SF Apartment Magazine October 2025

Profit with PRINCIPLE

ETHICAL GUIDE TO RAISING RENTS

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SF APARTMENT

San Francisco Apartment

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San Francisco, CA 94102

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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 10 OCTOBER 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.

Lease or Larceny? Tenants

may now argue that unlawful rent hikes amount to theft.

Arecent California Court of Appeal decision says tenants may now argue that unlawful rent increases constitute “receiving stolen property” under Penal Code § 496. In Johnson v. Connie, LLC, the court held that a jury could decide whether rent more than doubled under false pretenses— without rent-control protections—gave landlords property that wasn’t rightfully theirs. That unauthorized rent could fall under theft laws—and if so, tenants could seek treble damages, attorney fees, and more in civil court.

Originally unpublished, the opinion has now been certified for publication, making it binding statewide—meaning tenant attorneys may cite it in rent disputes.

This comes amid broader legal developments: In Siry Investment v. Farkhondehpour, the California Supreme Court held that § 496(c)’s civil remedies apply to business fraud—not just traditional theft—provided the defendant acted with criminal intent, not just contractual breach.

Still, applicability remains limited. The California Apartment

Association warned that Johnson’s facts—misrepresenting employment status to dodge rent control—are highly exceptional. Most rent increase disputes lack evidence of intentional deception. Landlords remain shielded by protections like AB 1482, which already allows tenants to recover penalties, including restitution and treble damages.

Key takeaways for housing providers:

• Tenant lawyers may raise § 496 claims when rent increases are misrepresented or deceptive.

• Courts require proof that the landlord knowingly obtained rent they knew was illegitimate.

• Defendants in Johnson were not found guilty—only a jury must decide.

• This ruling doesn’t broadly change the law but raises the stakes in select, deceptive cases.

As always, assess rent modifications transparently, document thoroughly, and avoid any ambiguity that may invite legal risk.

Additional PermitSF Reforms

San Francisco Mayor Daniel Lurie has unveiled a suite of six common-sense permitting reforms under the PermitSF initiative to eliminate outdated regulations and cut red tape for homeowners, landlords, and businesses. The reforms, set for review by the Board of Supervisors, aim to make navigating city codes faster, clearer, and fairer.

Driveway Duty Repeal: Eliminates the rule penalizing residents for parking in their own driveways—closing all open enforcement cases—though sidewalk access rules remain intact. Lurie said, “This legislation will end 123 open cases and prevent countless others from dealing with headaches.”

Permit Streamlining: ADU approvals will align with state law, major project fees reduced, over-the-counter permits offered for restaurant renovations, and rooftop solar installations fast-tracked.

Historic Buildings & Plaques:

Restrictive rules blocking adaptive reuse of historic properties are relaxed, and sidewalks can host commemorative plaques more easily.

Faster Approvals: Planning approval times dropped from a median of 222 to 133 days, while building approvals improved from 258 to 209 days thanks to PermitSF’s “shot clock” system. These reforms could significantly speed up building renovations and tenant-ready upgrades, reduce permit costs, and simplify adding units.

Parcel Tax to Fund Muni

Mayor Daniel Lurie is pushing a new parcel tax to address a looming $322 million deficit at the San Francisco Municipal Transportation Agency

SFAA LANDLORD EXPO SAVE THE DATE!

Join SFAA and local rental property owners for a free educational event covering all aspects of multifamily housing. Attendees will gain insight into 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!

WHEN: 3/18/2026

WHERE: Fort Mason Center

To learn more about the Expo or to sponsor the event, contact stephanie@sfaa.org

(SFMTA) and prevent deep cuts to Muni service. The proposed tax, aimed for the November 2026 ballot, could generate an estimated $85 million annually, according to a Muni Funding Working Group report.

In a letter to SFMTA Director Julie Kirschbaum, Lurie urged, “We can — and we must — generate the funding necessary to avoid devastating Muni service cuts.” His message was echoed by city leadership—including Board President Rafael Mandelman and Supervisor Myrna Melgar, signaling strong political support.

Meanwhile, the SFMTA is trimming budgets by 5–7% across all divisions and has already cut five hundred positions to stabilize finances until additional funding arrives.

The parcel tax would supplement a regional sales tax and a $750 million state loan, but those long-term solutions won’t deliver funds until fiscal year 2027. A potential parcel tax could reshape property owners’ tax obligations. If passed,

planning ahead for added fixed fees— distinct from property-value-based taxes—will be wise. Stay updated as details emerge on structure, exemptions, and voter response.

Natural Gas Ban in Major Renovations

The City is advancing legislation that would ban natural gas in major building renovations, defined as projects impacting more than two-thirds of a structure’s elements. This would expand the City’s 2020 ban on gas in new construction, aiming to reduce annual emissions by 45,000 metric tons (about 1 percent of the City’s total).

If approved, the rule would take effect in July 2026. Officials estimate the policy will cover about 1 million square feet of renovation work annually.

For landlords, the impact is significant. Instead of replacing aging gas systems, property owners would need to install electric alternatives like heat pumps, induction ranges, and electric water heaters.

• Plan Ahead: Budget for electric upgrades early; delaying may raise costs.

• Older Buildings: Many lack sufficient PG&E service. Upgrading capacity can be costly and time-consuming.

• Tenant Relations: Electric systems can be marketed as modern, efficient, and eco-friendly.

• Scope of Rule: Routine maintenance and small updates are exempt; only large-scale renovations apply.

The city’s broader aim is net-zero greenhouse gas emissions by 2040. While upfront costs may challenge owners—especially with older properties—long-term efficiency savings could offset expenses.

Landlords should start preparing now. For many, the first step isn’t inside the building, but outside—coordinating with PG&E to ensure that electrical systems are ready for San Francisco’s all-electric future.

SFAA 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 415-255-2288 and, if needed, selecting a staff member’s exte nsion. 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.

Background

Cameras & Costa Hawkins

written by THE SAN FRANCISCO RENT BOARD

Disputes

over

repairs, rent hikes, and occupancy dominate recent

Rent Board hearings.

Editor’s Note: The following San Francisco Rent Board cases are real, though they have been edited for space and clarity. They have been selected to highlight some of the more interesting cases that the Board reviewed at its recent commission meetings. For full Rent Board agendas and minutes, please visit sfrb.org.

500 Block of Presidio Avenue

At the June hearing, the trustee for the landlord stated that the property owner, who passed away in 2023, had been an immigrant and plumber who held the property for years as an investment. She emphasized that the owner was not wealthy at the time of death and that one of his children is homeless. She argued that the tenants—a married couple—are financially well-off, owning additional properties in San Francisco and Chicago, and that one spouse holds a high-profile professional position with significant income. She said the tenants are using the unit primarily as a business location, not a home, which she argued undermines the intent of rent control.

The landlord’s attorney stated that the tenants, married for over thirty years, file joint tax returns and therefore should only be entitled to one principal residence. He argued that the Administrative Law Judge (ALJ) erred by allowing three residences to qualify, and that five of six factors under Rule 1.21 favor the landlord. He also argued that the burden of proof rests on the tenants

to demonstrate occupancy, which they failed to do, particularly as they blocked security cameras and failed to produce corroborating witnesses.

The landlord appealed the denial of its petition seeking a rent increase, contending that the ALJ misapplied Rule 1.21.

The Board continued the matter to July due to lack of quorum.

At the July hearing, the trustee testified about video surveillance showing the tenant covering or disabling cameras. She reiterated that the tenant uses the unit for business, not as a residence, and that the tenants are financially secure while the landlord’s family is not.

