SF Apartment Magazine March 2025

APARTMENT SF

APARTMENT

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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 3 MARCH 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.

Window of Opportunity

From window regulations to safety initiatives, the updates shaping San Francisco’s neighborhoods and policies.

San Francisco’s strict window replacement regulations have long frustrated homeowners. Currently, front-facing windows must match the original design and materials, often resulting in costly custom replacements for energy-efficient upgrades.

Supervisor Myrna Melgar has proposed legislation to remove restrictions on window replacements outside of historic districts. Co-sponsored by Supervisor Joel Engardio, the bill would help property owners make affordable, energy-efficient choices without the City’s red tape.

Melgar emphasized that the City’s focus on aesthetics has prioritized style over energy efficiency and cost. The current guidelines restrict material options, requiring exact replicas of old windows, which can drive up costs, leaving many homes with outdated, inefficient windows.

While the Planning Department has suggested some flexibility in window materials, Melgar’s bill goes further by eliminating all City-imposed regulations for non-historic homes, allowing cheaper options like vinyl or aluminum. The bill still allows for stricter guidelines in historic districts.

Hospitality Zone Task Force

San Francisco Mayor Daniel Lurie introduced a “hospitality zone” police task force to improve safety and help revitalize downtown areas like Union Square and the Moscone Center. The initiative aims to address public safety concerns that have impacted the city’s economy and morale, particularly in tourist-heavy areas.

The task force will focus on the city’s core commercial districts, with officers dedicated solely to these areas rather than responding to calls elsewhere. This shift is intended to increase effectiveness and coordination

between law enforcement agencies. The force will operate 24/7, with staffing adjusted based on events like the NBA All-Star Weekend.

The task force’s success will be measured by crime data, occupancy rates, tourism levels, and overall public sentiment.

NERT Boost

Interest in NERT’s volunteer disaster training has risen in San Francisco following the LA fires.

San Francisco Fire Department’s Neighborhood Emergency Response Team (NERT) is helping residents prepare for disasters, with a focus on earthquakes and all-hazard training. Since 1990, NERT has trained citizens to assist during emergencies, and interest has surged recently, especially following Southern California fires.

The free program includes six classes on disaster medicine, fire extinguisher use, and first aid. When more people are injured than first responders can handle in a major disaster, trained civilians become vital.

NERT also provides disaster preparedness resources, including a home kit checklist and personal disaster plan. Captain Brandon Tom, who leads NERT, says even 5% of residents trained would make a big difference. With 12,000 active graduates, the program aims to increase participation to ensure San Francisco is ready for the unexpected.

Learn more at sf-fire.org/nert.

SFAA LANDLORD EXPO

Come join SFAA and local rental property owners for a free education event covering all things multifamily housing. Attendees will learn all about the latest trends, products, and services in the multifamily housing industry. Consult with legal and management professionals, get to know service providers, improve your overall effectiveness at the free educational classes, and meet peers in the San Francisco rental property market. The event is free!

Date: Wednesday, March 19, 2025

Time: 9:30 a.m. - 4:00 p.m.

Where: Fort Mason Center Gallery 308

EVENTS:

Building Electrification Policies—Learn about electrifiction requirements and how upcoming laws may impact your property.

Habitability & Maintenance Class—Understand landlord responsibilities to maintain safe and habitable housing in compliance with state and local law.

Positive Rent Reporting

Explore how rent reporting benefits both landlords and tenants. This law requires a residential rental property owner to offer tenants the option of having their positive rental payment information reported to at least one nationwide consumer reporting agency. Presented by Shadd Newman of West Coast Property Management & Maintenance Co., and Cassandra Joachim of Intellirent.

New Tenant Screening Laws— Stay compliant with current tenant screening regulations.

Vouchers, Fair Housing Compliance & Secret Shoppers Best practices for accepting vouchers while ensuring Fair Housing compliance.

Security Deposits & Late Fees Guidelines for managing security deposits and charging late fees legally. Market Update—Gain insights into current market trends and forecasts.

For more information, contact vanessa@sfaa.org or call the SFAA office at 415-255-2288. We look forward to seeing you!

Deadline—March 31

Informal Review

If you believe your property assessed value is higher than the market value, you may request an Informal Assessment Review before March 31, 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 mail 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

e-mail: InformalReviewRP@sfgov.org

Be sure to keep a copy for your records.

April and May Deadlines of Note

Business Tax on Personal Property (571R): The 571-R is a State of California tax form required to be completed by rental businesses, including short-term rental businesses. The Form 571-R is due on April 1, each year. The last day to file without incurring a penalty is May 7 each year; the penalty for filing after this date is 10% of the total assessed value.

California Property Tax: The second installment of your tax bill is due by the close of business on April 10. For more information or to pay online, visit sftreasurer.org/payments. If an owner fails to pay on time, the unpaid portion will be considered delinquent and incur a 10% penalty charge and, in the case of the second installment, a one-time administrative fee.

San Francisco Business Registration Fee: Everyone doing business in San Francisco must have a current business registration. Renew annually by May 31.

You can renew online at etaxstatement. sfgov.org/RG2024/

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.

Multi-Unit Momentum

written by JAY H. GREENBERG

Despite ongoing value declines, increased activity signals a potential turning point that suggests the start of a long but gradual recovery.

San Francisco’s multifamily real estate market has experienced significant fluctuations over the past five years, reflecting broader economic challenges and local market dynamics. The 5-9unit and 10-plus-unit property sectors have seen steady value declines since their respective peak pricing periods in 2016 and 2018. Despite these declines, 2024 marked a year of increased market activity, with notable growth in transaction levels and dollar volumes in both sectors, particularly in the 10-plus-unit category.

While key value indicators such as price per square foot, gross rent multipliers (GRMs), and cost per unit continued to soften, the uptick in sales activity during the fourth quarter of 2024 provides optimism for a slow but steady recovery. Investors remain focused on cap rates, and many transactions are closing with cash, mitigating the effects of elevated borrowing costs. The rental market remains stable, and we have a noticeable shift from remote work back to the office.

The 2024 San Francisco MLS brokerage ranking report for multi-residential sales in the city has recognized Compass Commercial as the #1 brokerage firm, with an impressive $787 million in sales volume.

The following data provides a detailed comparison of 2024’s year-end 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 year-end price per square foot was $554 in 2019 and 2020, representing the high end for the reported period. The average price per square foot dropped to $524 in 2021, $507 in 2022, and $440 in 2023. In 2024, the year-end price per square foot dropped another 7% to $410.

Gross Rent Multipliers

The average GRM was 16.97 in 2019, decreasing to 15.71 in 2020. This average continued to dip, falling to 14.97 in 2021, 14.47 in 2022, and 12.96 in 2023. By year-end 2024, the average GRM dipped another 8% to 11.95.

