SF Apartment Magazine September 2025

APARTMENT SF

Beyond the Score by CHRISTINE KARLOVIC

APARTMENT

magazine

SF APARTMENT

San Francisco Apartment

Association Office

265 Ivy Street

San Francisco, CA 94102

Tel 415-255-2288 Fax 415-255-1112

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

SFAA Staff

Executive Director Janan New

Deputy Director Vanessa Khaleel

Database & Website Manager Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Education & Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers

President J.J. Panzer

Vice President Robert Link

Treasurer Paul Gaetani

SFAA Directors

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

VOLUME XXXVI, NUMBER 9 SEPTEMBER 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.

Batteries Not Included

Proposed all-electric renovation ordinance advances.

San Francisco Board of Supervisors President Rafael Mandelman’s proposal to require most major building renovations to convert to all-electric cleared its first hurdle, passing the Land Use & Transportation Committee unanimously on July 28.

The ordinance expands the city’s 2021 ban on natural gas in new mixed-fuel buildings to cover “major renovations,” defined as work affecting more than two-thirds of walls or ceilings or major structural elements supporting over 30% of the building. If approved, the measure would take effect in July 2026, impacting roughly one million square feet of renovations annually.

Exemptions include cases where conversion is physically or technically infeasible; restaurants; nonresidentialto-residential conversions (through 2031); buildings that replaced or upgraded a gas system within the past five years; and 100% affordable housing projects (temporary exemptions until 2028). A carveout also allows EPCA-covered appliances if the building is “electric-ready.”

Supporters cite climate and health benefits, estimating a 45,000 metric ton annual emissions reduction— about 1% of the city’s total. Critics, including the Building Inspection Commission, caution that the rule could deter needed upgrades due to cost. Suggested amendments include delaying implementation to 2027 and exempting seismic retrofits.

PermitSF Reforms to Boost Economic Recovery

Mayor Lurie signed legislation in his PermitSF reform package designed to streamline the city’s permitting process, support small businesses, and accelerate downtown’s economic recovery. This second wave of reforms builds on earlier changes, aiming to cut red tape and make it easier for businesses to open and expand.

Key reforms include removing permit requirements and fees for many common business signs, saving small business owners time and hundreds of dollars. The Planning Code now allows exemptions from strict window transparency rules for certain groundfloor uses such as childcare facilities, homeless shelters, religious institutions,

and reproductive health clinics, providing privacy options.

The legislation increases flexibility for ground-floor and second-floor business uses, encouraging services and amenities to serve workers and residents. It also eliminates a Department of Public Health permit requirement for laundry facilities and veterinary hospitals, and reduces fees for certified farmers’ markets.

Real-Time Investigation Center

The City is accepting a $9.4 million grant from Ripple, aimed at establishing a state-of-the-art Real-Time Investigation Center (RTIC) for the San Francisco Police Department. This initiative is part of Lurie’s “Rebuilding the Ranks” plan to enhance public safety through technological advancements and increased staffing.

The new RTIC headquarters, located at 315 Montgomery Street, will replace the outdated Hall of Justice facility. The grant, contributed by Ripple co-founder Chris Larsen and the San Francisco Police Community Foundation, will fund the relocation and provide essential upgrades, including additional drones, surveillance software, and fiber internet.

This development aligns with Mayor Lurie’s commitment to modernizing law enforcement infrastructure and improving public safety. The enhanced RTIC is expected to bolster the SFPD’s capabilities in crime prevention and response.

California Caps HOA Fines

AB 130 went into effect this summer, significantly altering HOA enforcement rules. The new law caps fines at $100 per violation, unless the infraction poses a health or safety risk, in which case higher fines are permitted—but only with a written finding made during an open board meeting.

SFAA TROPHY AWARDS

SAVE THE DATE!

Mark October 30, 2025 on your calendar for this year’s big event. The awards show will take place at the St. Regis Hotel in San Francisco. The Trophy Awards honors the firms, employees, and properties leading San Francisco’s Rental Housing Community. Purchase tickets at sfaa.org/events. See page 47 for more information. You can also email Vanessa Khaleel at vanessa@sfaa.org.

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

HOA members now have a formal “opportunity to cure” violations before hearings, and boards must accept either correction or a “financial commitment” to address more complex issues to avoid being fined. Additional procedural updates include a reduced window for delivering hearing outcomes (from fifteen to fourteen days) and enhanced internal dispute resolution and binding agreements requirements.

While intended to protect homeowners, the $100 cap raises concerns that enforcement will weaken—especially for serious violations—and propel HOAs toward more litigation to enforce rules. Make sure you review and revise

enforcement policies immediately to maintain compliance with the new law.

New Director of Real Estate

City Administrator Carmen Chu has appointed Sally Oerth as San Francisco’s Director of Real Estate, succeeding retiring Director Andrico Penick after his seven years of service. Oerth brings over twenty years of public sector real estate experience, including leadership roles at UCSF and the Office of Community Investment and Infrastructure. She has overseen major housing, infrastructure, and redevelopment projects such as Mission Bay, Candlestick Point, and Transbay.

Landmark Environmental Protection Rules

California has enacted big changes to its environmental protection regulations. The new rules aim to accelerate the state’s climate goals by tightening restrictions on greenhouse gas emissions, water usage, and energy efficiency in residential buildings.

Key updates include stricter standards for new construction and renovations, requiring developers and landlords to incorporate sustainable materials, solar power, and energy-saving technologies. The changes also expand protections for natural habitats and mandate more rigorous environmental impact assessments before housing projects can proceed.

These regulations mean increased upfront costs and compliance responsibilities but promise long-term savings through reduced utility expenses and a smaller carbon footprint. Rental property owners should prepare for tighter environmental compliance by staying informed.

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.

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 vanessa@sfaa.org

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.

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

Rights on Target

written by ANDREW M. ZACKS

Learn about SFAA’s recent Legal Fund victories and your role in the fight.

For over four decades, San Francisco housing providers have navigated an evolving landscape of landlord–tenant and land-use regulations. While many of these policies were designed to address housing affordability and tenant protections, they have often presented challenges for property owners and have not significantly expanded housing supply or reduced rents, which continue to rank among the highest in the nation.

The San Francisco Apartment Association has stood with its members as a steadfast defender of property rights. Through litigation, SFAA has rolled back unlawful ordinances and preserved legal protections for property owners under U.S. and California constitutional law.

None of these legal victories would have been possible without the contributions and trust of SFAA’s members. Your support of the SFAA Legal Fund has enabled impactful lawsuits that have protected the rights of individual landlords and the broader rental housing community.