The landlord’s attorney repeated that tax and residency rules do not allow multiple principal residences and stressed that Rule 1.21’s factors heavily favor the landlord. He again pointed out the absence of testimony from the tenants’ family members and argued that the tenants deliberately concealed their use of the property. The case was continued to August.

At the August hearing, the trustee again testified regarding video evidence of one of the tenants disabling cameras and reiterated that one of the tenants lives with his family elsewhere while using the property for business. The landlord’s attorney

restated that Rule 1.21 was misapplied, and that most factors weigh in the landlord’s favor.

Decision: To accept the appeal (3-2).

00 Block of Pope Street

The landlord explained that she had not previously appeared before the Board because of the stress the situation had caused her, which affected her health and led to hospitalization. She disagreed with the decision awarding the tenant a $5,000 rent reduction. She stated that the tenant repeatedly canceled repair appointments, caused conflicts with other tenants—including an altercation with a commercial tenant that resulted in a police report—and has not paid rent for three months.

The landlord said she followed the allowable annual rent increase percentage and had already spent approximately $40,000 on repairs. She noted that the tenant disconnects the wall heater, then requests service to reconnect it; the kitchen stove has been replaced three times; the toilet replaced multiple times due to misuse; and the bathtub damaged by an unauthorized pet. She added that the tenant did not properly notify her of repair needs.

The landlord filed her appeal 68 days late, explaining she needed time to consult her family for help.

She said the tenants have abused both the property and herself, and that nonpayment of rent left her without funds to complete necessary repairs. She said she provides twenty-fourhour notice before repairs, but tenants had not extended the same courtesy when filing their petition. She argued it was unfair that she is now liable for

$10,000 and said she plans to pursue a lawsuit against the Rent Board.

A friend of the landlord also spoke, noting the landlord’s age and health challenges. She said the tenant has denied access for repairs, delaying completion. She emphasized the landlord’s high property tax and insurance costs, her efforts to sell the building, and ongoing difficulties caused by the tenant. She urged the Board to consider supporting both landlords and tenants.

The landlord untimely appealed the decision granting the tenants’ claims for decreased housing services, failure to repair and maintain, and unlawful rent increase. In the decision, the ALJ found the landlord liable to the tenants for $1,170.00 for rent overpayments, for $3,615.00 for damaged master bedroom windows and a rodent infestation, and for $360.00 for rent overpayments based on the landlord’s failure to perform requested repairs or maintenance.

In the appeal, the landlord argued that she repaired and replaced the master bedroom window, that she adequately responded to the rodent infestation by following the advice of the pest inspector, that she promptly responded to and repaired every issue the tenants reported, and that the tenants did not allow access to the unit for inspections and repairs and caused additional wear on the unit necessitating repairs.

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

200 Block of Judah Street

The tenant testified that four days after the property was acquired, the new owners served him with a notice changing the terms of tenancy on February 24, 2024. He said the new owners relied on the Costa-Hawkins Rental Housing Act rather than Rule 6.14. He admitted he had misunderstood aspects of Rule 6.14 in his appeal but emphasized that the prior landlord had recognized his long-term residence of more than two years. According to him, the prior landlord communicated with him directly,

acknowledged that the master tenant no longer lived in the unit, and relied on him for repairs and access. Because the prior landlord never pursued legal action, he argued that his tenancy should have been treated as an “original occupancy,” block ing Costa-Hawkins increases.

The tenant further stated that Rule 6.14(c)(2) created original occupancy for his tenancy, and that the prior landlord processed a rent increase through the Rent Board, which he said placed his unit under local, not state, regula tion. He argued that these protections should have carried over when owner ship changed in 2024. He said he retains rights to a dog and garage use, and that any right to raise the rent under CostaHawkins had already been waived by the prior landlord and inherited by the new landlords. He maintained there was never a full vacancy of the unit, as tenants had always lived there. He expressed frustration that, despite being self-represented, he had not had a favor able outcome.

The Board denied the tenant’s appeal, affirming the Administrative Law Judge’s determination that the landlord was entitled to raise the rent to $4,200 under Civil Code §1954.53(d)(2) of Costa-Hawkins because the original occupants had vacated and the appellant was a subtenant.

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

San Francisco Rent Board New Location

The San Francisco Rent Board moved to 25 Van Ness Avenue, Suite 700, on March 18, 2025. This new location is in the same building but on the seventh floor.

The office will still be open for drop-in services Monday to Friday, 9:00 a.m. to 4:00 p.m. Phone counseling is available at 415-252-4600.

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

Revolving Renters

written by VARIOUS AUTHORS

Accepting rent from a subtenant risks unintentionally renewing a lease under California law.

Q.A long-term tenant has terminated her lease, but her roommate (someone with whom I’ve never had contact) just sent me a rent check. What should I do?

A. The termination of a lease, whether residential or commercial, is rife with pitfalls. Landlords should avoid an easy mistake: Do not accept rent following the termination of a lease.

First enacted in 1872, Civil Code Section 1945 sets forth that where a lessee remains in possession of real property after the termination of the lease, but the lessor accepts rent from the lessee after the termination, there is a rebuttable presumption that the lease has been renewed on the same terms as before.

Recently, in a case titled Baca v. Kuang, a commercial landlord tried to overcome this rebuttable presumption by arguing that, despite the fact she had accepted rent after the termination of the lease, she did not intend to consent to a renewed tenancy and so the lease had not been renewed. Specifically, the landlord argued that although she intentionally kept the rental payments, she believed that she could do so without the tenancy renewing.

The trial court agreed and awarded the landlord possession, along with attorneys’ fees and holdover penalties totaling over $79,000.00. In making its decision, the trial court said, the landlord “never consented” to the tenant’s “continued possession,” and that the “‘rent’ payments were required under the lease in the event of a holdover after termination of the tenancy.”

The First District, however, disagreed noting that “[u]nder the plain language of section 1945” the issue is whether the landlord accepted rent, not whether the landlord “subjectively intended to create a holdover tenancy.” In fact, the Court found that the landlord’s “subjective intent” had “no bearing” on the interpretation of Section 1945. The landlord made other arguments that were specific to their lease with the tenant, but the Court brushed them all aside.

Importantly, as highlighted in Baca v. Kuang, if rent is accepted after the lease’s termination, it should be refunded immediately. The Court also distinguished that case from Kaufman v. Goldman, where the tenant kept submitting rent checks after the termination of the lease, but all of which were returned un-cashed, with the exception of one check that was mistakenly deposited and immediately refunded.

The lesson here for landlords is clear: Do not accept rent after the termination of the lease. It does not matter whether you think you are permitted to do so under your lease or the law, or whether you think the rent payments are a credit for holdover damages. If you accept rent after the lease’s termination, you run the risk a Court will find the lease has been renewed. If your tenant attempts to pay rent, do not cash it. Return it immediately.

—Thomas J. O’Brien

Q. I received a Section-8 application for a vacant unit. I’ve never rented to someone with Section-8 vouchers before. What do I need to know before deciding to move forward?

A. You need to know more about the applicant and her credit. It is no longer legal in California to reject residential rental applicants solely on the basis of their use of Section 8. Under current law, refusal to accept Section 8 vouchers is considered illegal housing discrimination on the basis of source of income.

At the state level, housing discrimination is governed by the Fair Employment and Housing Act (FEHA). Like the federal Fair Housing Act (FHA), FEHA requires that landlords make exceptions to established rules or policies if necessary to afford persons with disabilities an equal opportunity to enjoyment of rental facilities. You may have come across FEHA when a tenant or applicant requested an

emotional support or companion animal on the basis of disability, or if a tenant or applicant requested a reasonable modification such as grab bars.