Price Per Unit

Following the same trend, the cost per unit has steadily decreased over the last five years. The year-end cost per unit was $489,000 in 2019, $484,000 in 2020, $441,000 in 2021, and $428,000 in 2022. There was a 13% drop to $369,000 in 2023, and another slight drop to $366,000 in 2024.

Dollar Volume

Total dollar volume reached $349 million in 2019 before dropping to $236 million in 2020. Dollar volume rebounded to $358 million in 2021, the highest level in a decade, before dropping again to $317 million in 2022 and $237 million in 2023 (a 25% decrease in a year-over-year comparison). By year-end 2024, dollar volume in this sector reached $244 million.

Number of Transactions

Transactions numbered 107 in 2019, decreased to 78 in 2020, and then rebounded to 108 in 2021 and 117 in 2022. However, transactions declined to 101 in 2023 before increasing by approximately 10% in 2024, with 112 closings.

10-Plus Units

Price Per Square Foot

The average year-end price per square foot has dropped continuously: $598 in 2019, $544 in 2020, $520 in 2021, and $447 in 2022. There was another 16% decrease to $372 in 2023 and a dollar drop to $371 in 2024.

Gross Rent Multipliers

The average GRM dropped from 16.56 in 2019, 15.54 in 2020, 14.15 in 2021, and 13.54 in 2022. We saw a significant 22% drop to 10.5 in 2023 before a slight increase to 10.95 by year-end 2024.

Price Per Unit

The average cost per unit was $446,000 in 2019, decreasing to $425,000 in 2020, $385,000 in 2021, and $346,000 in 2022. The average cost per unit declined 15% to $295,000 in 2023 before declining an additional 12.5% to $258,000 by year-end 2024.

Dollar Volume

Dollar volume was $572 million in 2019, falling to $377 million in 2020. This number rebounded to $554 million in 2021 before declining again to $511 million in 2022. There was steep 61% decrease to $199 million in 2023, before a 30% bounce-back to $260 million by year-end.

Number of Transactions

The number of year-end closings in this sector has bounced around over the last five years. There were 65 closings in 2019, 46 in 2020, 83 in 2021, and 63 in 2022. We saw a decade-low in 2023, with only 39 closings, but had another 60% increase to 62 closings by year-end 2024.

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

Market Outlook for 2025

There is cautious optimism fueled by newly elected local leadership. The 10-plus-unit sector experienced significant growth in dollar volume (up 30%) and transaction levels (up 60%) year-over-year—though both remain below 15-year averages.

While the 5-9-unit sector saw marginal declines across most value indicators, fourth quarter 2024 posted the highest sales activity for the 5-9-unit sector over the past eight years. The average sales price for 5-9-unit properties in 2024 was $2,490,000, with many all-cash transactions, mitigating the effects of elevated borrowing costs.

Investors are increasingly focused on higher cap rates, with the average cap rate for 5-9-unit sales at 6.1% in 2024. Despite ongoing value declines, increased activity signals a potential turning point, suggesting the beginning of a long but gradual recovery.

The rental market is stable; rents are above or below pre-pandemic levels, depending on a variety of variables. According to census data, the San Francisco

Source: CoStar Comps

Drafty Dilemmas

written by VARIOUS AUTHORS

Chilly apartments, heating hassles, and rent disputes—how to get through the colder months in a old building.

Q. While performing maintenance, I noticed a resident runs an antiquated space heater as a source of heat. The PG&E meter is included with monthly rent. May I therefore restrict the hours she can operate the heater or, alternatively, ask her to contribute toward utilities once the bill reaches a certain amount?

A. You may neither restrict usage nor request additional rent to offset the PG&E cost. And this question touches upon two important topics. One is the local heat ordinance. Amended in January 2020, the current heat law set forth in the SF Housing Code requires the following in all residential apartments: a permanent heating source capable of maintaining a minimum room temperature of 70 degrees Fahrenheit three feet above the floor, in all habitable rooms excluding bathrooms and hallways, twenty-four hours a day. Space heaters are not permanent heating sources, and perhaps a space heater is needed here because there is no adequate permanent heating mechanism.

Failure to provide a compliant heat source entitles the tenant to file a petition with the Rent Board for a rent reduction resulting from a substantial decrease in housing services. The rent offset will be significant, as heat is a vital component of the warranty of habitability. The warranty of habitability

is a legal requirement that all housing providers maintain their rental properties in a safe and livable condition. To that end, an aggrieved resident may also file a lawsuit in the superior court seeking monetary damages for breach of the warranty of habitability. Therefore, this owner is urged to review the heating system inside the apartment to ascertain why an antiquated space heater is constantly in use.

As for seeking excess utility charges, there has been an ongoing debate regarding the imposition of utility expenses onto tenants, even where the original lease agreement permits this practice. The housing industry penned the acronym RUBS, which stands for “Ratio Utility Billing Systems,” to describe this practice. RUBS agreements are typically used when one meter or account handles the entire building. In the city, most apartment buildings have a single meter or account for the water/sewage and trash/recycling/ composting services, and in rare circumstances there may be one PG&E meter for the entire building. Some owners use RUBS addendums to allocate the charges billed by these service providers to all the building occupants.

While San Francisco has yet to enact a prohibition of this practice despite other California cities doing so, please note the following: (i) The RUBS agreement must be implemented on day one of the tenancy. You may not

impose it on existing tenancies. (ii) The RUBS addendum must clearly specify how the charges are calculated and allocated each month. (iii) This author believes that despite no outright prohibition at the present time, RUBS is likely illegal as this practice violates the intention and purpose of the rent control law since RUBS fees fluctuate and generally inflate over time, thereby increasing the tenants’ monthly rent obligation above what is permitted by law.

Indeed, a superior court judge said as much in a class action lawsuit, Jonathan Spiro and Simone Kaplan v. Trinity Management Services, San Francisco Superior Court Case No. CGC-17-562293. There, the tenants argued that RUBS violated the rent control law by imposing “additional monies” onto residents beyond the allowable limits, and the judge concurred, finding that the imposition of RUBS was tantamount to an illegal rent increase. Here, because the initial lease agreement states that the owner pays PG&E, there is no way to alter this obligation even with a RUBS addendum, so the best path towards resolution, as explained above, is to install a compliant heating system to hopefully eliminate any need for space heaters.

—Dave Wasserman

Q. A tenant has stopped paying rent and claims they’re withholding payment due to unresolved maintenance issues. They’ve been in the unit ten months and have complained about it being too drafty.

The building is a 19th-century duplex, and so . . . it’s drafty. What steps should I take to ensure I’m legally protected?