Challenging the City’s Vacancy Tax on Residential Units

SFAA, et al. v. CCSF, et al. (2024))

In 2022, San Francisco’s Board of Supervisors put forward a ballot initiative imposing a vacancy tax on residential rental units that remained unoccupied. The tax was designed to discourage landlords from keeping units vacant by

imposing escalating financial penalties based on how long a unit stayed empty.

The initiative narrowly passed with 54% voter approval, but a coalition of individual property owners, along with the San Francisco Apartment Association (SFAA), filed a lawsuit in San Francisco Superior Court challenging the tax’s legality on multiple grounds.

The plaintiffs argued that the vacancy tax:

• Violated the Fifth Amendment’s Takings Clause by effectively confiscating property value without just compensation,

• Was preempted by the Ellis Act, which protects property owners’ rights to remove their properties from the rental market,

• Infringed upon property owners’ fundamental liberty interests related to familial living arrangements protected under the due process and equal protection clauses of the U.S. Constitution, and

• Violated constitutional rights to privacy under the California Constitution.

In November 2024, the Superior Court issued a sweeping ruling in favor of the property owners and SFAA. The court struck down the vacancy tax ordinance entirely, finding it unconstitutional and legally invalid on all challenged grounds.

Following the ruling, the City promptly filed an appeal to the California Court of Appeal, and SFAA filed their brief in the Court of Appeal just last month. SFAA continues to dedicate significant resources to this litigation, standing firm against what it views as an unfair, punitive measure that disregards established constitutional and statutory protections for property owners.

By the City’s own estimates, SFAA’s lawsuit overturning the vacancy tax saved San Francisco property owners approximately $15 million in 2025 alone.

Ten-Day Warning Notice

SFAA v. CCSF (September 2024)

In early 2022, San Francisco enacted Ordinance 18-22, requiring landlords to serve tenants with a ten-day “warning and cure” notice before issuing the state-mandated three-day notice to cure or quit. SFAA and Small Property Owners of San Francisco (SPOSFI) filed a joint petition in San Francisco Superior Court, arguing that the ordinance directly conflicted with California’s unlawful detainer statutes and was therefore preempted by state law.

Although the trial court initially sided with the City, the petitioners appealed. In a pivotal ruling issued in September 2024, the California Court of Appeal reversed the lower court’s decision, holding that Ordinance 18-22 was facially void. The court emphasized that the procedural framework governing evictions is set by the state, and local jurisdictions cannot impose additional requirements that obstruct or delay the process. During oral argument, justices questioned whether the ordinance

was an impermissible attempt to frustrate the intent of the state’s unlawful detainer laws. The court ultimately concluded that the ordinance altered the balance of rights between landlords and tenants in a manner that was “flatly inconsistent” with California law and thus fully preempted.

This ruling affirmed the principle that cities cannot modify core procedural rights granted under state eviction statutes, and reinforced landlords’ ability to rely on consistent, statewide rules when seeking to reclaim possession of their properties.

Striking down the ten-day warning notice requirements helped property owners avoid a drawn-out, extended process whereby tenants could avoid paying rent or coming into compliance with their lease agreement for significant periods. The court was forced to pay SFAA $150,000 in legal fees. The erroneous legal overstep by the City cost San Francisco tax payers a significant amount of money.

Challenging the City’s Buyout Agreement Rules

SFAA v. CCSF (May 2023)

In 2020, San Francisco passed Ordinance 36-20, a law that sought to reclassify legal settlements made in eviction lawsuits as “buyouts.” By doing so, the City would apply the same stringent rules that govern voluntary tenant buyouts—such as mandatory disclosures, waiting periods, and registration requirements—to courtapproved agreements reached during litigation. This blurred the line between legal dispute resolution and tenant negotiations, effectively inserting the City into confidential court proceedings.

SFAA challenged the law in San Francisco Superior Court, arguing it violated property owners’ constitutional right to access the courts and interfered with the state’s well-defined eviction process under the California Code of Civil Procedure. In a 2023 ruling, the court sided with SFAA, striking down the ordinance as an overreach of local authority. The judge

specifically noted that the law attempted to impose local regulations on state court proceedings and had a chilling effect on the ability of landlords and tenants to resolve disputes efficiently and privately.

Notably, the court also forced the City to pay SFAA nearly $100,000 in legal fees, reinforcing the seriousness of the legal overstep.

Challenging the Moratorium on Renovating “Non-Conforming” Units

SPOSFI v. CCSF (April 2018)

In 2013, San Francisco enacted legislation prohibiting property owners from obtaining building permits for ten years if they had previously used the Ellis Act to lawfully terminate a tenancy in certain “non-conforming” units—typically older, non-code-compliant dwellings. The law effectively imposed a decade-long construction moratorium as a penalty for exercising state rights.

SPOSFI challenged the ordinance, arguing it conflicted with the Ellis Act by deterring landlords from exiting the rental market. The San Francisco Superior Court agreed, and in 2018, the California Court of Appeal upheld that ruling. The court found the ordinance was “fundamentally at odds” with state law and that the City had overstepped its authority by trying to regulate or discourage Ellis Act evictions through indirect penalties.

Citing the 2016 SFAA v. CCSF case, the court emphasized that local governments may not use land-use restrictions to frustrate or burden a landlord’s right to remove rental units from the market. The ruling reaffirmed that punitive local ordinances—no matter how well-intentioned—cannot stand when they conflict with clear state protections.

Relocation Payments for Minors in Ellis Act Evictions

Danger Panda, LLC v. Launiu (April 2017)

This case focused on whether each individual in a household—including minor children—was entitled to a separate

relocation payment under San Francisco’s Ellis Act ordinance. The landlord, Danger Panda, LLC, objected to the City’s determination that every tenant in a household, regardless of age, qualified for full relocation compensation. In this case, the City ordered triple payments: one for each parent and one for each of two children.

The landlord challenged this interpretation as legally unfounded and financially excessive. The California Court of Appeal sided with the landlord, ruling that the ordinance did not unambiguously extend individual relocation payments to minors. The court emphasized that the City’s expanded interpretation lacked clear legislative support and imposed excessive financial liability on property owners.

This ruling clarified that relocation payments under the Ellis Act are limited to adult tenants or the household as a whole—preventing inflated payouts based on family size.

Increased Relocation Payments Under Ellis Act

Coyne v. CCSF (March 2017)

In this case, the plaintiff, Coyne, challenged a 2015 San Francisco ordinance that significantly increased Ellis Act relocation payments—the required payments to tenants when a landlord legally withdraws a rental unit from the market under the Ellis Act.