Although discrimination on the basis of source of income has long been illegal in California, prior to 2020, there was copious (and sometimes conflicting) case law that allowed landlords to decline to participate in the Section 8 program due to the administrative burdens that the program imposed and because, as one court put it, Section 8 seeks to remedy poverty rather than disability.

Another court provided the analysis that Section 8 vouchers are not income for the purposes of source of income discrimination because voucher holders do not receive funds from the government, but rather the funds are paid directly to landlords.

Nonetheless, towards the end of 2019, as part of the implementation of statewide rent control and other tenant protections under AB 1482 (the Tenant Protection Act), the California legislature passed SB 329, which amended FEHA to expand the definition of source of income to include use of Section 8 vouchers and other governmental assistance in order to expand the definition of illegal discrimination. That is, Section 8 vouchers are now considered income and a landlord may not legally reject an otherwise qualified applicant on the basis of use of a Section 8 voucher.

Nearly all rental units are subject to FEHA, included the provisions of SB 329. An exception is made for homeowners who live in their condos, houses, or other single-family residence and rent out rooms. Otherwise, landlords may only reject applicants after giving the application due consideration on its merits. Landlords may face administrative action (such as a California Department of Fair Employment and Housing complaint) or litigation if an applicant believes that they have been rejected solely on the basis of their Section 8 voucher.

This does not mean that you are required to rent all applicants with a Section 8 voucher, merely that Section 8 applicants must be given equal consideration to those without governmental assistance. Section 8 applicants may still be rejected on the basis of poor credit, history of evictions, or unfavorable references. And while acceptance of Section 8 vouchers may require additional paperwork, Section 8 tenancies are not subject to local rent control restrictions, making acceptance of Section 8 vouchers favorable for many landlords.

—Shoshana Raphael

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Thomas J. O’Brien is with Zacks & Freedman and can be reached at 415-956-8100. Shoshana Raphael is with SJR Law Corporation and can be reached at 415-408-6044.

Written by DAVE WASSERMAN & ERIC ANDRESEN

Congratulations! You made it through the COVID-economic rent collapse and the mass tenant exodus. You also defeated Prop 33 and brought Prop 34 over the finish line less than a year ago. And now, rents are escalating to pre-pandemic highs, fueled by the AI sector and other local business booms, while property values have begun to recover from the losses incurred during the pandemic and from high interest rates.

Granted, our expenses are still exponentially higher than pre-pandemic, primarily due to increased insurance and utility costs. But remarkably, it seems as though the sun is finally starting to peek through the clouds of the early 2020s.

With the hint of good news comes a greater concern, though: How will we react as we soak in the long-awaited warmth of the sun?

As markets recover, responsible landlords safeguard tenants and the industry’s long-term stability.

Not to temper anyone’s exuberance as we race into the latter half of the 21st century’s roaring twenties, but a somber reminder is needed. Why? Because unfettered greed without a sound moral compass will lead us to, and even possibly over, the proverbial cliff.

What we are saying is this: During every run-up of apartment demand, as we drool over the potential rents we could garner if it weren’t for that long-term tenancy keeping us from living the dream, the temptation of pursuing a not-sohonest eviction seduces us like the serpent in the Garden of Eden.

Yes, this is an all-too-real temptation, and many of you will lament over the fact that rent control, now entering its forty-seventh year, has produced a population of renters paying far less than you could exact in the open market.

Please do not pursue the wrong course. Do not bloat facts or exaggerate issues to create a pretext to terminate a below-market tenancy. For example:

• Pretending that a couple of late-night parties constitute an incurable nuisance and therefore a reason to evict is wrong.

• Deciding to suddenly remodel an otherwise functional and habitable apartment that hasn’t been touched since 1985 to displace the current residents is wrong.

CURB APPEAL

DO THIS, NOT THAT

INSTEAD OF . . .

• Claiming a nuisance from minor noise or parties;

• Remodeling just to displace tenants;

• Exaggerating late payments;

• Exploiting mental health issues as a pretext;

• Pretending a relative is moving in; or

• Mislabeling eccentric behavior as dangerous

DO THIS . . .

• Focus on capital improvements (in-unit laundry, internet, secure package storage);

• Use allowable rent increases consistently;

• Apply for passthroughs where justified;

• Keep strong documentation for legitimate issues; and

• Consult legal experts before pursuing evictions

• Characterizing a few late rent payments as habitual late payment of rent and thus a basis for terminating a tenancy is wrong.

• Using a resident’s mental illness to classify them as a danger to others to send them packing is wrong.

• Believing that someone has materially violated the lease agreement by moving a significant other into the unit as a co-occupant is wrong.

• Using a relative to feign an owner move-in to get rid of a long-time resident is wrong.

• Claiming that eccentric behavior is tantamount to a dangerous nuisance is wrong.

The list goes on, and the above examples are extracted from real evictions now pending before our courts. Aside from the immorality of tossing folks onto the street who don’t deserve it, keep this in mind: The more we evict, the more

our local and state lawmakers can justify the imposition of onerous rules and regulations for everyone.

Mass evictions during the late 1990s “dot com” era led to: (i) one-per-building owner move-ins; (ii) the requirement of extremely high relocation payments; (iii) punitive repercussions for those who invoke the Ellis Act; (iv) free counsel for tenants facing unlawful detainers; and (v) the practical elimination of do-it-yourself evictions, meaning housing providers must now endure substantial legal expenses and delays to remove even the tenants that deserve to go. All these restrictions and burdens arose due to the poor actions of rental property owners.

Here’s something else to ponder: While greed may be good as enunciated by Gordon Gekko in 1987’s Wall Street, consider the implications of “unhousing” someone. We don’t need a social scientist to explain the obvious. Evictions create a cascade of negative effects, including increased homelessness, mental instability, declines in physical health, disrupted education, job loss and decreased earnings, and, of course, damaged credit and a negative housing record that all but assures a cycle of poverty and instability. Thus, forcibly removing someone from their housing is never a positive event, and we should pursue this remedy only when absolutely necessary.

In sum, we are not here to say never evict. Sometimes, you have to pursue this course of action. When someone refuses to or cannot pay the rent, they need to find more affordable housing. And bad or intentionally disruptive behavior cannot be tolerated. Additionally, there are times when needed repairs warrant a temporary displacement. But, when the real motive is to evict just to improve the building’s financial picture, we implore you to stop and consider the impact on the people who may be displaced. And, similarly, contemplate the real harm that you’d inflict on the housing industry in San Francisco and throughout California. Let’s use this unique time in history to demonstrate to the public and to our legislators that we are better than how the biased media portrays us. If we don’t act responsibly, then, quite frankly, we will reap what we sow.

The above content is general in nature. Consult a professional about your specific situation. Dave Wasserman is an SFAA board member and a landlord-attorney with Wasserman Offices. He can be reached at 415-567-9600. Eric Andresen is an SFAA board member and owner of West Coast Property Management. He can be reached at 415-885-6970

CALL FOR SUBMISSIONS: “TALES FROM THE CORRIDORS”

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

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

SUBMISSION GUIDELINES:

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

Tone: Lighthearted, humorous, engaging, and informative.

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

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

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

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

PPixel Prices

Since the headlines are all about artificial intelligence lately, I started this article by asking Google’s AI, Gemini, to tell me about rents in San Francisco. Here is what it reported:

“San Francisco rental prices have significantly increased year-over-year, with some reports showing surges over 10% in the last year, particularly for two-bedroom apartments. This trend is driven by a strong AI boom bringing new renters, increased returnto-office mandates, and declining rental inventory, leading to bidding wars and a rapidly improving landlord’s market. The SF Rent Board sets an annual allowed rent increase for rent-controlled units, which was 1.4% for the period of March 2025 to February 2026.”