A.A lease agreement is a contract. Contracts are essentially an exchange of promises or performances. The “exchange” is what makes them enforceable, as opposed to merely being gifts or hopes. Historically, a lease contract was the exchange of some kind of “consideration” (usually money) for an estate in land. Most fundamentally, that estate includes possession and the right to exclude.

About five decades ago, however, with urban living on the rise, and with housing scarcity that prompted a proliferation of rent ordinances, our high court decided that residential landlords were also bargaining to provide a habitable dwelling. As they put it: “The typical city dweller, who frequently leases an apartment several stories above the actual plot of land on which an apartment building rests, cannot realistically be viewed as acquiring an interest in land; rather, he has contracted for a place to live.” The Supreme Court decided that “the tenant’s duty to pay rent is ‘mutually dependent’ upon the landlord’s fulfillment of his implied warranty of habitability,” where the obligation to provide a habitable dwelling was now implied in any lease contract that failed to expressly provide for it.

Therefore, the answer to the question of whether your tenant is in breach of their lease for failing to pay rent is “it depends.” By “drafty,” I assume you mean that the doors, windows, vents, lightwells, etc. are all unbroken and in working order, but they just aren’t hermetically sealed. Any upgrades for your 19th-century windows will have to conform to the Planning Department’s “standards for window replacement.” In a testament to form over function, replacements for windows that are visible from the street need a permit and department approval, and contemporary casement windows are discouraged over (expensive) historically similar, wooden, double-hung replacements.

That said, if they really have deteriorated to the point of a habitability defect, they can and should be repaired/restored. “Draftiness” is not a habitability defect, per se, but broken doors and windows are among the examples of substandard housing in the Housing Code, and often the degree of these conditions is in the eye of the inspector.

Turning back to your tenant, unless the inspector has issued a notice of violation (which is a more comprehensive topic for another issue), there is no categorical prohibition on your demanding rent, even with a slight defect. In terms of enforcement, while a breach of contract lawsuit is available, the most expedient remedy is a non-payment of rent eviction. I’d start a dialogue with the tenant in advance of that, but if this leads to impasse, the threatened lawsuit should hopefully foster compromise. For public policy reasons, your tenant cannot waive any habitability defects, but if there are some minor problems, they can get current on a stipulated reduced rate, while you put in some weather stripping.

If your tenant forces litigation, an allegation of “habitability defects” is the most common affirmative defense to a non-payment eviction. Because habitability defects lower the value of the rent payment obligation, you may not prevail in recovering possession if your tenant establishes a substantial breach. But the unlawful detainer statutes require the court to fix the amount actually owed and order the tenant to get current as a condition of prevailing.

(To read up on proposed legislation to ease window restrictions, turn to page 8.)

—Justin A. Goodman

Q. A tenant is upset because another tenant is using their designated parking space. (It’s the only designated spot—the rest of the parking is first come, first served in the garage.) Despite my attempts to mediate, tensions are rising, and I’m worried it could escalate. How

can I legally resolve this conflict while ensuring compliance with lease agreements?

A. Parking disputes between tenants can escalate quickly, especially in San Francisco, where parking is limited and highly valued. If one tenant is using another’s designated parking space, it’s important to address the situation early to prevent further conflict. Here’s how to handle the issue effectively while staying compliant with the San Francisco Rent Ordinance and California laws.

Start by reviewing both tenants’ leases. If a tenant has exclusive rights to a designated parking spot under their lease, that’s a legally enforceable term. Under the San Francisco Rent Ordinance (SF Administrative Code § 37.2(g) and (r)), parking spaces provided with the rental unit are considered housing services. A landlord’s failure to maintain a tenant’s access to their space may be considered an unlawful reduction in housing services, which cannot be changed without the tenant’s consent.

Even if the lease doesn’t mention the spot, long-term, uninterrupted use could create an implied right. In rent-controlled units, altering housing services like parking can violate the Ordinance.

If informal efforts haven’t resolved the issue, send formal written notices. To the tenant using the designated spot, explain that their actions violate the lease agreement. Request they stop using the space immediately and note potential legal consequences.

For the affected tenant, acknowledge their concerns and explain the steps you’re taking. This helps manage expectations and provides documentation if they file a petition with the San Francisco Rent Board for a reduction in housing services.

If the issue persists, serve a 3-day notice to cure or quit under California Code of Civil Procedure § 1161(3),

&VIEWS VIBES

Sharing Spaces: From historic charm to modern luxury—read on for two city spaces that steal the show.

Written by DAISY HERNANDEZ

Editor’s Note: Welcome to Sharing Spaces, where we showcase the most unique rental homes in San Francisco. We’ll take you inside standout properties that reflect the city’s diverse living styles, from sleek penthouses to historic lofts. We’ll highlight the spaces that inspire and set the standard for what makes San Francisco living so distinctive. Curated by Daisy Hernandez, founder of The Apartment Plug SF, Sharing Spaces offers a fresh perspective on the rental market.

From Historic Lofts to Luxury Penthouse Living

San Francisco’s rental market is as varied and dynamic as the city itself. From historical lofts that echo the past to ultra-modern penthouses offering sweeping views of the Bay, there’s a little something for everyone. Today, we take a closer look at two stunning properties that capture the diversity and charm of the city’s rental landscape—one in the vibrant heart of SoMa and the other perched high above the city, overlooking the iconic Bay Bridge. These two properties showcase the vibrant variety of living spaces that make San Francisco so special.

SoMa Loft: Historic Gem with Modern Flair

Rent: $5,000

Square Footage: 1,600

Neighborhood: SoMa

Type: Loft

Space: 2 bedrooms/2 bathrooms

When you think of San Francisco’s residential spaces, many imagine Victorian homes or sleek modern condos. However, this stunning loft in the South of Market (SoMa) district is anything but ordinary. Housed in a historic building originally constructed as a theater production space in the 1920s, this home combines rich architectural character with all the modern amenities one could desire. It now serves as a live/work building—a highly desirable feature in San Francisco, offering the flexibility to run a business from home.

Marc Pastora and Janis Skriveris discovered this one-of-a-kind loft in 2023 through Facebook Marketplace and immediately felt drawn to the space’s charm. The loft’s character shines through in its design; its soaring 16-foot ceilings and massive 13-foot windows frame views of the city skyline, flooding the space with natural light. For anyone with an appreciation for unique architecture, this space is a gem, exuding a sense of history and individuality that’s not easily found in newer developments.

Left

Middle: View of the loft’s 300-square-foot deck.

Top: The Loft’s main living space.

Top and Bottom: Interior shots of the loft’s 13-foot windows and main bedroom.

Right: The historic building, originally constructed as a theater production space in the 1920s.

Photos by Janis Skriveris.

“A home with character is one of a kind—a space that stands on its own. It invites, welcomes, and inspires, serving as a canvas to truly build a home,” says Marc. That sentiment is reflected in every corner of the loft, from the custom details to the expansive open areas.