The ordinance based payments on the difference between market rent and what tenants were paying, multiplied by 24 months. In Coyne’s case, this resulted in relocation payments exceeding $100,000 per tenant household, a drastic increase from prior flat-fee structures.

Coyne argued that the ordinance violated the Takings Clause of the Fifth Amendment because it imposed a financial burden unrelated to any impact caused by the property owner’s action. The Court of Appeal agreed, holding that the ordinance was unconstitutional because it

Restoring Properties. Reviving Peace of Mind.

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• Emergency Services

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• and more …

forced landlords to bear costs not directly tied to any harm they had caused and was not “roughly proportional” to the government’s interest.

The court struck down the ordinance, reaffirming limits on how far local governments can go in regulating landlord-tenant transactions. SFAA filed a supporting amicus brief, emphasizing the ordinance’s punitive effects on housing providers and its incompatibility with state and federal protections for property owners.

This lawsuit affirmed that the City of San Francisco cannot and should not punish property owners for something that they have no control over: the fact that San Francisco’s rental prices have increased over time. The decision underscores the principle that landlords should not be scapegoated over frustration with San Francisco’s rental market.

Ten-Year Waiting Period to Merge Units

SFAA v. CCSF (September 2016)

In 2014, San Francisco City and County passed a regulation—known as Section 317(e)(4) of the San Francisco Planning Code—that imposed a mandatory minimum 10-year waiting period before a property owner could merge a residential rental unit into another unit following a no-fault eviction (such as those under the Ellis Act). Essentially, after evicting a tenant without cause, landlords had to wait a full decade before making certain changes to their properties.

This law was widely viewed as punitive, designed to discourage landlords from exercising their legal rights, particularly their rights under the Ellis Act—a California state law that protects property owners’ ability to exit the rental market by removing units from rental housing stock.

SFAA immediately challenged this law. They filed a lawsuit seeking a writ of

Wall and Order

written by VARIOUS AUTHORS

Unpermitted alterations, lease changes, and home businesses— what landlords need to know to stay compliant.

Q. Without authorization, a tenant built a partition wall to create a second bedroom. They claim it’s temporary and safe. What are my options, and could this expose me to liability?

A. The Building Code dictates that “no building or structure regulated by this code shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the Building Official.” The Housing Code has specific requirements for room dimensions and size, as well as requirements for natural light and egress (which is why the creation of a bedroom must be done according to approved plans).

And so now I’ll answer your question with a question: Who does your tenant think he is?

Unpermitted work violates the law, and such violations are a nuisance. Unpermitted work is also explicitly a violation of the SFAA lease. Accordingly, this would support an eviction for either nuisance or breach of contract. (In my practice, I prefer not to use both at the same time, because the procedural requirements and available defenses are a bit different, so I’ll focus on nuisance here.)

First, I’d stop accepting rent to preserve the status quo. The concern here is that acceptance of rent waives a violation. I’m of the opinion that, unlike breaches of lease that can be impliedly waived by the “continued, invited performance of rent acceptance,” a nuisance can’t be waived. (I’ve had successes with this argument in court. But we landlord attorneys prefer to err on the side of caution.)

Turning toward your tenant, I would demand that they immediately retain a licensed contractor to restore the property. (“Two wrongs don’t make a right,” and what was once done without permits must be undone with permits.) Presumably, there is damage to the walls and the flooring from anchoring screws, and all of this should be restored at the tenant’s expense.

The concern is that, in the hypothetical worst-case scenario, an occupant is injured in an emergency, and it is your fault for permitting the condition. In a recent example, a fire burned down a client’s building. It was probably caused when a tenant’s e-scooter battery burst into flames, but all the tenants sued the owner for the loss of their rent-controlled units. The SFAA lease incorporates current California law on permissible e-scooter use, but there’s little a landlord can do in response to violations other than evict for unsafe practices.

SFAA members do not rush to eviction. We operate to maintain tenancies in good standing. But eviction must be the threat for persistent and unrepentant misbehavior. We recommend demanding that your tenant solve the problem with threat of eviction if they don’t. Give them an opportunity to solve the problem, but if they don’t, you need to jeopardize their right of possession to make sure they follow the law and keep your property (and themselves) safe.

—Justin A. Goodman

Q. I unexpectedly inherited a multi-unit property with several existing tenants and leases I didn’t draft. Can I implement changes to the lease terms at renewal, and what should I watch out for during this transition?

A. This is an excellent question and very timely, as SFAA is contemplating a practical way for housing providers to update existing leases on an annual basis. And yes, you may implement changes with a written thirty-day change-in-terms-of-tenancy notice specifying the modifications for those tenancies where the set term has expired. Most commonly, new lease requirements are added, or existing terms are deleted/altered for monthto-month tenancies no longer operating within a fixed (e.g., one-year) term. A state law, known as Civil Code Section 827, affords us this right.

However, before you seize this opportunity to transform outdated twopage dime store rental contracts to the state-of-the-art SFAA Residential Tenancy Agreement, be aware of San Francisco’s infamous rent regulation

that prohibits terminating a tenancy for the breach of a lease covenant that was unilaterally imposed by the landlord. This law, known as Regulation 12.20, reads as follows:

Notwithstanding any change in the terms of a tenancy pursuant to Civil Code Section 827, a tenant may not be evicted for violation of a covenant or obligation that was not included in the tenant’s rental agreement at the inception of the tenancy unless: (1) the change in the terms of the tenancy is authorized by the Rent Ordinance or required by federal, state or local law; or (2) the change in the terms of the tenancy was accepted in writing by the tenant after receipt of written notice from the landlord that the tenant need not accept such new term as part of the rental agreement. The landlord’s inability to evict a tenant under this Section for violation of a unilaterally imposed change in the terms of a tenancy shall not constitute a decrease in housing service under the Rent Ordinance as to any other tenant.

Thus, Regulation 12.20 tells landlords that enforcement of newly added terms through eviction is allowed only when the change is required by law or authorized by the Rent Ordinance (for example, a lawful increase in rent), or if the resident accepted the new terms after being informed in writing that such changes need not be agreed to. Otherwise, you may not threaten or pursue an action to terminate the lease should the tenant breach one or more of the newly added lease provisions.

That said, many lease terms are there to protect the owner and would never be enforceable through an eviction action. For example, the extremely important lead and mold disclosures lessen our liability to tenants and their guests for personal injuries. An attorney fee provision awarding legal fees to a prevailing party is also worth striking, as the legal minds in the industry concluded decades ago that such clauses usually benefit the tenant side in a dispute. Indeed, the SFAA RTA is rife with disclosures and warnings, ranging from the newly added

mobility device charging guidelines to the admonitions about open flame cooking and candles. Well over a third of the current lease focuses on providing sound disclosures to occupants about safety in and around the building, how to properly care for the apartment, and what to watch out for in the neighborhood. Hence, the forms committee is contemplating a way to supplement existing leases each year with important updates, understanding of course that such additions or modifications will not be enforced at the eviction court. In the meantime, feel free to add important information to your existing rental contracts through the 30-day change-interms-of-tenancy procedure, but don’t use these newly added items to terminate someone’s housing!