RISING DEMAND, AI-FUELED GROWTH , AND LIMITED SUPPLY ARE RESHAPING

SAN FRANCISCO’S RENTAL

MARKET.

Written by TERRENCE JONES

feet, and in 2024, it rose to 4.7 million square feet. Year to date 2025, the total occupied office space is 5.1 million square feet. When offices fill up, workers start to question the time they spend commuting into the city, and the demand for city apartments goes up.

Yes, it is true—the return-to-work uptick is resulting in rising rents in San Francisco.

I recently spoke with a number of these individuals, ranging from service workers in janitorial jobs to young tech workers to AI startup CEOs. Many have recently moved into the city. In fact, one janitor was tired of commuting two hours or more each day from Vallejo by car and moved to lower Nob Hill. And a high-paid AI start-up CEO I know is renting a high-end unit in the East Cut, just a five-minute walk to his new office on Market and 2nd streets.

Yes, it is true—the return-to-work uptick is resulting in rising rents in San Francisco. According to a recent CoStar report, apartments are renting at around $5.00 per square foot, a rate last seen back in early 2019. A recent CBRE report shows that offices are filling back up. In 2022, San Francisco had 2.5 million square feet of office space occupied. In 2023, it rose to 3.8 million square

San Francisco Mayor Daniel Lurie has ordered city employees to work from the office at least four days a week—allowing one remote workday. That mandate took effect on August 18, 2025, reportedly impacting about 8,000 city employees. It is only a matter of time until we see some of those employees also feeling the pain of a long commute and making the move to the city.

A Challenging Environment Has Created Unique Opportunities

Rising interest rates have had a significant impact on the San Francisco sales

Nick Toracca & Gino Franco

In association with Carlos Moralejo

The sales market for single-family homes, condos, and TICs has also been strong. I talked to Ted Barlett, a residential colleague at Compass, who said, “Thanks to the new civic leadership and local economy in 2025, the residential sales market for homes, condos, and TICs in San Francisco is strong and active for all property types and price points. In the past six months, we have seen more listings get multiple offers. This was not the case in the last few years. It is exciting times in San Francisco, the best city on earth!”

To further extrapolate the impact of the sales market on the rental market, we are seeing many people trying to return to San Francisco being priced out of a home purchase. That creates even more demand on our small inventory of rental units and, in turn, forces prices up.

With all this demand after a long, tough market in the city for rental housing, what’s an owner to do? But it’s easier to advise what not to do.

RUBS

Dave Wasserman, local real estate attorney and SFAA board member, said he’s often asked about RUBS. He explained, “The housing industry penned the acronym RUBS, which stands for ‘Ratio Utility Billing Systems,’ which is an addendum to a lease. RUBS addendums are typically used when one meter or account covers the entire building. In the city, most apartment buildings have a single meter or account for water/sewage and trash/recycling/composting services. (In rare instances, there may be one PG&E meter for the entire building.) Some owners use RUBS addendums in the lease to allocate the charges billed by these service providers to all the building occupants.”

A recent $3 million lawsuit was settled by one of the bigger apartment owners in the city. In that case, the owner agreed to pay tenants who had been paying RUBS. Matt Haney, a former San Francisco Supervisor and now a California Assembly member, had attempted to outlaw RUBS statewide in 2024, but he pulled back on his effort. We expect it to return in some form in 2026.

In response to the lawsuit and possible danger of using a RUBS program, one of San Francisco’s biggest property managers is advising clients to withdraw from the program. Stopping the RUBS program may cause apartment owners to lose as much as $100 a month per unit in forgone income. A simpler and safer path would be for owners to skip the RUBS program altogether and increase asking rents by $100 for all new tenants. As for continuing to use the existing program: owners should consider the risk that RUBS may be made illegal in the future.

Long-Term Tenants

We all know that owners can raise rents no more than the allowable annual rent increase for longer-term tenants . . . even Gemini AI knows that. Owners can no longer evict a tenant

for owning a home with a homeowner’s exemption or subletting their apartments. However, if tenants are dealing drugs or causing recurring disturbances or nuisances to other tenants, they can be evicted with proper documentation. If you decide to go down this path, be sure to have strong legal advice and insurance coverage for wrongful eviction, in case your effort is unsuccessful.

Making Improvements

Many owners of smaller buildings are keeping up with the big landlords by making improvements to their buildings, like adding a laundry room or secure package storage. This increases the market rate of the units, and some of the cost can be passed to tenants with a capital improvement passthrough. However, an application for a capital improvement passthrough is not guaranteed approval. The Rent Board can deny it, and tenants may request an exemption due to financial hardship. In most cases, if done correctly, some of the cost will come back to the owner, and the units will generate higher rents in the market.

New Tenants

With building owners finding water/sewer, garbage, and insurance rates skyrocketing, it’s smart to get the highest price you can for your rental units. And right now, tenants are looking for location. David Chesnosky, one of the best rental apartment agents in San Francisco, said, “The hottest rental markets are still concentrated on the north side of town—Pacific Heights, Cow Hollow, the Marina, Russian Hill, North Beach, and Telegraph Hill. That said, we’re seeing strong demand and rising rental rates across nearly every neighborhood, not just the traditional hot spots.”

These areas are supported by retail centers with grocery stores, coffee shops, restaurants, bars, hair salons, and much more. A renter can easily walk out of their apartment and experience what the city has to offer. My twenty-three-year-old daughter seems to love the board game rooms and boba shops in these areas. Obviously, if you do not have a building in a hot area, there’s not much you can do about that, but below are a few things you can offer to improve your building and to get the best rents in whatever San Francisco neighborhood your building is located in.

In-unit laundry —This is a big deal for anyone who lived through the pandemic. No one wanted to spend a cold winter night with other coughing, sick people doing laundry after work.

Reliable internet—Even though most youngsters with a job are going in to work, many are still working from home one or two days a week. Having a strong internet connection makes this much better.

Secure package delivery —There is no indication that the Amazon-ization of everything is going away anytime soon. It is not uncommon for tenants to get two packages delivered a week.

I live in a decent area of San Francisco, and I still need to have packages sent to my office because at my house, the delivery person has to leave the package outside the gate, and within thirty minutes, it will be stolen. At least when it goes to my office, I know the doorman will secure it. Many owners of multifamily buildings are adding access to a secure gate and a secure lockbox for tenants. Lockboxes are similar to big lockers, and much bigger than traditional mailboxes. There is one downside: owners and property managers must be diligent about training tenants to break down their cardboard boxes for proper recycling. The company that picks up garbage, recycling, and compost will not collect it if these are not prepared correctly.

There’s a lot to consider in this changing market, so my advice is to savor the good times and be cautious of the governmental hammer by making informed decisions about your rentals.

Terrence Jones is a senior broker associate at Compass Commercial, Nob Hill Office. He can be reached at 415-786-2216.

Deck Check

written by NATALIE DREES WITH PAM MCELROY

What San Francisco landlords need to know about deck and balcony compliance.

If you own a multi-unit residential building in San Francisco, you’ve likely been tracking the rollout of SB 721, California’s law requiring inspections of balconies, decks, and other exterior elevated elements. Originally, property owners were expected to complete their first round of inspections by January 1, 2025.

Now there’s some relief: lawmakers have extended the compliance deadline to January 1, 2026. This extra year offers a critical window for landlords to prepare, schedule inspections, and make any necessary repairs before enforcement ramps up. But while the delay is welcome news, it’s not a reason to sit back. Given the number of buildings that will require inspection statewide, waiting until the last minute could leave you scrambling for inspectors, contractors, or financing.

This article breaks down what SB 721 requires, how it interacts with San Francisco’s Section 604, and what steps landlords should be taking right now to stay compliant and protect their investments.