Spanning a generous 1,900 square feet (or 1,600 square feet without the private 300-square-foot deck), this loft offers a truly flexible living arrangement. The great room opens to a modern kitchen, guest bathroom, and laundry area, creating a comfortable flow throughout. Adjacent to the great room is a media room, complete with a pre-wired 5.1 surround sound system—ideal for anyone who loves movie nights or immersive audio experiences.

The spacious 300-square-foot outdoor deck is another standout feature, offering a peaceful retreat in the heart of the city. Whether Marc and Janis are sipping coffee in the morning or entertaining friends in the evening, the deck is a true luxury in San Francisco’s urban landscape.

The unit’s layout is also designed with functionality in mind. While the first floor houses the main living areas, the second floor features a mezzanine-style primary bedroom with an en-suite bathroom and a spacious walk-in closet. An additional mezzanine, designed as a bedroom, currently serves as Janis’s home office, showcasing how well this space adapts to their needs.

The SoMa neighborhood, a place where the modern city meets a thriving arts scene, offers the perfect backdrop for this loft. From vibrant food spots along Mission Street to Marigold Coffee, a local favorite for picking up the perfect espresso, Marc and Janis love exploring their neighborhood. SoMa’s combination of old and new, with its industrial past and tech-driven present, mirrors the unique living experience they enjoy in their loft.

A Penthouse with Panoramic Views

Rent: $16,500/month

Square Footage: 2,393

Neighborhood: South Beach

Type: Penthouse

Space: 3 bedrooms/3 bathrooms

On the other side of the city, we find ourselves in South Beach—a neighborhood known for its sleek, modern buildings and proximity to the waterfront. This is where we step into one of San Francisco’s most sought-after properties: a rare MIRA penthouse, which just rented for $16,500/month (leasing agent Mark Choey—Christie’s International Real Estate). From the moment you step into the building, it’s clear this is a luxury experience.

The MIRA building, with its distinctive “twisted” architecture, is impossible to miss. Designed by Tishman Speyer in collaboration with Studio Gang, the building stands as a beacon of modern urban living. The forty-story tower is a striking addition to the San Francisco skyline, and its high-end finishes and world-class amenities are just the beginning of what makes this penthouse exceptional. The attention to detail is evident from the moment you arrive, and it only intensifies as you make your way up to the penthouse.

Left Top: Views from a Mira penthouse balcony.

Left Bottom: Mira communal space.

Right Top Three: Mira penthouse interior.

Right Bottom: The Mira exterior, comprised of 39 stories and reaching 422 feet.

Photos by Robert Borsdorf Media.

The 3-bedroom, 3-bathroom corner penthouse offers more than just a place to live—it provides an experience. Spanning 2,393 square feet, the space is designed with an emphasis on comfort, luxury, and, of course, spectacular views. From every room in this home, you’re treated to breathtaking vistas of the Bay Bridge, making it feel as though you’re living at the edge of the bay itself. The living room, kitchen, and bedrooms are all bathed in natural light thanks to the large windows, enhancing the sense of openness that defines the space.

The chef’s kitchen is a true highlight of this penthouse, featuring state-of-theart appliances, custom cabinetry, and an oversized island that serves as both a cooking space and a gathering spot for family and friends. It’s perfect for entertaining or simply enjoying a quiet meal with a view.

The primary suite feels like a personal sanctuary, offering ample space and a walk-in closet that could rival many San Francisco bedrooms in size. The en-suite bathroom is equally luxurious, with dual vanities, a large soaking tub, and a shower designed for relaxation and rejuvenation. The other two bed rooms are equally well-appointed, each offering ample space and more of those unforgettable Bay Bridge views. The bathrooms are designed with the highest quality finishes.

the best of both worlds for those looking for a luxurious urban lifestyle with easy access to work and play. Whether you’re walking along the Embarcadero or enjoying the view from your penthouse, South Beach combines the energy of the city with the tranquility of waterfront living.

Two Homes, One City

Both properties represent the rich diversity of San Francisco’s rental market, showcasing the variety of spaces that cater to different tastes and lifestyles. Whether you’re drawn to the historic charm of a loft or the sleek sophistication of a penthouse, these properties provide a glimpse into the many ways one can experience life in this vibrant city.

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 56,000 Instagram followers and 105,000 TikTok followers, making her a goto resource in the region.

Of course, it’s not just the apartment that makes MIRA so special—it’s the amenities. Residents enjoy valet parking, a fitness center designed by Jay Wright, an elegant dining and lounge area, and a children’s playroom. The building also features a rooftop deck with panoramic views, perfect for taking in the sunset or enjoying the city from above. The pent house units in the MIRA building are a rarity for residents looking for something truly exceptional.

South Beach itself is a neighborhood that balances convenience with beauty. Home to Oracle Park and a vibrant mix of wa terfront dining, bars, and shops, it offers

THE SAUTER SOLUTION

Written by PAM MCELROY

Supervisor Danny Sauter shares

plans to tackle concerns in District 3, from improving safety and cleanliness to revitalizing the local economy and addressing housing challenges.

Editor’s Note: Welcome to District Dialogues, where we spotlight the voices and priorities of San Francisco’s City Supervisors. Each month, we’ll feature a different Supervisor answering the most pressing questions from their constituents, shedding light on the issues shaping their districts. This column offers a closer look at the work being done behind the scenes to shape a more livable, sustainable city.

SF Apartment Magazine:

Lower Nob Hill and Lower Polk residents have voiced concerns about neglect, including safety issues, lack of open spaces, and the need for economic revitalization. How do you plan to address these interconnected challenges?

Supervisor Danny Sauter: I’ve heard, loud and clear, the need for more attention in Lower Nob Hill. Some of the first meetings we’ve had have been about how we improve the outcomes and conditions of the shelters around Lower Nob Hill that opened during the pandemic. Some are working better than others, and residents deserve a guarantee that things will improve in a particular block if a shelter opens. We’ve also been aggressive on our promise for new open space in Nob Hill and have walked multiple sites with teams from Rec & Park to scout a site that can be a mini-park.

SFAM:

You’ve emphasized the need for more police officers to improve street safety, and trash cans to improve cleanliness. What specific steps are you taking to expedite these changes, and how will you measure their effectiveness?

Sup. Sauter: On our street cleanliness, we do think trash cans play a big role. Some of the litter comes from commercial trash cans that are not locked. In other cases, we invite litter because you can go five to six blocks without seeing a trash can. We’re aiming to get answers as to why things are this way at a hearing in March with Recology and DPW. We have 1,500 fewer trash cans than we did in 2007!