—Dave Wasserman

Q.A tenant who works from home wants to register their unit as a business address. Does this change anything legally, and should I be concerned about zoning or liability?

A.The answer to this question can be very different based on the nature of the business and where the business is operating. An individual may register their dog walking business to their residential unit, but they obviously operate their trade outside of the unit. If the business is actually operating in the unit, San Francisco allows certain business uses of residential property so long as the principal use of the residence remains a dwelling and the accessory use meets certain code requirements.

Generally, any residential accessory business activity needs to be indistinguishable from that activity normally associated with a residential area. Failure to pass that test would make the operation of the business violate the Planning and Zoning Codes. The Planning Department would require conditional use authorization for the continued operation of the business. The San Francisco Planning Department has provided guidelines in a pamphlet

(sfplanning.org). A general summary is provided here.

Planning Code Section 204.1 outlines the restrictions for accessory uses in residential areas. Some of the most pertinent restrictions are: no employment of a person not residing in the dwelling (with some exceptions); no use of show windows or street-facing advertising; and no public access for customers or clients (without appointment); among other restrictions.

There are some explicitly permissible businesses in residential units, typically for licensed professions such as acupuncture, accounting, architecture, chiropractic, dentistry, engineering, law, massage therapy, and psychiatry. Some other uses are also permissible if access is limited to appointments, like in the case of music teachers, fortune tellers, and psychics.

Child care businesses are also authorized in almost all residential contexts per state law, which pre-empts any local laws regulating childcare facilities.

Some borderline cases may come from businesses that maintain “stock in trade,” (i.e. they maintain inventory). An e-commerce business can be easily operated from a residential unit. If the tenant is operating their own e-commerce business from a home office and the inventory is stored elsewhere, then the use is likely permissible. If the inventory is stored in the unit, it is most likely impermissible (with a few exceptions).

If a non-conforming use of the unit is discovered by the City, then they may place a notice of violation on the property. A violation of the Planning or Zoning Codes by a tenant may be considered a nuisance for the sake of state and local eviction controls. So, property owners do have leverage. You could issue a notice to cure or quit to instruct the tenant to halt the operation of the non-conforming business. Alternatively, if you are feeling magnanimous, you could work with the tenant to obtain conditional use authorization,

Nook & Cranny

Written by DAISY HERNANDEZ

Sharing Spaces: Inside two great apartments that capture the spirit of their residents.

Some apartments offer four walls and a roof; others feel like an extension of who you are. For Carlotta, her Telegraph Hill junior one-bedroom falls firmly into the latter category. Tucked away on one of San Francisco’s most storied hills, the $2,500-a-month, 750-square-foot home is a blend of charm, light, and personal expression. From panoramic Bay Bridge views to a cozy fireplace and colorful, curated décor, every detail reflects her personality and style. This isn’t just a place to sleep—it’s a space that tells her story, one piece of art, one vibrant chair, and one sunlit morning at a time.

Neighborhood: Nob Hill

Rent: $2,200/month

Square footage: 420 square feet

Space: Studio

Notable Feature: Walk-in closet turned bedroom

Some apartments just have that main character energy, and Kayla’s sundrenched Nob Hill studio is one of them. Equal parts Parisian charm and creative ingenuity, this 420-square-foot space took a traditional San Francisco layout and turned it into a home, a brand, and a viral sensation.

She didn’t find the apartment through Craigslist or a rental app. In true rom-com fashion, Kayla was walking through Nob Hill with her mom when they stopped in front of a charming building and said, “I wonder if they have anything available?” A quick Google search later, she saw one unit listed for rent. It had everything she was looking for: old-school charm, classic San Francisco character, and most importantly, it was in her budget. The next day, she toured the apartment, and within four minutes, she was filling out an application in the hallway.

Layout Meant to Inspire

What makes this studio special is its layout, which Kayla compares to Carrie Bradshaw’s iconic New York apartment. “The kitchen, living space, and ‘sleeping area,’ are all separated by walls, so it feels bigger than a studio,” she says. That spatial separation gave Kayla the freedom to get creative. Her boldest move? Turning the walk-in closet into her “bedroom.”

Left Top & Bottom: Bistro-inspired kitchen and side table displaying meaningful momentos.

Middle Top & Bottom: The closet-turned-bedroom that kickstarted Kayla’s social media home decor career. A custom dinning nook with bay windows.

Right Top & Bottom: Entry way displaying Kayla’s mirror collection.

Photos by Daisy Hernandez.

The idea came from her best friend and with encouragement from her growing TikTok community, she went for it. The video showing the closet transformation now sits at 20 million views, helping catapult her into a full-time content creation career. “I now make a living decorating my apartment based on people’s replies,” she laughs.

Living French in San Francisco

Kayla’s design style leans French, soft neutrals, ornate details, and romantic touches throughout. “It’s very classically French-inspired with a modern twist,” she explains. After a trip to France during her first year in the apartment, she came back with a camera roll full of Parisian interiors that she’s slowly reinterpreted in her own space.

Her favorite feature? The window bench, a cozy nook flooded with light, perfect for journaling, editing, or sipping coffee. And the most Kayla detail? Her hallway of mirrors, which she playfully calls her “mini-Versailles.”

Hosting, Nob Hill Style

Despite its small footprint, Kayla’s apartment was made for gathering. With her bed tucked away in the walk-in closet, she now has space for a full dining setup and often hosts dinners and hangs with friends. “It’s quite literally the joy of my life,” she says. “What’s a home if not filling it with people you love most?”

Living in Nob Hill adds to that sense of grounded comfort. “It feels like a real neighborhood. People actually live here. There’s history, character, and a sense of permanence.” She’s just blocks from Polk Street, one of the city’s most dynamic corridors lined with wine bars and cozy cafés like Kayla’s local favorite, Coffee Movement. Between the walkable charm, beautiful architecture, and built-in leg workouts (thanks, hills), Kayla says it’s the perfect home base.

Little Luxuries & Personality

A few of Kayla’s must-haves? A bathtub (“non-negotiable”), original moldings, and decorative touches that bring her joy. She has photos of friends scattered everywhere, bowls of mints by the door, and of course, candles in every room. And while many trends lean ultra-modern, Kayla swerves hard in the other direction. “If it feels like you can’t touch anything—that’s my nightmare.”

