for investors relying on value-add improvements to boost asset performance.

Tariffs are squeezing margins. Read on for strategic solutions for smarter bidding.

The repair landscape may be turbulent, but a few key tactics can help you stay steady. Whether you’re managing two buildings or twenty, these quick tips can keep your next project from blowing up your budget.

WRITE BETTER REQUESTS FOR PROPOSALS (RFPS).

Generic scopes lead to generic bids. Tailor your RFP to each project’s specifics—including materials, access constraints, and preferred timelines. Clear detail up front minimizes costly change orders later.

GET MORE BIDS—THEN COMPARE SMART.

Five to seven bids might sound like overkill, but it’s the best way to uncover fair market pricing. Just make sure you’re comparing apples to apples. Use a standardized bid format so outliers stand out for the right reasons.

BUNDLE AND SAVE.

Got multiple units that need paint, flooring, or fixtures? Bundle those scopes together. Larger jobs earn better pricing and priority placement on a contractor’s calendar.

TIME IT RIGHT.

Don’t wait until the roof is leaking or the tenant’s moving in. Bidding early gives you leverage on both price and scheduling. Rush jobs = rush pricing.

TRACK YOUR DATA.

Keep a log of past repair costs, vendors, and project timelines. Historical data helps you spot trends, avoid repeat mistakes, and negotiate from a position of strength.

Bottom line? Be as methodical about repairs as you are about rent collection. In today’s market, every decision counts.

—SF Apartment Magazine

When Uncertainty Becomes the Norm

This volatility has downstream effects beyond just higher costs. It disrupts planning and erodes confidence in financial models. For those underwriting deals—whether it’s a light rehab on a duplex or a multi-million-dollar repositioning—repair cost uncertainty can kill the deal before it starts. If your assumptions for a $60,000 rehab suddenly balloon to $90,000, your return projection doesn’t just shrink—it disappears.

For ongoing operations, the risks are just as real. Deferred maintenance becomes more expensive over time. Emergency repairs strain operating budgets. And tenant satisfaction drops when issues can’t be resolved quickly or affordably. Property managers, often working within flat-fee contracts, are stuck between irate owners and vendors they can’t control.

And let’s not forget time—the most undervalued currency in this equation. Every delay, miscommunication, or vendor no-show

compounds the cost of a project, not just in dollars but in stress, opportunity loss, and reduced asset performance.

Strategic Solutions for Smarter Bidding

The repair landscape in 2025 demands a more deliberate and methodical approach to bidding. Gone are the days when owners or managers could fire off a few quick calls to preferred vendors and get reasonable pricing within the week. With materials fluctuating in cost and contractor schedules tighter than ever, the smartest operators are evolving their approach.

One of the most effective strategies is developing tailored Requests for Proposal (RFPs) for each project. A well-written RFP not only spells out the scope of work, materials expectations, and timelines, but also helps attract the right kind of vendor—one who understands the work and can price it accurately. Instead of relying on generic work descriptions or repurposing old bid requests, owners and managers should take the time to customize each RFP to the specifics of the property and the task at hand. This is especially important for complex or multi-trade projects.

Equally important is the discipline of obtaining multiple bids— ideally five to seven—for each repair or renovation. This isn’t just about finding the lowest price. It’s about gathering enough data to truly understand what the fair market cost is, and to expose any outliers who may be underbidding (and cutting corners) or overpricing due to excess overhead or assumptions. The key is ensuring that each bid responds to the same scope, with clear formatting that allows for apples-to-apples comparison. Without this structure, the decision process can quickly devolve into guesswork and gut calls, increasing the risk of costly errors.

Another increasingly common tactic is scope bundling. By combining multiple repairs or unit turns into a single project package, owners can attract better contractor pricing and scheduling priority. Larger scopes give vendors more incentive to price competitively and dedicate time to the project, which also reduces the frequency of trip charges or inflated minimums on smaller jobs.

Timing also matters. Bidding earlier in the planning cycle allows owners to lock in materials pricing and gives contractors more flexibility in scheduling—both of which can lead to significant savings. Late bids, however, often result in rushed pricing, tighter schedules, and higher costs.

Finally, property teams should keep an eye on their historical data. Knowing what a similar repair cost last year (or even last quarter) can provide critical context when evaluating current bids. Tracking this kind of information over time—by property, vendor, and trade—gives owners a real edge when navigating volatile markets.

In short, smarter bidding in 2025 is less about who you know, and more about how well you manage the process. Structure,

strategy, and a proactive approach can make all the difference between protecting your ROI and watching it erode under pressure.

Be Proactive, Not Reactive

The coming year will continue to challenge property professionals. Materials aren’t getting cheaper. Contractors aren’t getting less busy. And supply chain constraints aren’t going away overnight. But those who adapt—by bidding smarter, planning earlier, and building better processes—will preserve their profits while others watch their profits slip away.

This isn’t about cutting corners. It’s about controlling what you can control: how you scope, source, and select vendors. Whether you’re managing a small portfolio or overseeing hundreds of units, the difference between a 12 percent margin and a 2 percent margin often comes down to how well you run your repair pipeline.

RoDevia Brigham is the founder and CEO of Proposabid, a platform that helps property owners and investors streamline the property repair bidding process. By reducing admin time, improving vendor comparisons, and making scope management easier, Proposabid helps clients protect ROI—one bid at a time. You can reach her at RoDevia@ Proposeabid.com or 408-353-2769. For more information, visit proposabid.com

ONE BIN, BIG WIN INSIDE SAN FRANCISCO’S COMPOSTING REVOLUTION

Picture this: You toss a banana peel into a green bin on Valencia Street. Six months later, that same peel is enriching soil in a Sonoma vineyard growing next season’s pinot noir. No wizardry here—just San Francisco’s composting hustle in full bloom.

For over a decade, the city has led a quiet revolution, turning food scraps and yard clippings into nutrient-rich compost while keeping landfills lean and greenhouse gases in check. This isn’t just recycling, it’s regeneration. And now, with climate-focused state laws like SB 1383 and SB 54 in full swing, San Francisco’s curbside green bins have become a global model for sustainable urban living.