What Is SB 721?

SB 721, signed into law in 2018, was a direct response to several tragic

balcony collapses in California, most notably the 2015 Berkeley balcony failure that killed six people and injured seven others. Investigations revealed that dry rot and structural decay—conditions that could have been identified through proper inspections—were to blame.

To prevent future disasters, SB 721 requires periodic safety inspections of Exterior Elevated Elements (EEEs) in qualifying buildings. These elements include:

• Balconies

• Decks

• Stairways

• Walkways

To fall under SB 721, these elements must:

• Be six feet or more above ground, and

• Rely on wood or wood-based structural support.

The law applies to multi-family residential buildings with three or more units.

Inspection frequency: EEEs must be inspected every six years. Inspections must be conducted by a licensed architect, structural engineer, or general contractor with at least five years of relevant experience.

SB 721 vs. San Francisco’s Section 604

Here’s where things get more complicated for San Francisco property owners. In addition to SB 721, the city has its own local law: Section 604 of the San Francisco Building Code.

Section 604 requires inspections of all exterior wood-framed elements— balconies, decks, stairs, and landings—regardless of height.

It applies to buildings with three or more units.

Inspections must be completed every five years, slightly more frequent than the state law.

Licensed professionals must complete the inspections and file a written report with the San Francisco Department of Building Inspection (DBI).

Key takeaway: Compliance with SB 721 does not automatically satisfy Section 604, and vice versa. Many buildings in San Francisco fall under both requirements, meaning landlords need to track two timelines and maintain two sets of inspection records.

For example, a 12-unit building in the Richmond District with wood-framed balconies six feet above ground must comply with both laws: SB 721 for

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state-level compliance and Section 604 for city-level requirements.

What the Inspections Must Include

Under SB 721, inspections must cover the safety, condition, and structural integrity of each exterior elevated element. Specifically, inspectors will examine:

• The structural supports, including beams, joists, and framing.

• The waterproofing and protection against moisture intrusion.

• The connection of the elevated element to the main building.

Inspectors are required to produce a detailed written report, which landlords must keep on file for at least two inspection cycles (12 years). This report may be requested by:

• Tenants

• Potential buyers

• Enforcement agencies

Repair Timelines

Immediate hazards (such as severe structural decay or imminent risk of collapse) must be repaired within 15–30 days.

Other deficiencies must be repaired within 120 days.

If repairs require permits, owners must apply promptly and ensure work is completed without unreasonable delay.

Consequences of Noncompliance

Landlords who fail to comply with SB 721 (or Section 604) face significant risks:

• Fines and penalties imposed by enforcement agencies.

• Delays in refinancing or selling—lenders and buyers often request inspection reports.

• Insurance complications—insurers may raise premiums or deny claims if required inspections weren’t completed.

• Liability exposure—in the event of injury or structural failure, lack of compliance could expose owners to lawsuits.

In short, failing to plan for these inspections can quickly become more expensive than simply complying.

What San Francisco Landlords Should Do Now

The deadline extension to January 1, 2026, provides breathing room, but proactive planning remains crucial. Here are the recommended steps:

1. Assess Your Buildings

Take inventory of all exterior elements in your portfolio. Which ones qualify under SB 721? Which fall under Section 604? Some elements may trigger both. Create a compliance calendar that tracks deadlines for each property.

2. Hire a Qualified Inspector

Start researching inspectors now. Ensure they hold the appropriate licenses and experience, particularly with wood-framed structures in San Francisco’s damp climate. Ask for references from other local landlords or property managers.

3. Schedule Early

The closer we get to 2026, the harder it will be to book inspections. California has thousands of buildings subject to SB 721, but only a limited number of qualified professionals. Getting on the calendar early avoids the last-minute scramble.

4. Budget for Repairs

Inspections may uncover significant repair needs—waterproofing, dry rot remediation, or even partial rebuilds. These repairs can easily run into the tens of thousands of dollars. Start building reserves now to spread out the financial impact.

Landlord & Leasing Agent, A Winning Combo.

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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!

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2025 statement of ownership, management & circulation

1. Publication Title: SF Apartment Magazine

2. Publication Number: 1539-8161

3. Filing Date: September 30,2020

4. Issue Frequency: Monthly

5. Number of Issues Published Annually: 12

6. Annual Subscription Rate: $48

7. Complete Mailing Address of Known Office of Publication: 265 Ivy Street, San Francisco, CA 94102; Contact Person: Vanessa Khaleel; Telephone: 415-392-3770

8. Complete Mailing Address of Headquarters or General Business Offices of Publisher: 265 Ivy Street, San Francisco, CA 94102

9. Full Names and Complete Mailing Address of Publisher, Editor, and Managing Editor:

Publisher: San Francisco Apartment Association, 265 Ivy Street, San Francisco, CA 94102; Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111 Managing Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111

10. Owner: San Francisco Apartment Association: 265 Ivy Street, San Francisco, CA 94102

11. Known Bondholders, Mortgagees, and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages, or Other Securities: None

12. Tax Status: Has not changed during preceding 12 months

usps

13. Publication Title: SF Apartment Magazine

14. Issue Date for Circulation Data Below: August 2020

15. Extent and Nature of Circulation:

17. Publication of Statement of Ownership: will be printed in the October 2019 issue of this publication.

18. Signature and Title of Editor, Publisher, Business Manager, or Owner: (signed) Pam McElroy Editor; Date: September 18, 2019.

RESOURCES FOR LANDLORDS

SB 721 INFORMATION: dgs.ca.gov/BSC

SAN FRANCISCO SECTION 604: https://www.sf.gov/departments--department-building-inspection

SFAA WORKSHOPS & VENDOR DIRECTORY:

SFAA regularly offers seminars and maintains a directory of qualified inspectors and contractors. Turn to page 44 for a calendar of events. Turn to page 46 for the vendor directory.

5. Coordinate with Section 604

Check when your last Section 604 inspection was filed with DBI. If you can align your SB 721 and Section 604 inspections, you may save money and minimize disruption. Some landlords schedule both at the same time to streamline the process.

6. Communicate with Tenants

Be transparent about inspections and repairs. Provide adequate notice, explain safety concerns, and highlight that the law is designed to protect residents. Good communication helps avoid tenant resistance and builds trust.

Practical Challenges in San Francisco

While SB 721 is a statewide law, compliance looks different in San Francisco. Local landlords face unique challenges:

Older building stock: Many multifamily properties are pre-1950 and feature aging wood-framed decks and stairs. Decay may be widespread and costly to repair.

Foggy climate: Constant moisture accelerates rot and waterproofing failures, making inspections more likely to uncover serious issues.

sfaa2025calendar

sfaa 2025

October

MONDAY, OCTOBER 6

Board of Directors Meeting 11:30 a.m.

WEDNESDAY, OCTOBER 29

Leasing 101 Zoom

10:00 a.m. to 11:00 a.m. $25 Member $50 Non-Member

TUESDAY, OCTOBER 7

Landlord Etiquette

Zoom

11:00 a.m. to 12:00 p.m. $25 Member $50 Non-Member

THURSDAY, OCTOBER 30

SFAA Annual Trophy Awards

St. Regis Hotel

Cocktails, cuisine, awards show, and silent auction.

FRIDAY, OCTOBER 17

Intellirent: Traditional Leasing Is Broken Zoom

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

MONDAY, NOVEMBER 3

Board of Directors Meeting

11:30 a.m.

TUESDAY, OCTOBER 21 Best Practices for Handling Nuisance Issues Zoom

1:00 p.m. to 2:00 p.m. $25 Member $50 Non-Member

SFAA office will be closed Monday, October 13, 2025 in observance of Italian Heritage Day.