She’s also obsessed with mirrors. “They have a chokehold on me,” she jokes. “My friends are constantly holding me back.”

Final Touches

Kayla’s Nob Hill studio is a masterclass in how to make a small space feel expansive and deeply personal. It’s a space with soul, one that feels lived in, loved, and layered with meaning. Whether she’s filming a video, lighting a candle, or hosting a dinner party for her closest friends, she’s created a home that feels like a warm invitation: come in, stay a while, and don’t forget to look up, there’s probably a mirror hanging.

Val’s sunny plant-filled living space.

Photos by Daisy Hernandez.

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

A Mission Terrace Treat

Neighborhood: Mission Terrace

Rent: $2,100

Square footage: 750 sq. ft.

For Val, her Mission Terrace apartment wasn’t just a lucky find: it was meant for her. “My brother sent me the Zillow listing, and luckily, I got it. It honestly felt like it was meant to be,” she says. At 750 square feet, her warm, cozy, and vibrant home has been the backdrop to the final years of her twenties. It’s a space filled with plants, vintage treasures, and the laughter of family and friends.

Though Val grew up in San Francisco, Mission Terrace was new territory. Mission Terrace is a quiet, residential pocket of San Francisco that feels worlds away from the city’s bustle. She chose it for its proximity to friends in Bernal Heights, family in the city, and the trails of Glen Park. “It’s been fun discovering a new pocket of SF while still feeling connected to my roots,” she shares. The neighborhood has become a personal favorite for its hidden stairways, the Sunnyside Conservatory, and its old-school charm. “Walking to the Excelsior reminds me of the San Francisco I knew growing up, with small, family-run businesses on every block,” Val says. “It has this nostalgic vibe that’s hard to find in the more gentrified parts of the city.” Her go-to brunch spot? Progressive Grounds, which she calls one of the best in the city.

Inside, her apartment is a plant-lover’s dream. Lush greenery fills the space, each plant cared for with patience, attention, and what Val calls “good vibes.” She even plays music and dances with them. “They also thrive on NASA Agro Organics, an all-natural fertilizer from Mexico,” she adds. Her money tree holds a special place in her heart as it was a gift from her mom and serves as a living reminder of their bond.

Every inch of the apartment tells a story. There’s art from friends, thrifted finds, and heirlooms from her parents: a poster of the electric guitar patent from her

A Challenging Environment Has Created Unique Opportunities

Rising

Nick Toracca & Gino Franco

Ultimately, if the business does not fall clearly into one of the exceptions or you have been issued a notice of violation, then you should hire an attorney familiar with the San Francisco Planning, Zoning, and Fire Codes to assess the use and take appropriate steps.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Justin A. Goodman is with Zacks & Freedman and can be reached at 415-956-8100. Thomas Koster is with Law Offices of A. Thomas Koster and can be reached at 415-680-0023.

—Thomas Koster

•

• 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

BEYOND THE SCORE

Written by CHRISTINE KARLOVIC

Rethinking

risk in rental housing.

For decades, credit scores have been the cornerstone of renter screening. Property managers, owners, and leasing teams have relied on this single number to determine who is trustworthy and who isn’t. However, as the multifamily industry evolves, so must our approach to risk. Credit scores alone no longer tell the whole story.

To make a confident decision on an applicant, you need the whole picture: verified identity and income, rental payment history, and the assurance that their documents are legitimate. Without this, leasing teams may potentially approve applicants who may cause issues down the line.

The Problem with Credit Scores

Before we begin: Credit scores are not completely worthless. They provide a snapshot of how a person has historically managed debt and financial obligations. But this snapshot is incomplete and, in many cases, outdated.

New renters or young professionals may have thin credit histories. They may have only recently opened a line of credit and don’t have the steady rent payment history to prove their reliability. But that doesn’t mean they are incapable of doing so.

Credit reports don’t prove financial health, either. They don’t show current income, savings, or assets, which are vital for determining if an applicant can afford rent. For example, an applicant may have experienced financial hardship during the pandemic, but that doesn’t indicate current or future instability or a problem with paying rent on time.

Additionally, the assumption that a strong credit score automatically equates to a reliable tenant is flawed. Great tenants may have poor credit due to medical debt, student loans, or life circumstances. Conversely, a bad actor may have pristine credit but present fraudulent pay stubs and employer information.

Adapting to the Current Economic

Landscape

As the economy changes, so does renter behavior. They have different jobs, expectations, and methods for getting approved for their dream apartment.

The gig economy has allowed today’s renters to adopt non-traditional streams of income. Platforms like Uber, Lyft, and Postmates provide the flexibility that Gen Z and Millennials are often looking for. As such, their financial profiles look different from those of the past and may require more time and effort to verify.

Post-pandemic finances also look different. Layoffs, industry closures, and furlough periods left many people unemployed or on extended leave, resulting in financial difficulties. While most people have recovered, their credit scores likely took a hit that no longer reflects their current financial situation.

Renters aren’t the only ones who have experienced these economic changes— so has the multifamily industry. The pandemic brought increased vacancies, forcing property managers to lower rental rates and create new incentives to draw renters in. While the market has returned to relative normalcy, the lasting impact can be felt in the need to secure and keep good renters while maintaining cash flow.

What Modern Risk Assessment Looks Like

True confidence in leasing decisions is dependent on building a complete picture of an applicant. The more data you have, the more assured you will be that your unit is in safe hands.

Income, employment, rental history, and identification verification all contribute to a fuller understanding of a prospective renter. Who are they? How much do they bring in per month? Have previous landlords found them reliable? Evaluating these sources in tandem allows leasing teams to confirm not just the ability to pay, but the willingness and intent to do so.

This multilayered approach isn’t just recommended; it’s a necessity. In a recent property managers survey by Snappt at Apartmentalize, only 7% of respondents said they felt very confident in their screening process—over 61% stated they

felt somewhat confident, and 21% said they weren’t confident.

Applicants may have good credit and sufficient income at first glance, but that doesn’t always tell the whole story. Upon further examination, you may find multiple missed or late rent payments, or they may be using a fake ID, making their entire application fraudulent.

Building a successful risk prevention strategy will also require you to upgrade your tech stack. Manually completing steps like ID and income verification will not only drastically slow down the application process, but it will also ignore the reality that most document manipulation cannot be detected with the naked eye. Incorporating fraud detection technology helps ensure that the documents your applicant is providing are legitimate and belong to them.