THE GLOW-UP: FROM MANDATE TO MOMENTUM

Rewind to 2009: San Francisco became the first major U.S. city to mandate sorting food waste, recycling, and trash into three separate bins. What felt radical then is routine now. Today, the city diverts over 80% of its waste from landfills, outpacing green giants like Amsterdam.

In 2022 alone, Recology, San Francisco’s waste hauler, collected 684,000 tons of organic waste, a 12% jump from the year before.

But bins alone aren’t magic. People are the power behind them.

Take Javier, a chef in the Tenderloin, who discovered composting through a city-run Cantonese-language workshop. “I used to toss everything into one bin,” he laughs. “Now my whole team’s competing over who sorts best.” Over 1,200 multilingual composting workshops held in 2023 have helped shift habits across communities and cultures.

SB 1383: CUTTING METHANE WITH LEFTOVERS

Rotting food in landfills doesn’t just smell bad; it also releases methane, a greenhouse gas 80 times more potent than carbon dioxide. California’s SB 1383, enacted in 2022, aims to cut organic waste by 75% and recover 20% of edible food by 2025.

San Francisco didn’t wait.

Food Runners, a local nonprofit, rescued over 1.5 million pounds of perfectly edible food in 2023, redirecting it to shelters and soup kitchens. Compost is saving more than soil; it’s feeding neighbors, too.

But it’s not all clean compost and community wins. Roughly 10% of San Francisco’s green bins are contaminated, mainly with plastic bags and utensils, which jam composting equipment and degrade the final product. And outside the city? Many rural areas lag behind. Tuolumne County, for instance, reports just 58% compliance, mainly due to limited composting infrastructure.

Language barriers persist as well: Nearly one in three non-English-speaking households in San Francisco still struggles with proper sorting. And though tons of surplus food is saved, only 15% of it reaches food banks due to logistical hurdles like refrigeration and transport.

Meanwhile, SB 1383’s rollout is projected to cost California $1.4 billion, a heavy lift for small businesses already feeling the pinch of inflation and staffing shortages.

SB 54: PLASTIC, YOU’RE FIRED

In 2022, California passed SB 54, a landmark bill requiring that 65% of packaging in the state be recyclable or compostable by 2032. It’s the first law in the United States to hold plastic producers financially responsible for the cleanup.

San Francisco eateries have embraced the shift. Over 70% now use compostable to-go containers. But there’s a catch: many compostable plastics need special industrial facilities to break down, and only 30% of California counties have access to them. Even the greenest packaging can backfire if the infrastructure can’t keep up.

COMPOST POWER: FROM SCRAPS TO ENERGY

San Francisco’s composting doesn’t stop at dirt. In 2024, Recology’s Tunnel Avenue pilot project turned food waste into 500,000 cubic feet of biogas, enough to power 1,000 homes for a month.

And the city isn’t alone. From Milan to Seoul, municipalities are adapting SF’s approach: combining food recovery, composting, and community engagement to fight climate change one kitchen at a time.

You’re the Secret Ingredient

Despite setbacks, the momentum is real, and you’re part of it. Whether you live in the Mission or Manila, here’s how you can get involved:

Sort smart:

Know your bin basics. Keep compost clean and free of plastic.

Shop smart:

Choose BPI-certified compostable packaging.

Give back:

Volunteer or donate to food rescue groups in your community.

San Francisco’s composting revolution is more than a municipal program. It’s a climate strategy, a public health initiative, and a global call to action. With bold laws like SB 1383 and SB 54 driving change, and people like Javier (and you!) making it work, it’s clear: the path to a cleaner, greener planet starts at the curb.

So the next time you compost that apple core or coffee filter, smile. You’re part of a movement that’s changing the world, one bin at a time.

Michelle Horneff-Cohen is the Founder of Clean Composting Company and Creator of The Compost Collector®. With a passion for sustainable living and over 25 years of experience in residential property management, Michelle saw, first-hand, the need to tackle inefficiencies in organic waste management. For more information or bulk pricing options, contact Michelle at 415-269-8803 or email michelle@cleancomposting.com. To order The Compost Collector®, visit cleancomposting.com.

sfaa2025calendar

sfaa 2025

June 2025

SFAA Memeber Appreciation Month

MONDAY, JUNE 2

Board of Directors Meeting

11:30 a.m.

TUESDAY, JUNE 17

In Person Member Meeting

Jewish Community Center

3200 California Street, Fisher Family Hall

5:00 p.m. to 7:00 p.m.

Sponsored by: Christopher Meza, Meza Group & Sotheby’s International Realty

TUESDAY, JUNE 3

Bedbugs Zoom

1:30 p.m. to 2:30 p.m.

Members $45 Non-Members $65

FRIDAY, JUNE 20

Intellirent: Detecting Deception in Rental Applications Zoom

10:00 a.m. to 11:00 a.m. FREE for SFAA Members Only

MONDAY, JULY 7

Board of Directors Meeting

11:30 a.m.

WEDNESDAY, JUNE 11

Newsom Executive Orders Zoom

11:00 a.m. to 12:00 p.m.

Members Free

Non-Members $65

FRIDAY, JUNE 27

Roommates & Revolving Doors Zoom

10:00 a.m. to 11:00 a.m.

Members $45 Non-Members $65

July 2025

WEDNESDAY, JULY 16

Virtual Member Meeting

10:00 a.m. to. 11:00 a.m. Sponsored by: Flow Masters Plumbing & Rent Raisers

FRIDAY, JULY 18

Intellirent: Getting the Most Out of Your Technology Zoom

10:00 a.m. to. 11:00 a.m. FREE for SFAA Members Only

THURSDAY, JUNE 12 Asset Protection Open Forum Zoom

11:00 a.m. to 12:00 p.m.

Members $45

Non-Members $65

Thank you for your support! All SFAA classes are free for members in June.

SFAA office will be closed Thursday, June 19, 2025 in observance of Juneteenth and Friday, July 4, 2025 in observance of Independence Day.

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. For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”

Please note that the maximum you can charge a tenant for screening services is $49.12.