We’ve started to make some progress on increasing the hiring and recruitment of police officers, but we have a big hole to dig out of. I’m interested in new approaches to incentives to recruit more of the police officers we need. For instance, our bilingual pay bonus is very low compared to other cities. We should change this so we are more competitive in recruiting Cantonese- and Mandarin-speaking officers, which is critical for our Chinatown community.

SFAM: What incentives or policy changes are you advocating to attract businesses to fill vacant storefronts in District 3? How will you address challenges like permitting delays and high rents?

Sup. Sauter: We need to make it easier for small businesses to open in District 3. It sounds simple, but we’ve taken the opposite approach for too many years when adding rule after rule. We are going to revisit a lot of permitting hurdles and see which are needed and which are simply getting in the way. Our office is personally getting involved in breaking down silos as businesses try to open. We’ve stepped in already to help many small businesses that were stuck a permitting purgatory. We can’t have it continue this way.

SFAM: How will you approach meeting state housing mandates—like the Regional Housing Needs Allocation (RHNA)—in a way that aligns with District 3’s unique needs and constraints?

Sup. Sauter: District 3 is already San Francisco’s densest district, but we can do more to build new homes. If we can get five or ten empty office buildings downtown converted to residential, that would go a long way to diversifying the mix of use in our core. We also have areas of Fisherman’s Wharf that are full of massive commercial spaces that may never again be attractive for retail with such large footprints. I also believe we should look at changing restrictions so that we can add more homes along Van Ness Avenue and other core transit routes.

SFAM: With the fentanyl crisis impacting San Francisco, what specific measures are you advocating to address drug use and trafficking in District 3?

Sup. Sauter: We have to get a handle on our street conditions and our drug crisis. It’s for this reason that I was an early co-sponsor of Mayor Lurie’s fentanyl emergency package. This ordinance will go a long way in making it easier to set up treatment beds, hire healthcare professionals, and to not tolerate drugs on our streets. I believe this package will help save lives and let us make progress in fighting this terrible drug and safety crisis.

Supervisor Danny Sauter was elected November 05, 2024 for term January 08, 2025 to January 08, 2029. If you’d like to discuss any of the above matters further, contact his office directly at SauterStaff@sfgov.org or 415-554-7450.

FA ÇADE FOCUS

Written by CADE OSBORNE

The Building Facade Inspection & Maintenance Program was originally established by Ordinance 67-16. It amended the 2016 San Francisco Existing Building Code to require certain San Francisco building facades to be regularly inspected by a California-licensed engineer or architect and maintained by the property owner.

The facade inspections are meant to ensure public safety and reduce the risk of death or injury resulting from deteriorated building facade elements falling onto streets and sidewalks below. The inspection and maintenance work are to be documented in a report submitted to the San Francisco Department of Building Inspection (DBI).

Below is a step-by-step guide for property owners and managers to ensure compliance with safety regulations and proper maintenance practices for building facades.

Step 1. Determine whether you own or manage a building that must comply with the San Francisco Facade Maintenance Program.

Buildings with five or more stories not of Type V–Wood Construction require periodic facade inspections per the inspection report due dates shown in the table below. Subsequent facade inspection reports are due every ten years thereafter.

More frequent facade inspections may be required if your team owns or manages a building with fifteen or more stories. This article focuses on the facade inspection requirements for buildings with fewer than fifteen stories.

5

Ensure building safety with essential facade inspections and maintenance for compliance and public protection.

CALIFORNIA

Step 2. Hire a qualified professional for the facade inspection.

After determining that your building requires a facade inspection, hire a licensed engineer or architect to conduct the facade inspection per city requirements. For historic buildings, the qualified professional must have expertise working with historic buildings.

An expense to account for with the facade inspection is facade access costs. If this is not included in the qualified professional’s proposal, they will likely coordinate with a local contractor to prepare pricing for facade access as needed. Depending on your building, facade access may include rope access, bosun chair access, swing-stage, boom lift, scissor lift, ladders, and/or fire escape access. Access to neighboring properties may also be needed to collect observations during the facade inspection.

Step 3. Conduct the facade inspection.

Pacific Coast Real Estate Inspections

The qualified professional you hired will gather preliminary information regarding the building. This will likely include a review of available building drawings and public building permits and a discussion with the building owner/ manager regarding water intrusion issues, known facade deficiencies, and past facade repair projects.

Based on the information gathered from the building owner/manager and a general visual assessment of the building’s facades, the qualified professional will conduct an up-close inspection using facade access equipment as necessary to assess areas of highest risk. Note that at least 25% of each facade must receive detailed up-close inspection per City requirements. Note: additional up-close assessment may fall outside the scope of the original contract with the qualified professional.

The facade inspection includes assessing and evaluating the exterior walls, windows, balconies, parapets, cornices, architectural trim, appurtenances,

penthouse walls, chimneys, and potentially some converted interior areas. Other items included are communications equipment, flagpoles, signs, fire escapes, light fixtures, hanging air conditioners, and vertical vents.

The San Francisco Department of Building Inspection (DBI) determined some exclusions, including small lightwell areas inaccessible by door.

During the facade inspection, the following methods may be used to determine the performance of the facades:

• Visual assessment of the facades with and without magnification

• Assessment of horizontal surfaces that can pond water

• Survey of the interior for signs of water intrusion

• Documentation of facade appearance

• Documentation of significant observations such as staining, spalling, moisture damage, weathering, and distress

• Assessment for out-of-plane displacement

• Pull test of adhesively attached components

• Removal of fractured components when safe to do so

• Sounding of the facade surface with a hammer where delamination of facade materials may be present

• Pushing and pulling of facade elements

• Evaluation of sealant adhesion

If imminently hazardous conditions are observed during the facade inspection, the qualified professional must notify the building owner/manager and DBI immediately. In these situations, the qualified professional will recommend immediate mitigation of these unsafe conditions in order to prevent hazard(s). Mitigating unsafe conditions may include immediately installing shoring, temporary sidewalk canopy protection, and protective netting, or restricting access.

Step 4. Review the facade inspection report.

The facade inspection report will include one of the three following conclusions for the building:

Ordinary Maintenance

The “Ordinary Maintenance” category likely indicates that the building is generally in performing condition but with typical ordinary maintenance recommendations. A building in this category should not have conditions substantially likely to progress into unsafe conditions before the next facade inspection cycle. An example of an ordinary maintenance item is shown on page 31. This photo is an example of failed facade coatings.

Repairs and Maintenance

The “Repairs and Maintenance” category likely indicates that the building has facade conditions or deterioration that, if not repaired, stabilized, or maintained, could progress into unsafe conditions before the next facade inspection cycle. Repair or stabilization actions are recommended to restore the building to its approved condition and within the general timeline provided by the qualified professional.