Fraud Red Flags and Emerging Tactics

Fraud is a well-known problem for multifamily operators. What once consisted of simple PDF edits has now evolved into complex template farms, synthetic IDs, and advanced fraud rings. While they may be aware of the problem, 41% of Apartmentalize survey respondents said they still rely solely on manual document review—and 12% said they don’t do anything at all. This approach leaves property owners vulnerable to fraudsters who are constantly advancing their tactics.

Recently, synthetic IDs have been posing a real risk to operators because they can pass credit checks and even background checks, making them hard to detect without specialized tools. Synthetic IDs combine real and fake information to craft a convincing digital persona. Without using a biometric ID verification tool and crossreferencing with other applicant data, it’s easy for these to slip through the cracks.

Template farms, which can mass-generate hyper-realistic pay stubs, W-2s, and bank statements, have taken the fraud landscape by storm, transforming what was once a manual, one-off tactic into

a scalable and accessible service for bad actors. These online platforms often operate in plain sight, offering custom document creation with convincing logos, formatting, and even watermarks that mimic real financial institutions and payroll providers.

Advanced fraud rings are known for altering the underlying structure of a document. These groups operate in a highly coordinated manner, leveraging advanced software and insider knowledge to submit applications that look authentic on the surface. Their strategy may target multiple properties simultaneously, aiming to bypass standard screening protocols and inflict substantial financial losses. Manual detection is almost impossible because these manipulations are embedded deep within the file’s code, especially when leasing teams are processing high volumes of applications under tight deadlines.

These are just a few of the trends and tactics Snappt’s Fraud Forensics team has uncovered–none of which would be caught by a standard credit score check. To combat this growing threat, property management companies should review their screening process and implement strong security measures and updated anti-fraud protocols.

Best Practices for Modern Leasing Teams

Building safer communities starts with risk management, particularly in the screening process. While you should continue to run credit checks on applicants, you should also employ additional verification checks to help you make the best decision.

Revisit your screening criteria to ensure you don’t unintentionally exclude qualified renters. Consider how each data point (credit, income, history) contributes to the overall picture.

Once you understand where your gaps are, decide what technology you need to fill them. Advanced fraud detection, employment verification services, and

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!

various income verification tools are all valuable resources. These technologies save time, reduce human error, and provide a comprehensive review of potential renters. Many even integrate into existing PMS systems, including Snappt’s Applicant Trust Platform.

In addition to technological solutions, leasing teams must also stay vigilant in detecting fraud tactics. Scammers are constantly finding new ways to exploit vulnerabilities in the screening process. Educate your team on common red flags such as fake documents or discrepancies in information submitted by applicants. Leasing agents should know how to spot the signs of fraud and be trained in the best methods to catch it. They should also be trained to communicate screening decisions clearly and empathetically.

Make sure you’re communicating the steps involved in your process to the applicant. Explain why you have multiple verification steps and how it benefits them. Keeping them in the loop builds trust and reduces the possibility of a dispute.

The Key to a Smarter, Fairer Future

The future of screening isn’t just about catching fraud or filtering out risk. It’s about creating a system that works better for everyone: one that values transparency, considers the full context of a renter’s financial life, and keeps communities safe and stable.

While credit scores may always have a place in the leasing process, they shouldn’t define it. As our tools, renters, and risks evolve, so should the way we measure trust. Helping to lead this shift are platforms like Snappt’s Applicant Trust Platform. These enable operators to screen more accurately, fairly, and confidently by combining document fraud detection with holistic income verification.

By embracing a more modern, multifaceted approach to screening, the multifamily industry can build stronger communities and a more equitable future—one lease at a time.

Due Date Debate

written by CLIFFORD FRIED

When bad facts lead to bad rental housing law.

Eshagian v. Cepeda (June 26, 2025)

Every few years, a court case is decided that has a profound impact on how landlords conduct their business. Recently, our industry was subjected to a decision that forced us to rewrite our non-payment of rent notices.

Back in 2022, Eshagian, the landlord, served his tenant with a poorly drafted three-day notice to pay rent or quit. (To see this three-day notice, turn to page 44.). The notice was good enough for the unlawful detainer trial court, and a judgment for possession was entered for the landlord. The tenant appealed.

Lawyers often say, “Bad facts make bad law.” Certain emotional or outrageous facts can pressure judges to reach a just or sympathetic outcome for the parties involved in a particular case, even if it requires twisting or creating new rules. The new rules may be poorly reasoned or overbroad, leading to unintended and negative consequences when applied to future cases with less extreme or more typical facts.

Eshagian v. Cepeda is an example of some bad facts creating a problematic precedent, or bad law, for all landlords. The Cepeda court concluded that the three-day notice to pay rent or quit served by the landlord was invalid because it failed to make clear when the tenant had to pay rent.

Most of us would agree that the landlord’s notice failed to say when the rent had to be paid for the tenant to avoid losing possession of his rental unit. The notice did not state any kind of deadline for curing the default in the payment of rent. This is a bad fact.

The Court of Appeal could have, and should have, simply ruled that the notice was defective and reversed the judgment. But it didn’t. Instead, the Court added unnecessary comments and published the decision.

The Court held that the notice served by the landlord did not state when the three days commenced or ended, nor did it inform the tenant that the three days excluded weekends and judicial holidays. The court said absent this information, an ordinary tenant would not have reasonably understood the deadline by which the tenant needed to pay the rent due to avoid forfeiture of the premises.

The published decision in Cepeda is bad law. It is arguably a precedent that an ordinary judge in the State of California might be compelled to follow.

Cepeda is bad law because it adds notice requirements that didn’t appear in the statute. Subd. 2 of Code of Civil Procedure sec. 1161 says in relevant part that a tenant is guilty of unlawful detainer when the tenant continues in possession after default in the payment

of rent and three days’ notice, excluding Saturdays and Sundays and other judicial holidays, requiring its payment or possession of the property, should have been served on the tenant.

While the actual language of Subd. 2 is extremely confusing—not to mention one of the longest run-on sentences in California law—it clearly omits any requirement to inform the tenant of when the three days commence or end.

The Court of Appeal added a requirement to the notice law. And because this new requirement appears in a published decision, arguably all nonpayment of rent notices must now state the beginning and ending day of the three days.

The new notice requirement created by the Court is problematic for a few reasons:

First, when landlords prepare notices, they don’t know when the process server will actually serve the notice. It is impossible for the notice to state when the three days begin and end. On the other hand, if the tenants are served with the notice, they can start counting the three days themselves.

Second, all eviction notice forms published in this century must be revised to include beginning and ending dates for the three days. Scores of landlords, unless they have read this article, will be using out-of-date notice forms.