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

The capital improvement interest rates for 3/1/24 through 2/28/25 are listed below:

ALLOWABLE RENT INCREASES 2025

- 2026: 5%

Effective March 1, 2024 through February 28, 2025, the allowable annual rent increase is 1.7%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.

ALLOWABLE RENT INCREASES PERIOD AMOUNT

03/01/25 - 02/28/26 5.0%

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 .7%

03/01/20 - 02/28/21 1.8%

03/01/19 - 02/29/20 2.6%

03/01/18 - 02/28/19 1.6%

03/01/17 - 02/28/18 2.2%

03/01/16 - 02/29/17 1.6%

03/01/15 - 02/29/16 1.9%

03/01/14 - 02/28/15 1.0%

03/01/13 - 02/28/14 1.9%

03/01/12 - 02/28/13 1.9%

03/01/11 - 02/29/12 0.5%

03/01/10 - 02/28/11 0.1%

03/01/09 - 02/28/10 2.2%

03/01/08 - 02/28/09 2.0%

03/01/07 - 02/29/08 1.5%

INTEREST ON DEPOSITS

Deposits include all tenant monies that the owner holds, regardless of what they are called. At the landlord’s option, the payment may be made directly to the tenant or by allowing the tenant to deduct the amount of interest due from the rental payment.

INTEREST ON DEPOSITS PERIOD AMOUNT

03/1/25 - 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 0.3%

03/01/13 - 02/28/14 0.4%

03/01/12 - 02/28/13 0.4%

03/01/11 - 02/29/12 0.4%

03/01/10 - 02/28/11 0.9%

03/01/09 - 02/28/10 3.1%

03/01/08 - 02/28/09 5.2%

03/01/07 - 02/29/08 5.2%

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

7

03/01/06 - 02/28/07 1.7%

SAN FRANCISCO RENT BOARD

25 Van Ness Avenue #320 San Francisco, CA 94102

415-252-4600 www.sfgov.org/rentboard

$14.50

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

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

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS

Mark Hogan 415-891-0954 www.openscopestudio.com

Q ARCHITECTURE

Dawn Ma 415-695-2700 www.que-arch.com

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

ATTORNEYS

BARTH CALDERON, LLP

Paul Hitchcock 415-577-4685 Paul@barthattorneys.com

All languages welcome BORNSTEIN LAW

Daniel Bornstein, Esq. 415-409-7611 www.bornstein.law

BRETT GLADSTONE

Brett Gladstone 415-3945188 bgladstone@g3mh.com

CHONG LAW

Dolores Chong 415-437-7807 chongdolores@earthlink.net

DOWLING & MARQUEZ, LLP

Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com

Spanish

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070 Spanish, Korean, Cantonese and Mandarin

FRIED, WILLIAMS & GRICE CONNER, LLP

David Semel 415-421-0100 dsemel@friedwilliams.com

Clifford Fried cfried@friedwilliams.com

Farsi, French, Portuguese, Spanish

HERZIG & BERLESE

Barbara Herzig 415-861-8800 bherzig@hbcondolaw.com

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 DENISE A. LEADBETTER Denise A. Leadbetter 415-713-8680 denise@leadbetterlaw.com

LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com Italian

LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

LAW OFFICE OF MICHAEL C. JOHNSTON Michael Johnston 650-343-5050 johnston-gomez@msn.com

MASTROMONACO REAL PROPERTY LAW GROUP

Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com

NIVEN & SMITH

Leo M. LaRocca 415-981-5451 leo@nivensmith.com

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 650-393-5862 www.edsinger.net

SJR LAW CORPORATION

Shoshana Raphael 415-408-6044 shoshana@sjrlawfirm.com

STEINER LAW OFFICE

Michael Heath 415-931-4207 mheath@mheathlaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

Steven Adair MacDonald 415-956-6488 www.samlaw.net sam@samlaw.net Mandarin, Cantonese & Spanish

TRN LAW ASSOCIATES

Tiffany R. Norman 415-823-4566 tiffany@trnlaw.com www.trnlaw.com

UTRECHT & LENVIN, LLP

Patrick Connolly 415-357-0600 pconnolly@ullawfirm.com www.ullawfirm.com

WASSERMAN

Dave Wasserman 415-567-9600

Dave@wassermanoffices.com www.davewassermansf.com

WIEGEL LAW GROUP

Andrew J. Wiegel 415-552-8230 www.wiegellawgroup.com

ZACKS & FREEDMAN, PC

Andrew M. Zacks 415-956-8100 www.zfplaw.com

ZANGHI TORRES ARSHAWSKY, LLP

John P. Zanghi 415-977-0444 www.zatlaw.com

BEDBUG DETECTION

CROWN & SHIELD PEST

SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

PREMIER CANINE DETECTION

Jordan Garcia 415-612-6645 www.premiercaninedectection.com

CLEANING SERVICE

STANLEY STEEMER

Sanjay Bhandari 215-206-0748 stanleysteemersf@gmail.com www.stanleysteemer.com

COMMERCIAL/RETAIL

LEASING SERVICES

BLATTEIS REALTY CO.

David Blatteis 415-981-2844 www.sfretail.net

CONSTRUCTION

FIRST ONSITE

Joseph Dito 510-391-2980

joe.dito@firstonsite.com www.firstonsite.com

CONSULTANTS

AMY HULL CONSULTING LLC

Amy Hull 415-450-5809 nj-aeh@outlook.com

CONSULTANTS:

PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS

C & J’S CUSTOM BUILDS INC.

Caleb Wyman 415-209-8439 caleb@c-jcustombuilds.com www.c-jcustombuilds.com

CORPORATE RENTALS

AMSI

Robb Fleischer 415-447-2020 www.amsires.com

CREDIT REPORTING

INTELLIRENT

Cassandra Joachim 415-849-4400 www.myintellirent.com

DRAIN SERVICES

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

selina.p@pribuss.com www.pribuss.com

Nick Capurro 650-737-4554 nick.c@pribuss.com

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com

ENVIRONMENTAL CONSULTING

ADVIRO

Alma Soto 408-512-2912 almas@goadviro.com www.goadviro.com

P.W. STEPHENS ENVIRONMENTAL

Sheri Buenz 510-651-9506 sherib@pwsei.com

EXTERIOR INSPECTIONS

DR BALCONY

Omid Ghanadiof 805-312-8508 omid@drbalcony.com www.drbalcony.com

FACADE INSPECTIONS

BORNE CONSULTING

Cade Osborne 415-319-4789 cade@borne-consulting.com borne-consulting.com/

FIRE ESCAPE INSPECTION & MAINTENANCE

ACCOLADE RESTORATION INC.