Repairs Following Temporary Mitigation of Unsafe Conditions

“The Repairs Following Temporary Mitigation of Unsafe Conditions” category indicates that the building has imminently unsafe conditions, and the qualified professional has recommended immediate temporary actions to mitigate these hazardous conditions.

ASTM E2270-14 defines an unsafe condition as one that presents an imminent threat of harm, injury, or loss to persons or property. Following the temporary mitigation of the unsafe conditions, repair or stabilization actions are recommended to restore the building to its approved condition.

After the building owner/manager has reviewed the report, they must sign the City affidavit for the qualified professional

to submit the report to the City. Once submitted, the report is reviewed over the subsequent two to four months. If the City has any questions or comments regarding the report or the building, the qualified professional can advise. After DBI approves the report, an invoice for the City’s time to review the facade report will be sent to the owner/manager.

Step 5. Repair and Maintain

the building.

Repairs should be done within the general timeline outlined by the qualified professional in the facade inspection report. The facade inspection report can help contractors create a cost estimate for the facade repair work; however, due to the limited nature of the facade inspection scope, accurately estimating facade repair costs can be challenging. We recommend that contractors use the inspection report alongside their estimating team and design repair documents to estimate total repair costs.

Repairs and maintenance of the building should follow all DBI permitting requirements. In some cases, facade repair drawings from a qualified professional may be needed. Note that all shoring, if necessary, shall be installed prior to conducting any facade repairs. All repairs for historic buildings shall be in accordance with The Secretary of the Interior’s Standards for the Treatment of Historic Buildings.

During the facade repair project, we recommend documenting the work done at the building. This documentation is important to show that the recommendations in the facade inspection report were addressed.

Facade access costs for facade repair work can be expensive, so we recommend doing as much facade maintenance for the building as possible while access is established. In addition, we often see facade issues due to poor workmanship at locations where previous repairs were made. Patchwork tends to fail if the work was

BURNING QUESTIONS

Written by STEVE SEVERAID

Prepare your multifamily property with expert tips on insurance, recovery, and wildfire prevention.

When the Tubbs fire roared through Santa Rosa, California, in October 2017, it tore a wild and unpredictable path through the city. Nine of the fifteen buildings of the Hopper Lane complex were destroyed, and the remaining buildings were heavily smoke- and heat-damaged. The Hopper Lane complex losses represented only a fraction of the 5,600+ structures destroyed in the fire—one of the most destructive wildfires in California history.

With the destruction of the Eaton, Palisades, and Hughes fires in Los Angeles barely behind us—and recovery efforts that will take years just beginning—urban and suburban communities are again asking critical questions about both prevention and preparedness. Again, we are seeing wildfires that consume large swaths of densely populated areas. While the destruction in Santa Rosa initially seemed like a unique event, the Maui and Los Angeles fires of the past two years have demonstrated otherwise. In the past nine years, wildfires in the western United States and Canada have burned a combined 62 million acres. The names of these mega-blazes will be familiar to most: in Canada, the Fort McMurray and British Columbia wildfires; in California, the Tubbs, Carr, Thomas, Woolsey, Camp, Park, and Los Angeles fires (among others); in Arizona, the Bighorn and Bush Fires; in Maui, the Lahaina Fire—this list omits at least a dozen other large-scale wildfires.

As multifamily dwelling owners and managers, understanding how to protect your properties is critical. This article summarizes Greenspan’s seventy-eight years of experience advocating for policyholders, offering strategies to ensure that your properties are both properly insured and prepared for recovery after a disaster.

Lessons from Hopper Lane: The Importance of Thorough Coverage

By way of example, the Hopper Lane Apartments in Santa Rosa clearly demonstrate that fires (and other natural disasters) often move in unpredictable ways, affecting even identical buildings differently. While it’s worth noting that hardening and defensive strategies have been shown to protect structures during wildfires, it’s equally important to ensure you’re adequately insured.

Many property owners assume they have enough insurance until disaster strikes. However, underinsurance is a common problem, especially in areas prone to natural disasters. It’s crucial to:

• Regularly Review Policy Limits: Ensure that your policy covers the full replacement cost of your buildings, not just their market value. Construction costs often increase dramatically after a disaster due to high demand for labor and materials (see “Plan for Demand Surge” on next page)..

• Understand Coverage Types: Familiarize yourself with terms like “replacement cost value” (RCV) and “actual cash value” (ACV). RCV replaces property at current construction costs, while ACV factors in depreciation, potentially leaving you with significant out-of-pocket expenses.

• Account for Code Upgrades: Building codes often change, and rebuilding to meet new standards can be costly. Make sure your policy includes ordinance or law coverage to handle these upgrades.

• Plan for Demand Surge: If your goal is to insure your property in the event of a one-off event, then today’s replacement cost is critical. If your goal is to insure in the event of a regional catastrophe (e.g., a wildfire or earthquake), then one must consider demand surge. Demand surge is understood to be a socio-economic phenomenon in which repair costs for the same damage are higher after large-scale natural disasters (vs. after small-scale events). Based on our experience of the past ten years, demand surge will elevate reconstruction costs between 20-30% compared to the normal cost to rebuild.

Develop a Disaster Recovery Plan

While insurance is essential, having a clear disaster recovery plan is just as critical. This plan ensures your team knows how to respond before, during, and after a disaster. Key components include:

• Emergency Communication Strategy: Establish a reliable way to communicate with residents, employees, and emergency responders. Keep updated contact lists and consider using mass notification systems.

• Evacuation Procedures: Map out evacuation routes and designate assembly points. Conduct regular fire drills to ensure everyone knows the plan.

• Vendor Relationships: Build relationships with contractors, restoration companies, and other vendors before disaster strikes. Having trusted partners can speed up recovery and reduce stress.

Train Your Team

Your team is your greatest asset during a disaster. Regular training ensures they’re prepared to handle emergencies effectively. Key training topics include:

• Emergency Response Protocols: Teach staff how to safely shut off utilities, use fire extinguishers, and assist residents during evacuations.

• Insurance Claims Process: Train key personnel on how to document damages, file claims, and communicate with insurance adjusters.

• Resident Assistance: Equip your team with the knowledge to guide residents through the recovery process, including connecting them with local resources.

• Asset Inventory: Maintain a detailed inventory of your property’s assets, including photos and receipts. This documentation is invaluable during the claims process.

assess damages and negotiate with the insurance company. Their expertise can often lead to a higher settlement. Always make sure that the public adjuster you hire is licensed in your state and accredited by the National Association of Public Insurance Adjusters (NAPIA).

• Be Persistent: Insurance companies may initially offer lower settlements. Don’t be afraid to push back and provide additional evidence to support your claim.

• Know the Law: The California Public Adjusters Act specifies that: Any property owner has the right to negotiate their claim with their insurance carrier.