November

WEDNESDAY, NOVEMBER 19

Virtual Member Meeting

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

Sponsored by: Elif Baskalayci, Arch Plumbing

FRIDAY, NOVEMBER 21

Intellirent:

A Year in Review and Emerging Trends to Watch for in 2026 Zoom

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

SFAA office will be closed Tuesday, November 11th, 2025 in observance of Veteran’s Day, and Thursday & Friday, November 27th & 28th, 2025 in observance of Thanksgiving.

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 1.4%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.

INTEREST ON DEPOSITS

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

INTEREST ON DEPOSITS PERIOD AMOUNT

03/1/25 - 02/28/26 5.0%

03/01/24 - 02/29/25 5.2%

03/01/23 - 02/29/24 2.3%

03/01/22 - 02/28/23 0.1%

03/01/21 - 02/28/22 0.6%

RENT BOARD FEE

$29.50

7

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%

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

SAN FRANCISCO RENT BOARD

25 Van Ness Avenue #700 San Francisco, CA 94102 415-252-4600 www.sfgov.org/rentboard

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%

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.

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1031 TAX DEFERRED

EXCHANGE SERVICES

HAMILTON ZANZE

David Cervantes 415-531-2122 david.cervantes@hamiltonzanze.com

SEQUENT

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

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP

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

ALARM COMPANY

AEC ALARMS

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

APPLIANCES

WITHME

Kaileen Santos 714-476-6059

kaileen.santos@withme.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

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

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LAW OFFICE OF A. THOMAS KOSTER

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

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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

MICHAEL MCLAUGHLIN

Michael McLaughlin 415-655-9753 accounting@msllp.law

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REUBEN, JUNIUS & ROSE, LLP

Kevin Rose 415-567-9000 www.reubenlaw.com

ROTHBARD LAW GROUP, LP

Ryan Mayberry 408-244-4200 ryan@toddrothbardlaw.com

SHEPPARD-UZIEL LAW FIRM

Jaime Uziel 415-296-0900 ju@sheppardlaw.com

SINGER & SCOTT, P.C. Edward Singer 650-393-5862 www.edsinger.net

SJR LAW CORPORATION

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

STEINER LAW OFFICE

Howard Olsen 415-931-4207 howard@steinerstreetlaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

Steven Adair MacDonald 415-956-6488 www.samlaw.net sam@samlaw.net

Mandarin, Cantonese & Spanish

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

COMMERCIAL/RETAIL LEASING SERVICES

BLATTEIS REALTY CO. David Blatteis 415-981-2844 www.sfretail.net

CONSTRUCTION

FIRST ONSITE

Joseph Dito 510-391-2980

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

CONSULTANTS

AMY HULL CONSULTING LLC

Amy Hull 415-450-5809 amyhullconsults@gmail.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

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

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

ENERGY CONSERVATION

PEALX INFASTRUCTURE, LLC

Patrick Sterns 480-269-9222 ps@pearlxinfra.com www.pearlx.com

ENVIRONMENTAL CONSULTING

ADVIRO

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

P.W. STEPHENS ENVIRONMENTAL

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

SOL ENVIRONMENTAL, INC.

Raul Solorzano Nuno 925-895-6546 jackson@solenvironmental.com

EXTERIOR INSPECTIONS

DR BALCONY

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

FACADE INSPECTIONS

BORNE CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ESCAPE ARTISTS

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

GREAT ESCAPE SERVICES

Terry Walsh 415-566-1479 www.greatescapeservice.com

FIRE PROTECTION CONTRACTORS

A-TOTAL FIRE PROTECTION COMPANY, INC.

Monte L. Osborn, CEO

Tyler Osborn, CFO 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com

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

AURA FIRE SAFETY

Lo Choe 415-333-2588 lo@aurafiresafety.com

EMERGENCY SYSTEMS, INC. Eric Hagerman 415-564-0400 esmfire@earthlink.net

REDWOOD CITY ALARMS, INC. Christopher Cicero 650-362-4841 redwoodcityalarms@gmail.com www.redwoodcityalarms.com

FITNESS EQUIPMENT

LUXE FITNESS AMENTITIES

Bobby Riese 720-498-5662 briese@luxefitamenities.com www.luxefitamenities.com

GARAGE DOORS

R&S ERECTION OF SAN FRANCISCO

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

GARBAGE COLLECTION SERVICES

BAY AREA BIN SUPPORT

Nancy Fiame 650-808-5031 customerservice@bayareabinsupport.com www.bayareabinsupport.com

CLEAN COMPOSTING COMPANY Michelle Horneff-Cohen Michelle@cleancomposting.com

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

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

TRASH SCOUTS

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

VALET LIVING

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

HUMAN RESOURCES

INTERSOLTUTIONS, LLC jhong@intersolutions.com

INSPECTIONS

DECK CHECK WOOD BALCONY & STAIRS INSPECTIONS

Vincenzo Melchiorre 415-407-4640 vin@deck-check.com www.deck-check.com

PACIFIC COAST REAL ESTATE INSPECTIONS

Christopher D. Hesson 415-516-8110 PCREinspections@gmail.com

INSURANCE COMPANIES

ACRISURE INSURANCE

P.J. Tradelius 415-436-9800

ptradelius@acrisure.com www.acrisure.com

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

INTERNET SERVICE PROVIDER

COMCAST

Vutny Un 925-785-1918 Vutny_Un@comcast.com www.xfinity.com

LAUNDRY EQUIPMENT

WASH MULTIFAMILY LAUNDRY SYSTEMS Adrian Gomez 650-340-8054 adriang@washlaundry.com

LENDING / FINANCIAL SERVICES

BANK OF SAN FRANCISCO

Margaret Mak 415-930-3383

margaret.mak@bankbsf.com www.bankbsf.com

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

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

JPMORGAN CHASE

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

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

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

MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com

SURFACE EXPERTS OF SAN FRANCISCO NORTH

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

WEST COAST PROPERTY MANAGEMENT

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

MARKETING

APARTMENT LIST

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

OPINIION

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

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

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

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

PAINTING SUPPLIES

SHERWIN WILLIAMS

Aaron Frimkess 925-464-0261 aaron.n.frimkess@sherwin.com

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

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

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

ARCH PLUMBING INC.

Elif Baskalayci 415-715-7837 elif@archplumbinginc.com

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

DIABLO PLUMBING

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

FAST RESPONSE PLUMBING & ROOTER

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

FLOW MASTERS PLUMBING, INC

Fergal McMahon 415-751-1933 fergal@flowmastersplumbing.com

PRIBUSS ENGINEERING, INC.

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

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

R&L PLUMBING

Lrry Bustillos 415- 651-4977

larry@rl.plumbing www.rlplumbingsanfrancisco.com

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

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

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

PROPERTY MANAGEMENT

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

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

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

BELL PROPERTIES, INC.