ANTHONY CUELLAR

650-387-8524 accoladercinc@gmail.com www.accoladeconstruct.com

ESCAPE ARTISTS

Ben Maxon 415-279-6113 www.sfescapeartists.com

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

628-208-0188 SFfire@aec-alarms.com

AURA FIRE SAFETY Lo Choe 415-333-2588 lo@aurafiresafety.com

EMERGENCY SYSTEMS, INC.

Eric Hagerman 415-564-0400 esmfire@earthlink.net

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com

Nick Capurro 650-737-4554 nick.c@pribuss.com

REDWOOD CITY ALARMS, INC.

Christopher Cicero 650-362-4841 redwoodcityalarms@gmail.com www.redwoodcityalarms.com

GARAGE DOORS

R&S ERECTION OF SAN FRANCISCO

Sarah Taylor 415-981-7590 sarah@rsdoor.com www.rsdoors-sf.com

GARBAGE COLLECTION SERVICES

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

TRASH SCOUTS

Pedrito Gella 510-788-0462 pedrito@trashscouts.com www.trashscouts.com

VALET LIVING

Tia LaNae Chambers 707-912-5153 tia.chambers@valetliving.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

ARM MULTI INSURANCE SERVICES

Lisa Isom 866-913-6293 www.arm-i.com

BARBARY INSURANCE BROKERAGE

Gerald Becerra 415-788-4700 www.barbaryinsurance.com

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

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

LENDING / FINANCIAL

SERVICES

BANK OF SAN FRANCISCO

Margaret Mak 415-930-3383 margaret.mak@bankbsf.com www.bankbsf.com

CHASE

Michelle Li 415-794-2176 www.ff-inc.com

EAST WEST BANK

Rita Kwan 628-249-6641 rita.kwan@eastwestbank.com

JPMORGAN CHASE

Ingrid Marlow 415-722-0050 ingrid.marlow@chase.com

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR

SERVICE

GREENTREE MAINTENANCE

Yvonne Figueroa 415-854-9495 Figueroa@veritasinv.com

MAVEN MAINTENANCE, INC.

Craig Lipton 415-829-2207 www.mavenmaintenance.com

ONE STOP MAINTENANCE

John Flaxa 650-296-4947 info@onestopmaintenance.co www.onestopmaintenance.co

SURFACE EXPERTS OF SAN FRANCISCO NORTH

Jason F. Johnson 415-942-4402 jjohnson@surfaceexperts.com www.surfaceexperts.com

WEST COAST PROPERTY MANAGEMENT

Joseph Keng 415-885-6970 ext. 101 www.wcpm.com

MARKETING

APARTMENT LIST

Sarah Mettler 914-729-4695 smettler@apartmentlist.com

OPINIION

Evan Reyne 855-330-9980 evanr@opiniion.com

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

Scott Goering 415-782-8940 sgoering@sfbar.org

MOVING COMPANIES

CLUTCH MOVING COMPANY

Steven Mandac 650-425-0353 sales@clutchmovingcompany.com www.clutchmovingcompany.com

PODS

Lee A. Wohlwerth 279-444-9733 lwohl@pods.com

PAINTING CONTRACTORS

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

Jesus Hernandez 415-531-7033 dezpainting@gmail.com

KRUIT PAINTING, INC.

Pieter Kruit 415-254-7818 www.kruitpainting.com

PAC WEST PAINTING INC.

Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com

PETERS PAINTING SERVICES

Peter Pantazelos 415-647-4722 www.peterspainting.com

TARA PRO PAINTING INC.

Brian Layden 415-822-2011 www.tarapropainting.com

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

Richard Estrada 415-898-2282 www.atcopestcontrol.com

BANNER PEST SERVICES

Brad Erekson 650-678-2300 brad@bannerpc.com www.bannerpc.com

CROWN & SHIELD PEST SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

PESTEC

Diane McCorriston 415-671-0300 partners@pestecipm.com

PLUMBING

& HEATING

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com

DIABLO PLUMBING

Derek Ontiveros 925-255-1340 service@diabloplumbing.com

FAST RESPONSE PLUMBING & ROOTER

Joseph Tinsley 415-596-6115 frpservicesf@gmail.com www.fastresponseplumbingsf.com

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

Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com

URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

Suzy Melgar 650-745-8186 info@mresbayareahomes.com

PROPERTY MANAGEMENT

2B LIVING

Brooks Baskin 650-763-8552 brooks@twobliving.com www.twobliving.com

ABACUS PROPERTY MANAGEMENT

Timothy Cannon 415-841-2105 tim@sanfranrealestate.com www.abacuspropertymanagement.com

PROPERTY MANAGEMENT MEMBERS

The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 110.

AMSI

Robb Fleischer 415-447-2020 www.amsires.com

CECCHINI REALTY CO.

Dante Cecchini, CCRM 415-550-8855 www.cecchinirealty.com

CITYWIDE PROPERTY MANAGEMENT

Carol Cosgrove 415-552-7300 www.citywidesf.com

DEWOLF

William Talmage 415-221-2032 www.dewolfsf.com

GAETANI REAL ESTATE

Paul Gaetani 415-668-1202 www.gaetanirealestate.com

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

GORDON CLIFFORD PROPERTIES, INC.

Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

J. WAVRO PROPERTY MANAGEMENT

James Wavro 415-509-3456 www.jwavro.com

LINGSCH REALTY

Natalie M. Drees 415-648-1516 www.lingschrealty.com

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

Merri Pontar 415-421-2877 www.pontarrealestate.com

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329

REAL MANAGEMENT COMPANY

J.J. Panzer 415-821-3167 www.RMCsf.com

S&L REALTY

Robert Link 415-386-3111 www.slrealty-sf.com

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

Salman Shariat 415-341-8774 www.sutroproperties.com

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 vertexsf.com

WEST & PRASZKER REALTORS

Michael Klestoff 415-661-5300 www.wprealtors.com

WEST COAST PROPERTY MANAGEMENT

Eric Andresen 415-885-6970 www.wcpm.com

VESTA ASSET MANAGEMENT

Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com

ALEXANDERSON PROPERTIES

Eric Alexanderson 415-285-3737

alexandersonproperties.com alexanderson08@yahoo.com

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson (415) 413-7845 lroos@hollandpartnergroup.com www.hollandresidential.com

AMORE REAL ESTATE, INC

Jerry Hsieh 415-567-4800 www.amoresf.com

ANCHOR PROPERTIES MANAGEMENT LLC Anton Qiu 415-722-6452 anton@apcap.us

ANCHOR REALTY

Mark Campana 415-621-2700 mark@anchorealtyinc.com www.anchorealtyinc.com

ARTAL PROPERTIES

John Artal 415-647-4400 artalproperties@gmail.com www.artalproperties.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 415-254-8679 darius@sfbeam.com

BETTER PROPERTY MANAGEMENT Steven Brown 415-861-9980 sbrown@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

CANNIZZARO REALTY John Cannizaro 415-795-2360 john@cannizzaro-realty.com

CANTRELL ASSOCIATES CORPORATION Jim Cantrell 415-956-6000 jimcha@pacbell.net

CAROL DINEEN REALTY Carol Dineen 415-212-8087 support@caroldineenrealty.com

CECCHINI REALTY

Dante Cecchini (650) 255-5273 info@cecchinirealty.com

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

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

CORCORAN ICON PROPERTIES

Dawn Cusulos 415-678-8854 dawn.cusulos@corcoranicon.com

CROSSBAY GROUP INC 408-512-4366

Eclipse Property Management Inc.

Terrence Tom 510-865-8700 x303 ttom@eclipsepm.net

EBALDC

Felicia Scruggs 510-287-5353 FScruggs@ebaldc.org

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT

Paul Mora 415-674-1440 pmora@fogciti.com

FOUNDATION RENTALS & RELOCATION, INC.

Christopher Barrow 415-507-9600 cb@foundationhomes.com

GAETANI REAL ESTATE

Paul Gaetani 415-668-1202 www.gaetanirealestate.com

GEARY REAL ESTATE, INC.

Melissa Geary melissa@gearyrealestateinc.com

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

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

GORDON CLIFFORD PROPERTIES, INC.

Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen 415-810-6020

www.hrhrealestate.com

INCOME PROPERTY SPECIALISTS

Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc

JACKSON GROUP

PROPERTY MANGEMENT, INC.

Raymond Scarabosio 415-608-8300 ray@jacksongroup.net

JAMES D. MULLIN REAL ESTATE BROKER

James D. Mullin 415-470-0450 jamesdmullinre@gmail.com

JD MANAGEMENT GROUP, INC.

Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com

KEYOPP PROPERTY MANAGEMENT

Melanie Leung 628-888-6650 support@keyopp.net

LEADING PROPERTIES

Patrick Boushell 415-346-8600 x102 pboushell@leading-sf.com

LINGSCH REALTY

Natalie M. Drees 415-648-1516 www.lingschrealty.com

LUCAS & COMPANY

Susan Lucas 415-722-4724 susan@thelucascompany.com

M PROPERTIES

Mark Mangampat mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MAVEN MAINTENANCE, INC.

Craig Lipton 415-305-7506 lipton@maveninvestments.com www.mavenmaintenance.com

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

Randall Chapman 415-434-9700 www.mmgprop.com

MILLENNIUM FLATS

Carlos Carbajal 415-420-6290 carlos@millenniumflats.com

MORLEY FREDERICKS

REAL ESTATE SERVICES

Steve Morley 415-722-4724 susan@thelucascompany.com

MOSSER COMPANY

Neveo Mosser 415-284-9000 nmosser@mosserco.com

NICE VENTURES INC

Laurie Thomas laurie@niceventures.com

NORTHPOINT APARTMENTS

Taylor Ownes-Kees 415-989-2007 towenskees@northpointsf.com www.thenorthpointapartments.com

ONERENT DBA POPLAR HOMES

Nicole Cheatham 408-381-3157 nicole@popularhomes.com

OPEN WORLD PROPERTIES

Jonathan Daryl Fleming 510-250-0946

jonathan@openworldproperties.com www.Openworldproperties.Com

ORVICK MANAGEMENT GROUP

David Orvick 408-497-1880 david@orvprop.com

PACIFIC REALTY

Kristine Delagnes 415-923-1100 kristine@pacificrealtyco.com www.pacificrealtyco.com

PAUL LANGLEY COMPANY

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

PDC REAL ESTATE & RENTALS

Pamela Dela Cruz pamela@pdcrealstate.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 415-861-4554 sarosh@sfrent.net www.sfrent.net

PODESTO PROPERTIES Gina Enriquez 415-794-7125 gandpofsf@aol.com

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

THE PRADO GROUP, INC. Andrea Hayes 415-395-0880 frontdesk@pradogroup.com

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

PRO EQUITY AM

Tori Linnell 916-838-2804 vlinnell@proequityam.com

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

RAJ PROPERTIES

Jennifer Mayo 559-587-1318 mainoffice2@rajproperties.com www.rajproperties.com

RALSTON MANAGEMENT GROUP Keith Jurcazak 650-303-3182 kj@ralstonmanagementgroup.com www.ralstonmanagementgroup.com

RAMSEY PROPERTIES

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

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

RENTWISE PROPERTY MANAGEMENT

Brandon Temple 650-346-2006 Brandon@gorentwise.com

ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 kristine@rockawayresidential.com rockawayresidential.com