Property managers can run afoul of the law if they become the lead in negotiating the claim. Not only can it be seen as a violation of the act, but it can also—in worst-case scenarios— render a property manager’s professional liability coverage void.

The Role of Prevention in Lowering Risk and Premiums

Advocate for Your Insurance Claim

Even with the right coverage, navigating the claims process can be challenging. Below are the steps you can take to ensure the best outcome:

• Document Everything: Take photos and videos of all damages immediately after the disaster. Keep detailed records of conversations with insurance representatives, including dates, times, and summaries.

• Understand Your Policy: Familiarize yourself with the policy’s terms and conditions. If anything is unclear, consult with an insurance professional or attorney.

• Hire a Public Adjuster: A public adjuster works on your behalf to

While this article focuses on insurance and preparedness, it’s worth emphasizing that prevention can significantly reduce your risk and insurance premiums. Consider implementing the following prevention measures:

• Defensible Space: Create a buffer zone around your property by clearing flammable vegetation and using fireresistant landscaping.

• Fire-Resistant Materials: Invest in non-combustible roofing, siding, and decking materials.

• Sprinkler Systems: Install and maintain automatic sprinkler systems to quickly suppress fires.

• Community Engagement: Collaborate with local fire departments and community groups to address broader wildfire risks in your area.

Conclusion

The increasing frequency and intensity of urban wildfires underscores the importance of comprehensive preparation and insurance coverage. By learning from past disasters like the Hopper Lane fire, property owners can take proactive steps to protect their investments and ensure a smoother recovery process.

The Hopper Lane Apartments story has a happy ending: despite being largely unprepared for one of the largest urban wildfires in history, Hopper Lane’s blanket insurance coverage—and the fact that only nine of the twelve buildings were destroyed—was a true stroke of luck. The blanket policy provided enough coverage to counterbalance the demand surge that Sonoma and Napa Counties experienced in the wake of the firestorms. Had the entire complex burned, it is unlikely that there would have been enough insurance claim money to rebuild. The ownership group of Hopper Lane has applied what they learned to their portfolio so that in the event of a future catastrophe, they will be properly insured.

Also fortunate for the complex was that the owners knew just who to call. Our team at The Greenspan Co./Adjusters International worked tirelessly on the owners’ behalf and were able to negotiate significantly more than the insurance company’s first offer. With our highly experienced team on their side, they were able to focus on recovery, resident support, and rebuilding. Today, the complex stands rebuilt—a tribute to the power of preparation.

Review your policies, develop a disaster recovery plan, and train your team to be ready for anything. While no one can predict when the next disaster will strike, preparation and vigilance can make all the difference in safeguarding your properties and your residents.

Steve Severaid, SPPA, is the President of The Greenspan Co./Adjusters International and has been a public adjuster for over thirty years. He can be reached for consultations and questions at steve@greenspan.ai.com, 415-596-3677, or on LinkedIn at linkedin.com/in/steve-severaid/

Ways to Connect.

Email SFAA at MemberQuestions@sfaa.org to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA.

• Email SFAA at MemberQuestions@sfaa.org

• Follow SFAA on Twitter at twitter.com/SFAptAssoc

• Follow SFAA on Linkedin

• Follow @SFaptmagazine on Instagram

sfaa2025calendar

sfaa 2025

March 2025

MONDAY, MARCH 3

Board of Directors Meeting 11:30 a.m.

THURSDAY, MARCH 13

Preventative Plumbing Maintenance for Rental Properties Zoom

2:00 p.m. to 3:00 p.m.

Members $45 Non-Members $65

TUESDAY, MARCH 25

Tenant Liability & How to Protect Your Assets Zoom

2:00 p.m. to 3:00 p.m.

Members $45 Non-Members $65

TUESDAY, MARCH 4

2025 Landlord/Tenant Legal Updates Zoom

2:00 p.m. to 3:00 p.m.

Members $45 Non-Members $65

FRIDAY, MARCH 14

Roommates & Revolving Doors Zoom

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

Members $45 Non-Members $65

TUESDAY, MARCH 11 Termites 101 Zoom

1:30 p.m. to 2:30 p.m. Members $45 Non-Members $65

WEDNESDAY, MARCH 19

Annual Landlord Expo Fort Mason Center 2A Marina Blvd, Gallery 308 9:30 a.m. to 4:00 p.m.

WEDNESDAY, MARCH 12 P’s & Q’s: Landlord Etiquette Zoom

1:00 p.m. to 2:00 p.m.

Members $45 Non-Members $65

FRIDAY, MARCH 21

Intellirent: Resident Screening: How to Compare Data & Use Reports Zoom

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

SFAA office will be closed Monday, March 31, 2025 for Cesar Chavez Day.

April 2025

TUESDAY APRIL 1

Buzz Off: Yellow Jackets Solutions Zoom

1:300 p.m. to 2:30 p.m. Members $45 Non-Members $65

WEDNESDAY, APRIL 16

Virtual Member Meeting 10:00 a.m. to 11:00 a.m.

FRIDAY, APRIL 25

Landlord 101, Part 2 Zoom 10:00 a.m. to 1:00 p.m. Members $65 Non-Members $135

MONDAY, APRIL 7 Board of Directors Meeting 11:30 a.m.

FRIDAY, APRIL 18

Intellirent: Traditional Leasing Is Broken Zoom

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

THURSDAY, APRIL 10

Asset Protection-Open Forum Zoom

11:00 a.m. to 12:00 p.m. Members $45 Non-Members $65

FRIDAY APRIL 18 Marijuana 101 Zoom

2:00 p.m. to 3:00 p.m. Members $45 Non-Members $65

TUESDAY, APRIL 15

Rodents-Keep Those Unwanted Guests Out Zoom 1:30 p.m. to 2:30 p.m. Members $45 Non-Members $65

WEDNESDAY, APRIL 23

Landlord 101, Part 1 Zoom

10:00 a.m. to 1:00 p.m. Members $65 Non-Members $135

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: 1.4%

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 1.4%

03/01/24 - 02/28/25 1.7%

03/01/23 - 02/29/24 3.6%

03/01/22 - 02/28/23 2.3%

03/01/21 - 02/28/22 .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

03/01/24 - 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

SFAA Professional Services Directory

1031 TAX DEFERRED

EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY

Lisa Jackson 415-244-1339 lisajackson@firstam.com

SEQUENT

Eric Scaff 415-834-1031 sequent-rewm.com escaff@sequent-rewm.com

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP

Elizabeth Shwiff 415-291-8600 x232 www.slpconsults.com

ALARM COMPANY

AEC ALARMS

Yat-Cheong Au 408-298-8888 Ext: 188 sales@aec-alarms.com

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

NIXON PEABODY

Ashley Klein 415-984-8390 aklein@kdvlaw.com

REUBEN, JUNIUS & ROSE, LLP

Kevin Rose 415-567-9000 www.reubenlaw.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

SF BLIND CLEANERS

Andy Dovchin 415-523-0404 andy@sfblindcleaners.com www.sfblindcleaners.com

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

PODS Chad Schutt 310-270-5127 cschutt@pods.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

EV CHARGING

URBAN EV Alexander Grant 971-275-7365 alex@urbanev.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

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 415-203-3860 michelle@pms-sf.com www.cleancomposting.com

RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.com

RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com

VALET LIVING

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

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

Behzad Boroumand 415-315-5255 behzad.boroumand@chase.com jpmorgan.com/commercial-real-estate

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

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

FAST RESPONSE PLUMBING & ROOTER

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

FLOW MASTERS PLUMBING, INC

Mark Bush (510) 303-9550 mark@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 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.