Brian LeBow 415-406-2000 admin@bellprop.com

BETTER PROPERTY MANAGEMENT

Steven Brown 415-861-9980 sbrown@bpm-re.com

BLVD RESIDENTIAL

Debbie Brackett 650-328-5050 dbrackett@blvdresidential.com www.blvdresidential.com

BOARDWALK INVESTMENTS

Marilyn Andrews 650-355-5556

ma@boardwalkrents.com

BRIDGES PROPERTY MANAGEMENT GROUP Patricia Lee 415-205-7401 pleehomes@gmail.com

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK

Jon King 855-327-5376 jon.king@brookfieldproperties.com

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

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

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

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

CENTERSTONE PROPERTY MANAGEMENT Ron Erickson 415-626-9944 rjerickson@sbcglobal.net

CIRRUS ASSET MANAGEMENT Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com

CITIBROKERS REAL ESTATE, INC. Jason Abbey (415) 221-5000 Jason@citibrokersrealestate.com

CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com

COIT TOWER PROPERTIES Yoshi Yamada 415-447-6834 Yoshicoit@yahoo.com

CONSOLIDATED PROPERTY MANAGEMENT EIC GROUP, INC. Penny Pan 415-682-0708 office@cpmbayarea.com

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

CROSSBAY GROUP INC 408-512-4366

Eclipse Property Management Inc. Terrence Tom 510-865-8700 x303 ttom@eclipsepm.net

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

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT Paul Mora 415-674-1440 pmora@fogciti.com

FOUNDATION RENTALS & RELOCATION, INC. Christopher Barrow 415-507-9600 cb@foundationhomes.com

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

GEARY REAL ESTATE, INC. Melissa Geary melissa@gearyrealestateinc.com

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

GOLDEN GATE PROPERTIES Ferdinand Piano 415-498-0066 ferdinand@g2properties.com

GREENTREE PROPERTY MANAGEMENT

Scott Moore 415-828-8757 www.greentreepmco.com

GM GREEN REAL ESTATE INC.

George Green 415-608-6485

ggreen@gmgreen.com www.gmgreen.com

GORDON CLIFFORD PROPERTIES, INC.

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

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP

PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

KEYOPP PROPERTY MANAGEMENT

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

LEADING PROPERTIES

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

LINGSCH REALTY

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

LUCAS & COMPANY

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

M PROPERTIES

Mark Mangampat mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MAVEN MAINTENANCE, INC.

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

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

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

MILLENNIUM FLATS

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

MORLEY FREDERICKS

REAL ESTATE SERVICES

Steve Crane 415-847-1224 steve@morleyfredericks.com www.morelyfredericks.com

MOSSER COMPANY

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

NICE VENTURES INC

Laurie Thomas laurie@niceventures.com

NORTHPOINT APARTMENTS

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

ONERENT DBA POPLAR HOMES

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

OPEN WORLD PROPERTIES

Jonathan Daryl Fleming 510-250-0946 jonathan@openworldproperties.com www.Openworldproperties.Com

ORVICK MANAGEMENT GROUP

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

PACIFIC REALTY

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

PAUL LANGLEY COMPANY

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

PDC REAL ESTATE & RENTALS

Pamela Dela Cruz pamela@pdcrealstate.com

PEAK REALTY GROUP

James C. Keighran 415-474-7325 info@peakrealtygroup.com www.peakrealtygroup.com

PILLAR CAPITAL REAL ESTATE

Jonathan Ng 415-885-9584 jonathan@thepillarcapital.com

PIP INC./SFRENT

Sarosh Kumana 415-861-4554 sarosh@sfrent.net www.sfrent.net

PODESTO PROPERTIES

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

PONTAR REAL ESTATE

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

THE PRADO GROUP, INC.

Andrea Hayes 415-395-0880 frontdesk@pradogroup.com

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

PRO EQUITY AM

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

PROGRESSIVE PROPERTY GROUP

Dace Dislere 415-794-9727 www.progressivesf.com

RAJ PROPERTIES

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

RALSTON MANAGEMENT GROUP

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

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY

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

RENTWISE PROPERTY MANAGEMENT

Brandon Temple 650-346-2006

Brandon@gorentwise.com

ROCKAWAY RESIDENTIAL MANAGEMENT

Kristine Abbey 650-290-3084 kristine@rockawayresidential.com rockawayresidential.com

ROCKWELL PROPERTIES

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

RNB PROPERTY MANAGEMENTGOLDEN GATE

Kaveh Gorgani 415-413-3827

kaveh@rnbemail.com www.rnbgoldengate.com

RPM MANAGEMENT GROUP

Dipak Patel 415-672-1203 dipak@rpmmg.com

RUTHERFORD MANAGEMENT COMPANY

Jenesys Rodriguez 925-286-7750 jrodriguez@rutherfordliving.com

RYEBREAD PROPERTIES, INC. Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com

SALMA & COMPANY Ryan Salma 415-931-8259 propertymanager@salma-co.com www.salma-co.com

SAVAGE REALTY GROUP

Norma or John Sayage 650-346-9480 sayagerealtygroup@compass.com

SHAREVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com

SIGNATURE REALTY PROPERTY MANAGEMENT

Paul Montalvo 650-364-3167 paul@paulmontalvo.com

SIERRA PROPERTY PROFESSIONALS

Sonali Herrera sierrappinc@gmail.com

SILVER CREEK PROPERTY MANAGEMENT Jonathan Arguello 925-600-1818 jmsilvercreek@sbcglobal.net www.teamsilvercreek.com

SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com

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

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

TAPESTRY PROPERTIES Roger Fong 415-334-6120 tapproperties2010@gmail.com

TOWER RENTS

Anthony Harkins 415-377-7571 tony@towerrents.com

UNITY HOMES

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

VERTEX PROPERTY GROUP

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

VESTA ASSET MANAGEMENT

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

VIVE REAL ESTATE

Mharla Ortega 415-495-4739 x1010 mharla@letsvive.com www.letsvive.com

WEST COAST PROPERTY MANAGEMENT

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

WEST & PRASZKER REALTORS

Michael Klestoff 415-699-3266 www.wprealtors.com

WICKLOW MANAGEMENT

Mike O’Neill 415-928-7377 wicklowmanagement@gmail.com www.wicklowsf.com

WILLIAM BOGGS

William Boggs 415-269-0689 sfboggsz@yahoo.com

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

YMPG

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

ZIPRENT

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

PROPERTY MANAGEMENT

SOFTWARE

APPFOLIO

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

YARDI

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

REAL ESTATE APPRAISALS

WATTS, COHN & PARTNERS, INC

Mark Watts 415-990-0025 mark@wattscohn.com

REAL ESTATE BROKERS & AGENTS

BERKSHIRE HATHAWAY COMMMERCIAL BROKERAGE

Shaban Shakoori 415-518-9269 shaban@residentialsf.com www.residentialsf.com

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

Dimitri Drolpas 415-531-9659 dimitridrolpas.com

COLDWELL BANKER COMMERCIAL NRT

Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com

COLLIERS INTERNATIONAL

Dustin Dolby 415-788-3100 dustin.dolby@colliers.com

COLLIERS INTERNATIONAL

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

COMPASS Tim Johnson 415-710-9000 tim.johnson@compass.com www.timjohnsonsf.com

COMPASS

Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com

COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com

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

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

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

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

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

CROSSBAY GROUP INC. Eric Chang 408-512-4366 erictingchang@gmail.com

FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

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

ICON REAL ESTATE INC.

Jason Quashnofsky 415-370-7077 jason@iconsf.com

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

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

MARCUS & MILLICHAP

Sanford Skeie 415-625-2153 www.marcusmillichap.com

MAVEN COMMERCIAL

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

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

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

PDC REAL ESTATE & RENTALS

Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com

PRIME METROPOLIS PROPERTIES, INC.