ROCKWELL PROPERTIES

Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com

RNB PROPERTY MANAGEMENTGOLDEN GATE

Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com

RPM MANAGEMENT GROUP

Dipak Patel 415-672-1203 dipak@rpmmg.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

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

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 415-377-7571 tony@towerrents.com

UNITY HOMES

Sherry Brown (520) 338-7731 sbrown@unityhomes.org

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com

VESTA ASSET MANAGEMENT

Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com

VIVE REAL ESTATE

Mharla Ortega 415-495-4739 x1010 mharla@letsvive.com www.letsvive.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 415-269-0689 sfboggsz@yahoo.com

WOODS FAMILY INVESTEMENTS LP James Ward 415-725-2981 jw@woodsfamilyinvestmentslp.com

YMPG

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

ZIPRENT

Arvand Sabetian 415-688-6660 admin@ziprent.com www.ziprent.com

PROPERTY

MANAGEMENT SOFTWARE APPFOLIO

Mindy Sorenson 888-700-8299 mindy.sorenson@appfolio,com

DOORLOOP

Maria Barbera 888-607-3667 mbarbera@doorlopp.com

YARDI

Kelly Krier 805-699-2040 kelly.krier@yardi.com

REAL ESTATE APPRAISALS

MARK WATTS COMMERCIAL APPRAISAL Mark Watts 415-990-0025 www.markwattscommercialappraisal.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

CHUCK & ASSOCIATES

Kevin Chuck 415-595-5832 chuckassoc@gmail.com

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

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

COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad

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

COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com

COMPASS COMMERCIAL BROKERAGE Jay Greenberg 415-378-6755 jay@jayhgreenberg.com

COMPASS COMMERCIAL Mirella Webb 415-640-4133 mirella.webb@compass.com

CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com

CROSSBAY GROUP INC. Eric Chang 408-512-4366 erictingchang@gmail.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 415-370-7077 jason@iconsf.com

KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com

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

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

MAVEN COMMERCIAL Matthew Sheridan 415-867-7711 matt@mavenproperties.com

THE MEZA GROUP AT SOTHEBY’S INTERNATIONAL REALTY Christopher Meza 415-794-5194 cmeza@me.com chrismeza.com

NET LEASE EXCHANGE MehdiStar 858-243-3954 mehdi@theNLX.com nlx.colliers.com

NHB REAL ESTATE, INC. Tanya Dzhibrailova 415-531-6779 tanya@nhbrealestate.com www.nhbrealestate.com

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

S&L REALTY Robert Link 415-386-3111 www.slrealty-sf.com

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

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.

TERRENCE

Terrence

tchanhomes@gmail.com

WEST

klestoffmre@aol.com

VANGUARD PROPERTIES

Dimitris Drolpas 415-531-9659

chuckassoc@gmail.com

art@cityrealestatesf.com cityrealestatesf.com

KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com

steve@pacwestcre.com

REFINISHING / RESURFACING SERVICE

MIRACLE

MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco

RENT BOARD PETITIONS

RENT RAISERS Michelle Horneff-Cohen 415-661-3860 michelle@rentraisers.com

REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com

RENT BOARD PASSTHROUGHS

Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

RENT REPORTING

CREDHUB

Chris Dukelow 206-419-1975 cdukelow@credhub.com www.credhub.com/california-2/ PINATA

Ivi Ahua 917-817-5063 ivi@pinata.ai

RENTAL LISTING SERVICES

ADOBE SERVICES

Jennifer Criddle 510-593-5474 jcriddle@abode.org

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen 415-810-6020 www.hrhrealestate.com

INTELLIRENT

Cassandra Joachim 415-849-4400 www.myintellirent.com

KIDDER MATTHEWS

Shayna Leonardsen 206-512-7190 shayna.leonardsen@kidder.com www.kidder.com

MOTABNA

Nitin Ponnaganti 281-736-7892 nitin@motabna.com

REALPAGE

Stacey Blackwell 972-820-3015

stacey.blackwell@realpage.com www.realpage.com

RESIDENTIAL LEASING

BROWN & PATKI INC.

Mahesh Patki 415-513-2989

mahesh@brownpatki.com www.brownpatki.com

CORCORAN ICON PROPERTIES

Dawn Cusulos 415-678-8854

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen 415-810-6020 www.hrhrealestate.com

J. WAVRO ASSOCIATES

James Wavro 415-509-3456 www.jwavro.com

KENNEY AND EVEREST REAL ESTATE, INC.

Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com

RELISTO

Eric Baird 415-236-6116 x101 www.relisto.com eric@relisto.com

RENTALS IN S.F.

Jackie Tom 415-409-3263 www.rentalsinsf.com

RENTSFNOW

Stephanie Versin sversin@veritasinv.com www.rentsfnow.com

SF CITY RENTS

Tracy Ballard 415-797-8296

tracy@sfcityrents.com www.sfcityrents.com

STRUCTURE PROPERTIES

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com

SECURITY

SWIFTLANE

Jennifer Torres 949-327-1110 jtorres@swiftlane.com www.swiftlane.com

WATCHTOWER SECURITY

Ryan Golomski 720-585-9127 rgolomski@watchtower-security.com

SECURITY DEPOSITS

THE GUARANTORS

Alexandra Nazaire 212-266-0020 alexandra.nazaire@theguarantors.com www.theguarantors.com

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION

Behnam Afshar 510-595-1994 x101 www.baiconstruction.com

CONNOR DALY CONSTRUCTION

Connor Daniel Daly 415-205-0346 connor@connordalyconstruction.com www.connordalyconstruction.com

ONE DESIGN, INC.

Erevan O’Neill 415-828-4412 simone@onedesignsf.com

www.onedesignsf.com

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

SUBMETERS

LIVABLE

Daniel Sharabi 415-937-7283 www.livable.com

TENANT PLACEMENT

& LISTING

STRUCTURE PROPERTIES

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

WATER CONSERVATION SERVICE

SF PUBLIC UTILITIES COMMISSION

Chandra Johnson 415-554-0704 www.conserve.sfwater.org

WATER DAMAGE SERVICE

BLUCAL

Mitch Winslow 415-578-4848 mitch@blucalinc.com www.blucalinc.com

BLUSKY RESTORATION CONTRACTORS Noelle Airey 925-440-2074 noelle.airey@goblusky.com www.goblusky.com

DRYFAST PROPERTY RESTORATION LLC Ivan Angelov 415-861-8003 info@dryfast.net https://www.dryfast.net/

FIRE AND WATER DAMAGE RECOVERY Maria Neumann 800-886-1801

a full modernization is not desired or financially feasible, minimizing service upgrades using strategies like these can help to keep the electrical budget in check.