Third, creating a new notice requirement, based on what the ordinary tenant may not understand, opens the

door for numerous other requirements that the courts will make up to protect the ordinary tenant. Let’s face it: California courts are looking for any way to keep residential tenants in possession of their homes for as long as possible. Cepeda can be a powerful weapon to further increase tenant rights.

The notice in the Cepeda case was also invalid because it required rent to be paid to the landlord at his address, but it did not provide the landlord’s address. (It mistakenly provided the tenant’s address instead).

The Court of Appeal also made up another requirement when it held that the notice did not state the landlord would repossess the premises if the tenant did not pay rent. This requirement also does not appear in the statute. This bit of judicial activism may not be that big of a deal because most notice forms already notify the tenant that they will be evicted if rent isn’t paid as demanded by the notice.

The housing industry reacted promptly by publishing new notices that comply with the Cepeda decision.

The industry has also taken steps to have the Cepeda decision depublished. At the time of this writing, we are still awaiting publication.

If Cepeda is depublished, our industry forms will probably change again because landlords should not be burdened with guessing when a notice will be served or calculating when the three-day period ends.

If Cepeda is not depublished, we may see a slew of unlawful detainer actions dismissed by judges because landlord used the old notices.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Clifford Fried is with Fried, Williams & Grice Connor and can be reached at 415-421-0100.

180 Montgomery Street • Suite 1950

San Francisco, CA • 94104

info@zfplaw.com • zfplaw.com 415.956.8100

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

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.

Attract top talent with the skills and experience your business needs. Easy

: Posting your job opening is quick and simple, and your listing will be seen by the right people.

TROPHY AWARDS

Accounting Professional

Administrative Professional

Assistant Property Manager

Commercial Sales Agent

General Manager

Independent Owner

Industry Professional

Leasing Agent

Leasing Consultant

Leasing Manager

Maintenance Manager

Maintenance Technician

Multi-Site Manager

Onsite Leasing Consultant

Porter

Property Manager

Property Inspector

Resident Manager

Best Amenities

Curb Appeal

Green Building Industry Achievement

Innovative Marketing

New Development

Property Management Firm

St. Regis Hotel

Thursday, October 30th, 2025

PLATINUM $10,000

10 event tickets

Premium seating

Hosted bar and premium wine service

Present award to winner

Group photo with event special guests

Company video shown during Awards presentation

Full-page color advertisement in event program

Recognition in SF Apartment Magazine

One 2026 member-meeting

sponsorship

Recognition on SFAA social media

Recognition on SFAA website

homepage

Recognition on event marketing materials

GOLD $5,000

6 event tickets

Premium seating

Premium wine service

1/2-page color advertisement in event program

Company acknowledged during Awards presentation

Recognition in SF Apartment Magazine

Recognition on SFAA social media

Recognition on SFAA website

Recognition on event marketing materials

SILVER $3,000

2 event tickets

1/4-page color advertisement in event program

Company acknowledged during Awards presentation

Recognition in SF Apartment Magazine

Recognition on SFAA social media

Recognition on SFAA website

Recognition on event marketing materials

Cocktails, Cuisine, Awards Show & Silent Auction

x113

sfaa2025calendar

sfaa 2025

September

MONDAY, SEPTEMBER 8

Board of Directors Meeting 11:30 a.m.

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, SEPTEMBER 16

In-Person Member Meeting

Topic: Tenant-Attorney Panel— Advice From the Other Side & What to Expect From Your Property Management Company. Jewish Community Center Fisher Family Room

3200 California Street

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

Sponsored by: Dunn Edwards Paints, Clean Composting & Maven Properties

FRIDAY, SEPTEMBER 19

Intellirent Resident Screening: How to Compare Data Zoom

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

WEDNESDAY, SEPTEMBER 24

You’re Gonna Have to Serve Somebody Zoom

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

$25 member $50 non-member

SFAA office will be closed Monday, September 1, 2025 in observance of Labor Day.

October

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. For more information, turn to pages 10, 45, and 47

FRIDAY, OCTOBER 17

Intellirent: Traditional Leasing is Broken Zoom

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

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’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.

SFAA Professional Services Directory

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

Farsi, French, Portuguese, Spanish

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

MICHAEL MCLAUGHLIN

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

WWW.MSLLP.LAW

NIXON PEABODY

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

NIVEN & SMITH

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

REUBEN, JUNIUS & ROSE, LLP

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

ROTHBARD LAW GROUP, LP

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

SHEPPARD-UZIEL LAW FIRM

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

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

SJR LAW CORPORATION

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

STEINER LAW OFFICE

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 amyhullconsultants@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

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

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

URGENT ROOTER AND PLUMBING INC.

Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

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

PROPERTY MANAGEMENT

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

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

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

PROPERTY MANAGEMENT MEMBERS

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

AMSI

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

CECCHINI REALTY CO.

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

CITYWIDE PROPERTY MANAGEMENT

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

DEWOLF

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

GAETANI REAL ESTATE

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

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

GORDON CLIFFORD PROPERTIES, INC.

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

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO PROPERTY MANAGEMENT

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

LINGSCH REALTY

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

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

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

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329

REAL MANAGEMENT COMPANY

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

S&L REALTY

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 vertexsf.com

WEST & PRASZKER REALTORS

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

WEST COAST PROPERTY MANAGEMENT

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

VESTA ASSET MANAGEMENT

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

ARTAL PROPERTIES

John Artal 415-647-4400

artalproperties@gmail.com www.artalproperties.com

AYS MANAGEMENT

Kevin Newsome 510-708-0165 ayspropertymanager@gmail.com

BANCAL PROPERTY MANAGEMENT

Tammy McNaught (415) 397-1044 accountingoperations@bancalsf.com tammy@bancalsf.com

BAY PROPERTY GROUP

Anna Katz 510-836-0110 anna@baypropertygroup.com www.baypropertygroup.com

BAYVIEW PROPERTY MANAGERS James Blanding 415-822-8793 xt.4 bayview60@comcast.net www.bayviewpropertymanagers.com

BEAM PROPERTIES, INC.

Darius Chan 415-254-8679 darius@sfbeam.com

BETTER PROPERTY MANAGEMENT

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

BLVD RESIDENTIAL

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

BOARDWALK INVESTMENTS

Marilyn Andrews 650-355-5556 ma@boardwalkrents.com

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

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

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

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

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

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

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

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

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

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

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

CONSOLIDATED PROPERTY MANAGEMENT EIC GROUP, INC.

Penny Pan 415-682-0708 office@cpmbayarea.com

CORCORAN ICON PROPERTIES

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

CROSSBAY GROUP INC 408-512-4366

Eclipse Property Management Inc.