ADVENT PROPERTIES, INC.

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

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

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

ADVENT PROPERTIES, INC.

Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.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

KREMSDORF PROPERTIES

Jeff Kremsdorf (415) 902-2883 jeff@kremsdorf.com

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

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

PMREI

Paul McLean 415-999-1407 pmrei@outlook.com

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

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

DOOR LOOP

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 INTERNATIONAL- JAMES 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

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

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

SF BAY RENTAL COMPANY Leslie Burnley 415-717-8709 leslie@sfbayrentalco.com www.sfbayrentalco.com

S&L REALTY

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

TERRENCE CHAN

Terrence Chan 415-317-7011 tchanhomes@gmail.com

Dimitris Drolpas 415-531-9659 dimitris@drolapas.com

CHUCK & ASSOCIATES Kevin Chuck 415-595-5832 chuckassoc@gmail.com CITY REAL ESTATE Arthur Tom 415-987-6788

art@cityrealestatesf.com cityrealestatesf.com

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

STEPHEN PUGH 415-497-8307 steve@pacwestcre.com

REFINISHING / RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz 415-673-4211

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

RENT BOARD PETITIONS

RENT RAISERS Michelle Horneff-Cohen michelle@rentraisers.com REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com

RENT BOARD PASSTHROUGHS Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

RENTAL LISTING SERVICES

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

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

ATTORNEYS

Williams & Grice Conner LLP

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/

AND WATER DAMAGE RECOVERY Maria

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.

2025 Spring Day CCRM Webinar Series Schedule & Registration

Renewal of Tenancy and Ending the Tenancy 4/16/2025 10AM 1PM

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

Attendee Information:

Attendee Name:

www.sfaa.org Call: 415 255 2288 x.110 Email: maria@sfaa.org

requesting

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San Francisco’s premier real estate law firm has been advancing the rights of property owners for over two decades. Contact us for your real estate legal needs, and scan the QR code to subscribe to our monthly newsletter.

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

What You Need to Know

sfaa sfaa 2025

SFAA LANDLORD EXPO—FREE!

WEDNESDAY, MARCH 19

Fort Mason Center

2A Marina Blvd, Gallery 308

9:30 a.m. to 4:00 p.m.

INFORMAL REVIEW DEADLINE

MONDAY, MARCH 31

For details, turn to page 10.

2ND INSTALLMENT OF PROPERTY TAXES DUE

THURSDAY, APRIL 10

VIRTUAL MEMBER MEETING

WEDNESDAY, APRIL 16

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

conducted improperly. We recommend that all clients do due diligence regarding their contractors. Sometimes, the most affordable contractors conduct repairs in a way that requires repeat repairs at the same location in the not-so-distant future.

Records and Requirements

In select cases, the City’s records and property notices do not accurately note whether your property requires a facade inspection. Sometimes, the City sends notices to properties that do not meet the criteria to require a facade inspection. If so, appropriate documentation must be provided to DBI to exclude the property from the facade ordinance. Other times, the City may fail to notify a property that does meet the criteria. If you would like assistance to determine whether your building(s) require a facade inspection, contact Borne Consulting using the information below.

If your property does require a facade inspection, we would be happy to provide a facade inspection proposal for your building. If applicable, we can also conduct Section 604 and SB-721 balcony and deck inspections at the same time to help save time and costs.

Note: This article is not intended to be a comprehensive list of all of the facade inspection and maintenance requirements. Note that the City has continued to update the facade inspection requirements since its original inception. Thus, the interpretation of the requirements and the City’s expectations have continuously changed over time. We recommend periodically checking with the City in order to stay up to date with any potential future changes.

Cade Osborne, PE, is the Principal at Borne Consulting. He can be reached at cade@borne-consulting.com

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

Legal Q&A… continued from Page 18

giving them three days to resolve the issue or face eviction.

Document all communications and actions, as detailed records are critical if legal proceedings arise.

To avoid similar issues, update leases to define parking arrangements, whether designated or first-come, first-served. Establish written parking rules, which can be part of the lease or separate house rules. Clear parking policies help prevent misunderstandings.

If the dispute escalates or legal claims arise, consult an attorney experienced in landlord-tenant law. In rent-controlled units, the affected tenant may file a petition with the San Francisco Rent Board seeking a rent reduction due to the loss of a housing service.

Addressing parking disputes promptly, relying on the right legal framework, and maintaining clear communication will help you resolve issues effectively while minimizing legal risks.

—Sierra McGinn

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

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

population is down approximately 7% since the pandemic hit. Prior to the pandemic, landlords received premium rents for substandard units. Since the pandemic, rent for substandard units has not fully recovered while larger upgraded units with good light and additional amenities are commanding premium rents above pre-pandemic levels.

There is a noticeable shift in San Francisco from remote work back to the office. As of mid-2024, approximately 30% of employees in the city were engaged in hybrid work, splitting time between home and the office. In 2025, the returnto-office trend is growing, with large companies like Amazon, Salesforce, and JP Morgan Chase mandating employees work from the office five days per week.

Additionally, federal employees must now report to the office full time, which will impact federal workers in San Francisco. The return-to-office policies are bringing people back to San Francisco and having a positive effect on population and rents.

San Francisco Apartment Association

The 2024 San Francisco MLS brokerage ranking report for multiresidential sales has recognized Compass Commercial as the #1 brokerage firm, with an impressive $787 million in sales volume. Colliers (#2), Side (#3), Coldwell Banker (#4), Sotheby’s (#5), and Vanguard (#6) follow in the rankings, with sales volumes ranging from $109 million (Vanguard) to $160 million (Colliers). It’s an honor to see Compass Commercial leading the market, with a sales volume exceeding the combined totals of the other firms mentioned above. As a Compass Commercial agent, I’m proud to be part of such a dedicated and hardworking team.

To receive updates on new offerings, legislative changes, or market trends, please email me at jay@jayhgreenberg.com For additional information on current market conditions or your real estate matters, reach out anytime.