The third biggest share of the budget was devoted to building upgrades unrelated to electrification, including demolition, carpentry, drywall, and plumbing work. While some of this work may be necessary during a stand-alone electric retrofit, particularly during the installation of new space heating equipment, most does not apply to the installation of a new stove, dryer, or water heater.

Mission Housing Development Corporation received significant incentive funding to support the electrification and energy efficiency work at 3434 18th Street. In fact, the project obtained $140,000 in incentives from a variety of sources, effectively covering more than 80% of the cost of the new space and water heating.

Some of this funding was specifically for income-qualified residents or projects, while other sources did not have these criteria. While the availability of incentives changes frequently, as of this writing, robust funding remains available for electrification in multifamily buildings, particularly if residents are income-qualified. Bay Area Multifamily Building Enhancement (BAMBE) program staff can assist multifamily property owners in navigating the complex incentive landscape, while the SFPUC’s All-Electric Multifamily Program provides electrification plans for affordable multifamily housing.

Financing solutions also support building electrification. For example, GoGreen Financing offers multifamily property owners flexible, low-cost loans that cover everything from minor equipment upgrades to comprehensive retrofits. With streamlined approval processes and extended repayment terms, these financing solutions make electrification financially viable, even for properties with limited upfront capital.

Final Thoughts

The transformation of 3434 18th Street demonstrates that pursuing San Francisco’s climate goals isn’t just about reducing emissions—it’s also an opportunity to directly improve the lives of residents. Electrification delivers a powerful trifecta of benefits: it improves the health and safety of residents by eliminating harmful indoor air pollutants; it reduces long-term operating costs through energy-efficient equipment and design; and it advances a more sustainable future by shifting away from fossil fuels toward clean, renewable energy.

Yet, as this project demonstrates, the path to electrification isn’t always easy. Aging infrastructure, electrical limitations, and space constraints demand creativity and collaboration. Fortunately, these challenges are surmountable—and the rewards are worth it. With the right planning, equipment, technical expertise, and incentive programs, even older buildings can be transformed to meet future regulations as well as the high expectations of residents.

The success of 3434 18th Street sends a clear message: electrification is not only possible, it’s essential! As the City works toward carbon neutrality, projects like this one demonstrate how climate action and community well-being go hand in hand, create stronger, more sustainable neighborhoods for everyone.

CALL FOR SUBMISSIONS: “TALES FROM THE CORRIDORS”

Do you have a story that has your colleagues in stitches? Ever experienced a housing industry escapade that’s too wild to keep to yourself? A lesson you learned that we can all heed? We want to hear from you!

SF Apartment Magazine’s quarterly column “Tales from the Corridors ” is your chance to share the funniest, craziest, or most outlandish stories from your life as a property manager or other industry professional. Whether it’s a hilarious mishap, a jaw-dropping encounter, or an unbelievable tale, we want to showcase the unique and entertaining experiences that not only amuse but also offer valuable insights to our community.

SUBMISSION GUIDELINES:

Word Count: Stories should be between 300-750 words.

Tone: Lighthearted, humorous, engaging, and informative.

Anonymity: If preferred, we can publish your story anonymously— just let us know.

How to Submit: Email your story to pam@sfaa.org with the subject line “Tales from the Corridors Submission.” Please include your name, contact information, and relevant details about your story.

Selected stories will be featured in our quarterly publication, giving you bragging rights and a chance to entertain and educate fellow housing professionals across the city.

If you have any questions, please email Pam at the above address. We can’t wait to hear from you!

Help grow goodness Compost

SFAA Needs You.

Support SFAA’s legal challenges to unjust legislation by donating to the SFAA Legal Fund. SFAA needs to stay relevant to remain effective. Help to further grow the legal fund. It will make a difference. Check out sfaa.org/Public/Fundraising/Give_Now to find out more.

*SFAA Legal Fund donations are tax deductible. Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

Advertise

Posting a job is quick and simple, ensuring your opportunity gets in front of the right people. Don’t miss out on hiring top talent—be among the first to take advantage of this exciting new platform! For more details, contact the magazine’s editor, Pam McElroy, at pam@sfaa.org

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.

All SFAA staff members are available to assist you every day of the week. Rental forms can be accessed online at sfaa. org. The best way to have your questions answered is by calling the office at 415255-2288 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.

Special thanks to our May Member Meeting sponsors: Ben Maxon of Escape Artists, and Ryan Golomski of Watchtower Security.

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

2025 SFAA Member Benefits

Founded in 1917, the not-for-profit San Francisco Apartment Association represents owners of over 80,000 rental units, offering advice, education, and referrals to all, from single-family homeowners to large portfolio owners.

Associate Member Benefits

• Listing in the SFAA Professional Services Directory.

• Discounted ad rates in SF Apartment Magazine.

• Reach our full network of rental property owners, managers, and decision-makers.

• Year-round sponsorships available—present directly to members at monthly meetings and events.

Join SFAA for only $580 to connect with San Francisco’s largest rental property trade association. One referral can cover your membership. Join today!

Regular Member Benefits

• Access the SFAA Residential Tenancy Agreement, San Francisco’s top lease.

• Access legally compliant rental forms from SFAA and CAA, including rent increases, and move-in/move-out worksheets.

• Get expert guidance on rent control, security deposits, tenant disputes, and more.

• Access monthly SFAA meetings with free legal Q&As and presentations.

• Get discounts on weekly courses, SF Apartment Magazine, free tenant screening, vendor referrals, online resources, CAA membership, and more!

• Political, legislative, and legal advocacy.