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

EBALDC

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

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT

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

FOUNDATION RENTALS & RELOCATION, INC.

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

GAETANI REAL ESTATE

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

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

GEORGE GOODWIN REALTY, INC.

Chris Galassi 415-681-1265 cgalassi@goodwin-realty.com www.goodwin-realty.com

GOLDEN GATE PROPERTIES

Ferdinand Piano 415-498-0066 ferdinand@g2properties.com

GREENTREE PROPERTY MANAGEMENT

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

GM GREEN REAL ESTATE INC.

George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com

GORDON CLIFFORD PROPERTIES, INC.

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

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP

PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

KEYOPP PROPERTY MANAGEMENT

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

LEADING PROPERTIES

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

LINGSCH REALTY

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

LUCAS & COMPANY

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

M PROPERTIES

Mark Mangampat

mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MAVEN MAINTENANCE, INC.

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

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

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

MILLENNIUM FLATS

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

MORLEY FREDERICKS

REAL ESTATE SERVICES

Steve 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

sfaa 2026officer & nominationdirector

Request for Consideration

Please tear out and complete this page. Then email it to SFAA Director Janan New (by Monday, October 13, 2025) at janan@sfaa.org, or mail it to Chair, Nominating Committee, SFAA at 265 Ivy Street, San Francisco, CA 94102. Thank You! Please feel free to attach a resume to your application.

sfaa 2025 What You Need to Know

sfaa

TUESDAY, SEPTEMBER 16

5:00 p.m. to 7:00 p.m. IN-PERSON MEMBER MEETING

California Legislative Update & New Laws for 2026• What to Expect From Your Property Management Company

SPONSORS: Dunn Edwards, Maven Properties, The Greenspan Co. Adjusters International Jewish Community Center 3200 California Street Fisher Family Hall

THURSDAY, OCTOBER 30 SFAA TROPHY AWARDS

St. Regis Hotel San Francisco, CA

For more information, turn to pages 10, 45, and 47.

WEDNESDAY, NOVEMBER 19

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

VIRTUAL MEMBER MEETING

PRE-RECORDED ZOOM MEETING

California Legislative Update & New Laws for 2026

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

www.credhub.com/california-2/

ivi@pinata.ai

jcriddle@abode.org HRH

www.hrhrealestate.com

www.myintellirent.com

KIDDER MATTHEWS Shayna Leonardsen

shayna.leonardsen@kidder.com www.kidder.com

RESIDENTIAL

www.brownpatki.com

www.hrhrealestate.com

www.jwavro.com

KENNEY AND EVEREST REAL ESTATE, INC. Maureen

pamela@pdcrealestate.com www.pdcrealestate.com

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

tracy@sfcityrents.com www.sfcityrents.com STRUCTURE

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 www.pro-carerestoration.com

On the List.

mandate and injunctive relief, arguing that Section 317 violated the Ellis Act by unlawfully penalizing property owners and interfering with their constitutional rights to control their property.

The Superior Court ruled in favor of SFAA, declaring the ordinance facially void because it was preempted by state law. The City appealed, raising questions about whether SFAA had the legal standing to sue and whether the ordinance was a valid exercise of local government power.

During the appeal, SFAA successfully demonstrated it had standing by proving that:

• Its members had a direct interest in the issue and would have been able to sue individually,

• The issue was central to SFAA’s organizational purpose, and

• The lawsuit did not require the individual participation of its members.

Most importantly, the Court of Appeal agreed with SFAA that Section 317 was inconsistent with California law, particularly the Ellis Act’s clear intent to preempt any local laws that restrict a landlord’s right to remove rental units from the market. The court emphasized that the legislative history of the Ellis Act showed a clear intent to prevent such punitive local ordinances.

The Court of Appeal upheld the lower court’s ruling and forced the City to pay the legal costs of the plaintiffs. This ruling was a complete victory for SFAA and the property owners it represents.

SFAA’s lawsuit successfully protected the autonomy of property owners who simply wished to exercise their rights guaranteed by California law.

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 Needs You.

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

*SFAA Legal Fund donations are tax deductible.

Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

DONATE TO THE SFAA LEGAL FUND!

Help fund litigation efforts that protect property rights and challenge harmful legislation with a tax-deductible donation. Go to the SFAA website, click “Advocacy” in the toolbar, then scroll down to “Give Now to the Legal Fund.”

Thank You!

To every contributor to the SFAA Legal Fund—thank you. Your contributions help power advocacy that protects San Francisco’s rental housing providers.

SFAA would also like to thank the attorneys who have tirelessly defended property owners’ rights in the abovementioned litigation: Zacks & Freedman PC and Nielsen Merksamer Parinello Gross & Leoni LLP. These victories are a direct result of their deep understanding of landlord-tenant law and dedication to protecting property rights in San Francisco. We are proud to have these advocates in our corner.

We also extend our gratitude to our financial partners—the San Francisco Association of Realtors, the Small Property Owners Institute, and the California Apartment Association.

Reach 6,000 multifamily owners monthly!

Mention this ad for a 6-month 10% discount!

From preserving eviction procedure to defeating an unconstitutional vacancy tax and restraining punitive relocation requirements, SFAA’s legal and advocacy work has delivered tangible results for its members. But every success has been built upon the trust and financial support of owners and industry professionals.

As citywide housing needs grow and policy debates continue, SFAA remains committed to defending property rights, ensuring fair treatment, and promoting solutions that work for all stakeholders. We look forward to continuing this journey—together. Tax-deductible donations to the SFAA Legal Fund are the only way that we can continue to defend your rights in the courts.

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

music-loving dad and whimsical rainboot salt-and-pepper shakers from her mom, a gentle nudge to get outside even when Karl the Fog rolls in.

Val’s favorite spot is by the window on her couch. It’s a cozy nook that’s hosted accidental naps, movie nights, karaoke marathons, and late-night conversations. It’s here that she’s felt the most at home, surrounded by the community she’s built.

“Every gathering with friends or family,” is what she’ll remember most she says. “This apartment has encapsulated the end of my twenties, and I’m so grateful I got to share it with the people I love.”

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 70,000 Instagram followers and 115,000 TikTok followers, making her a goto resource in the region.

Confused about local and statewide rental housing laws? Take advantage of SFAA’s legal information network. Before every SFAA General Membership Meeting, a diverse panel of San Francisco landlord attorneys answers your questions about your property, your tenants and the San Francisco Rent Ordinance. SFAA monthly meetings and legal panels are a benefit just for members, so make sure you are getting the most out of your membership and be sure to attend the next meeting. Email Maria with questions for the panel: maria@sfaa.org