Tom Chan 415-731-0303 tomchan@pmp1988.com

S&L REALTY

Robert Link 415-386-3111

www.slrealty-sf.com

SF BAY RENTAL COMPANY

Leslie Burnley 415-717-8709 leslie@sfbayrentalco.com www.sfbayrentalco.com

SOTHEBY’S INTERNATIONAL REALTY

Clara Laines-Welch 415-516-0648 clara.laineswelch@sothebys.realty

TERRENCE CHAN

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

WEST & PRASZKER REALTORS

Michael Klestoff 415-312-2245 klestoffmre@aol.com

REAL

ESTATE

INVESTMENTS

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 415-661-3860 michelle@rentraisers.com

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

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

RENT REPORTING

CREDHUB Chris Dukelow 206-419-1975 cdukelow@credhub.com www.credhub.com/california-2/ PINATA Ivi Ahua 917-817-5063 ivi@pinata.ai

RENTAL LISTING SERVICES

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

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

INTELLIRENT

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

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

2025 CCRM FALL DAY SERIES Webinar Schedule & Registration Information

Beginning and Maintaining the Tenancy

Maintaining the

Budget Development and Implementation 10/23/2025 1PM-4PM

$100.00 PMR107 Fair Housing: It’s the Law 10/28/2025 1PM-4PM $85.00 $100.00

PMR108 Professional Skills for Supervisors 10/23/2025 1PM-4PM $85.00 $100.00

EXAM CCRM Final Exam 10/30/2025 1PM-4PM FREE FREE Total Due: Class Location Zoom Webinar System Upon registration the Zoom link will be emailed to the student Class is every Tuesday & Thursday

Instructor: Michelle Horneff-Cohen Course Material Included. Does not include the $75 CCRM application fee. To Register Online: www.sfaa.org Call: 415-255-2288 x.110 Email: maria@sfaa.org

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

*Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offe ring. CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education

sfaa

RESIDENTIAL LEASING

sfaa 2025

What You Need to Know

SFAA TROPHY AWARDS

THURSDAY, OCTOBER 30

St. Regis Hotel San Francisco, CA

VIRTUAL MEMBER MEETING

PRE-RECORDED ZOOM MEETING

WEDNESDAY, NOVEMBER 19

10:00 p.m. to 11:00 p.m.

California Legislative Update & New Laws for 2026

Sponsored by Elif Baskalayci, Arch Plumbing

BROWN & PATKI INC. Mahesh Patki 415-513-2989 mahesh@brownpatki.com www.brownpatki.com

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

J. WAVRO ASSOCIATES James Wavro 415-509-3456 www.jwavro.com

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

PDC REAL ESTATE & RENTALS Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com

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

RENTALS IN S.F. Jackie Tom

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

ROOFING

CAL STATE ROOFING Noah Choi 415-954-2278 calstateroof@gmail.com

SECURITY

WATCHTOWER SECURITY

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

SECURITY DEPOSITS

SWIFTLANE

Jennifer Torres 888-292-1394

jtorres@swiftlane.com www.swiftlane.com 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

HCG ASSOCIATES, INC. Darrel W. Harris 415-722-9290 darrel@hcgassociates.com www.hcgassociates.com

ONE DESIGN, INC.

Erevan O’Neill 415-828-4412

simone@onedesignsf.com www.onedesignsf.com

WEST COAST PREMIER CONSTRUCTION, INC.

Homy Sikaroudi, PhD, PE 510-271-0950 www.wcpc-inc.com

STAFFING

BG MULTI-FAMILY

Shannon Valentino 714-654-9498 svalentino@bgmultifamily.com

INTERSOLUTIONS LLC

Janet Mondani 628-682-5574 jmondani@intersolutions.com www.intersolutions.com

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson 415-310-2388 hlawson@americancampus.com

SUBMETERS

LIVABLE

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

TENANT PLACEMENT & LISTING

STRUCTURE PROPERTIES

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

WATER CONSERVATION SERVICE

SF PUBLIC UTILITIES COMMISSION

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

WATER DAMAGE SERVICE

BLUCAL

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

BLUSKY RESTORATION CONTRACTORS

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

DRYFAST PROPERTY RESTORATION LLC

Ivan Angelov 415-861-8003 info@dryfast.net https://www.dryfast.net/

FIRE AND WATER DAMAGE RECOVERY

Maria Neumann 800-886-1801 www.waterdamagerecovery.net

PRO-CARE RESTORATION INC.

Jesse Nuno 510-807-2473 jnuno@pro-carerestoration.com

CCRM RECERTIFICATION POLICY

How to keep your CCRM current:

Twelve units CAA Network Continuing Education Credit (CEC); a minimum of two units must be in Fair Housing.

CCRM Recertification Application must be completed prior to the expiration date, which is 2 years from the certification date and is noted on the bottom left on the certificate.

Submit a fully completed CCRM Recertification Application (www.caanet.org/CCRMRecert), and pay the $75 application fee.

Provide verification that the required number of CECs were completed prior to the certificate expiration date.

If your CCRM isn’t re-certified within the two (2) year period:

0-3 months expired – Student must be in the process of taking the required 12 hours of CEC and must complete the standard recertification requirements.

Over 3 months expired; the student must take the full CCRM series. (one-time extension)

For Questions or Comments contact: Maria@sfaa.org

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT)

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

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

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

Neighborhood Emergency Response Team (NERT) (415) 970-2022

SFFDNERT@sfgov.org

NERT Class Sign-Up Hotline (415) 970-2024

2025 CCRM FALL NIGHT SERIES Webinar Schedule & Registration Information

PMR107 Fair Housing: It’s the Law 12/16/2025 6PM-9PM $85.00 $100.00

PMR108 Professional Skills for Supervisors 12/18/2025 6PM-9PM $85.00 $100.00

EXAM CCRM Final Exam 12/23/2025 6PM-9PM FREE

Class Location : Zoom Webinar System

Upon registration the Zoom link will be emailed to the student.

Class is every Tuesday, please note PMR 108 will be held on a Thursday 12/18/25

To Register Online: www.sfaa.org Call: 415-255-2288

Total Due:

Instructor: Ryan Patrick, Wiegel Law Group Course material included. Does not include the $75 CCRM application fee.

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

Limited contractors: With both SB 721 and Section 604 creating demand, qualified inspectors and contractors may be overbooked well before the deadline.

Cost pressures: Landlords are already grappling with rising insurance rates, property taxes, and maintenance costs. Balancing compliance with financial realities requires careful planning.

Why Early Action Pays Off

Even with an extra year, early action makes sense:

Better scheduling: Secure inspectors and contractors before demand spikes.

Lower costs: Emergency repairs often cost more than proactive maintenance.

Financing flexibility: If repairs are needed, landlords have more time to budget or refinance.

Peace of mind: Owners can demonstrate compliance to tenants, lenders, and insurers without scrambling.

One local landlord recently shared that by scheduling early, he discovered dry rot under a deck. With time before the deadline, he phased the repair project, minimized tenant disruption, and avoided a costly rush job.

In Summary

Postponing SB 721’s deadline is welcome news, but it shouldn’t lead to complacency. With thousands of inspections required across the state, limited availability of inspectors, and the added requirements of Section 604, early action is still the smartest move.

By assessing your buildings now, scheduling qualified inspectors, budgeting for repairs, and coordinating timelines with Section 604, you can ensure compliance, protect your tenants, and safeguard your property investments.

Natalie Drees is the president of Lingsch Realty and

of three

Trophy Awards for property management.

Speak Up!!

about SFAA

Tell SFAA what you think of the services that it offers. You’ll be helping SFAA reach new members by telling prospective members about your firsthand experience!

Please take a few moments to answer the questions below (please be as specific as possible):

• Would you recommend SFAA services and products?

• What is the biggest benefit that SFAA provides?

• How has SFAA helped you with your rental property?

• What do you like most about SFAA?

Email your answers to Maria Shea at maria@sfaa.org with the subject line, “Speak Up!” Include your member name and SFAA ID number, and let us know if we may use your testimonial in future SFAA marketing materials.

extra extra READ ALL ABOUT IT

In San Francisco, managing and owning rental property can be a tough business. Keep your manager up to date with the latest news, legislation, trends and analysis of the industry. SFAA members can now send their managers or friends SF Apartment Magazine for only $84 a year.

sfaa rental forms 2025