SFAA membership is a smart, affordable investment—costing less than one billable hour with a landlord-tenant attorney. As a 501(c)3 nonprofit, 69% of dues are tax-deductible. Join today!

Upcoming Events

Virtual

M eM ber M eetings

JULY 16

AUGUST 20

NOVEMBER 19

i n-P erson

M eM ber M eeting

JUNE 17

SEPTEMBER 16

troPhy awards

OCTOBER 30, 2025

Electronic Leases

SFAA has partnered with DocuSign for one-time electronic use of the Residential Tenancy Agreement, enhancing security, ease, and flexibility. Members can now customize leases with addendums for parking, storage, pets, support animals, guarantors, fireplaces, Prop 65, micromobility devices, and more.

sfaa 2025 What You Need to Know

IN PERSON MEMBER MEETING

• The State of Insurance in California

• Landlord Attorney Panel

TUESDAY, JUNE 17

5:00 p.m. to 7:00 p.m.

Jewish Community Center

3200 California Street

Fisher Family Hall

VIRTUAL MEMBER MEETING

LIVE ZOOM MEETING

• Extended Landlord Attorney Panel

• Changes to California’s Security Deposit Laws

WEDNESDAY, JULY 16

10:00 a.m. to 11:00 a.m.

VIRTUAL MEMBER MEETING

PRE-RECORDED ZOOM MEETING

• San Francisco’s Changing Rental Market

• Landlord Attorney Panel

WEDNESDAY, AUGUST 20

10:00 a.m. - 11:00 a.m.

IN PERSON MEMBER MEETING

• Tenant-Attorney Panel: Advice From the Other Side

• What to Expect From Your Property Management Company

TUESDAY, SEPTEMBER 20

5:00 p.m. to 7:00 p.m.

Jewish Community Center

3200 California Street

Fisher Family Hall

attention of the recalcitrant and/or non-cooperating tenant.

I advise that housing providers physically inspect each unit under management routinely. One of the best assessments of a unit’s condition is a personal, physical inspection. Viewing with your own eyes the condition of a tenant’s unit for peeling paint, a water-dripping light fixture, faulty smoke alarms, and other safety protocols, may be the result of any entry of the premises. However, on another day, your view of pristine cleanliness and respectful upkeep may also be your experience, which can be very rewarding for all your hard work, worry, and investment.

—Denise Leadbetter

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. Denise Leadbetter is with Law Offices of Denise A. Leadbetter and can be reached at 415-713-8680.

Market View… continued from Page 14

seeing double-digit gains in both price per square foot and price per unit. We’re seeing this momentum in the 5-9-unit sector, too. Q1 dollar volume is up 33%, and transactions are up 24%, in year-overyear comparisons. All value indicators remain stable.

In recent months, amid return-to-office mandates, rents in San Francisco and Silicon Valley have been increasing. Menlo Park saw a 35% jump in onebedroom rents in December, citing Meta’s return-to-office policies as a key factor. We’re also seeing double-digit annual growth rates in areas like Sunnyvale and Santa Clara. The return-to-office policies of tech giants like Meta, Apple, and Alphabet are driving up demand and competition.

The San Francisco Mayor’s Office has taken several steps to encourage a return to in-person work, both within city government and across the private sector, as part of broader efforts to revitalize downtown and address the city’s economic challenges. In February 2025, Mayor Daniel Lurie issued a directive requiring city employees to work from the office at least four days a week, with full implementation by April 28. This move aims to enhance city services and set an example for private employers.

To stimulate the private sector’s return to downtown offices, city leaders have proposed a significant overhaul of San Francisco’s business tax structure. The proposed measure would shift the city’s main business tax away from payroll expenses and toward sales, aiming to encourage job creation and incentivize employers to have more workers in the office. Supporters believe this change would make San Francisco a more competitive corporate destination and aid struggling small businesses.

Zumper reported that San Francisco retained its status as the second most expensive city (after New York’s $4,330 one-bedroom rent in February). On an

2025 Summer Night CCRM Webinar Series Schedule & Registration PRICE

PMR102 Beginning and Maintaining the Tenancy 7/1/2025 6PM-9PM $85.00 $100.00

PMR103 Renewal of Tenancy and Ending the Tenancy 7/8/2025 6PM-9PM $85.00

Class Location : Zoom Webinar System Upon registration the Zoom link will be emailed to the student, class will be held every Tuesday.

Attendee Information:

Instructor: Ryan Patrick, Wiegel Law Group Course material included. Does not include the $75 CCRM application fee. To Register Online: www.sfaa.org Call: 415-255-2288 x.110

Attendee Name: o Member o Non Member

Cancellation Policy: Cancellations must be made 72 hours in advance for a refund SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!!

*Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offe ring.

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 Ho using)

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.

sfaa sfaa 2025 membership application

annual basis, San Francisco rents for both one- and two-bedroom apartments were up about 8% from the start of the year. Leasing agents are reporting strong rental activity, and quality units are moving quickly. Notably, for-lease rental inventory has dropped by 60% compared to this time last year. I expect this trend to continue into the summer season, historically the best time for landlords with vacant units.

It’s Been a Wild Ride for 10-Year U.S. Treasuries

Treasuries have been swinging sharply, and lender behavior has varied significantly. Some lenders paused new quotes, others canceled existing ones, and many implemented rate and index floors. Despite the recent volatility, interest rates remain in the high five to low six percent range, roughly the same as a month ago, as of this writing.

Concrete Building Screening Program:

On April 17, 2025, the Building Inspection Commission voted unanimously to support legislation establishing the Concrete Building Screening Program and new voluntary earthquake retrofit standards for concrete buildings.

The legislation now returns to the Board of Supervisors for a committee hearing, and then a vote by the full board before going to Mayor Lurie for his signature. Over the following six months, DBI will begin outreach to property owners whose concrete buildings have been included in the screening list to let them know their next steps.

San Francisco Apartment Association

As always, if you’d like to discuss how current trends may affect your property, if you’re considering buying or selling, or if you want to talk strategy, feel free to reach out to me directly at jay@ jayhgreenberg.com. I’m here as a resource and sounding board, and I’d be happy to connect.