January 2020 SF Apartment Magazine

SF APARTMENT magazine

THE PUSH TO

PIVOT

EVOLVE & THRIVE IN A CHANGING MARKET

San Francisco Apartment Association January 2020 / $7.00

OUR 2019 CLOSINGS F o r t h e D e v i n c e n t i / L a g o m a r s i n o Te a m a t C o l l i e r s I n t e r n a t i o n a l

2355 Polk St

2200 Leavenworth St

875 Post St

711 Leavenworth St

(38 Units - Russian Hill)

(50 Units - Downtown)

1720 Leavenworth St (12 Units - Russian Hill)

179 West Portal Ave (3 Units - West Portal)

(36 Units - Russian Hill)

(34 Units - Downtown)

1690 Golden Gate Ave

2222 Leavenworth St (25 Units - Russian Hill)

1445 Mason St

(15 Units - Nob Hill)

975 Burnett Ave

700 Church St

(30 Units - Eureka Valley)

1795 O’Farrell St

(18 Units - Twin Peaks)

(16 Units - Western Addition)

801 Fillmore St

(22 Units - Alamo Square)

620 Eddy St

(35 Units - Tenderloin)

2128 Van Ness Ave

390 Arguello Blvd

(10 Units - Jordan Park)

(24 Units - Nob Hill)

355 24th Ave

(15 Units - Central Richmond)

(6 Units - North Panhandle)

(6 Units - Noe Valley)

1376 Church St

257 San Jose Ave (8 Units - Noe Valley)

(6 Units - Mission Dolores)

(10 Units - Bernal Heights)

(7 Units - Inner Mission)

330 Divisadero St

1935 Franklin St

1474 Sacramento St

704 Bush St

970 Geary St

255 Steiner St

1128 Valencia St

901 Valencia St

[ In Escrow ] (42 Units - Pacific Heights)

25 Capra St

[ In Escrow ] (26 Units - Inner Mission)

[ In Escrow ] (17 Units - Marina)

[ In Escrow ] (42 Units - Nob Hill)

956 Valencia St

[ In Escrow ] (9 Units - Inner Mission)

[ In Escrow ] (42 Units - Downtown)

954 Geary St

[ In Escrow ] (31 Units - Downtown)

585-587 Dolores St

1225 Taylor St

(25 Units - Nob Hill)

(8 Units - Western Addition)

(3 Units - Hayes Valley)

839 Broderick St

270 Turk St

(86 Units - Tenderloin)

[ In Escrow ] (39 Units - Downtown)

1920 Pacific Ave

[ In Escrow ] (12 Units - Pacific Heights)

55 Park St

[ In Escrow ] (23 Units - Hayes Valley)

643 Divisadero St

[ In Escrow ] (11 Units - Western Addition)

2511-2517 24th St

[ In Escrow ] (19 Units - Inner Mission)

381 Turk St

[ In Escrow ] (32 Units - Tenderloin)

WE WOULD LIKE TO THANK OUR VALUED CLIENTS FOR MAKING 2019 ONE OF OUR BEST YEARS EVER

The Top Selling ApArTmenT BrokerAge TeAm in SAn FrAnciSco wiTh over $3,900,000,000 in SAleS ToTAling 697 properTieS & over 13,950 UniTS

James Devincenti

Brad Lagomarsino

Executive Vice President

Executive Vice President

415 288 7848

415 288 7847

j.d@colliers.com

brad.lago@colliers.com

lic. 00951916

www.THEDLTEAM.com

lic. 01058500

JAY GREENBERG | TRIGG SPLENDA As established and recognized leaders in the San Francisco Apartment Sales Market,

WE ARE HERE FOR YOU.

IN

W O CR S E

IN

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Things change very quickly in the marketplace and information is the key to success.

Please contact us to make the most informed decisions related to your real estate needs.

122°25'57 "

JAY GREENBERG SENIOR DIRECTOR COMPASS COMMERCIAL

415.378.6755 JAY@JAYHGREENBERG.COM LICENSE: 01049568

TRIGG SPLENDA

MASON MCDOWELL

SENIOR SALES ASSOCIATE COMPASS COMMERCIAL

INVESTMENT ADVISOR COMPASS COMMERCIAL

415.308.6560

415.686.0630

TRIGG@TRIGGSPLENDA.COM LICENSE: 01484698

MASON.MCDOWELL@COMPASS.COM LICENSE: 02019786

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials presented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed.

SF APA magazine

SF APARTMENT

contents

Features

20

Bolder Building

by MILES GARBER

28

In the Works

by MARGARET J. GROVER

32

Glass Half Full

by CASSANDRA JOACHIM

20 4

JANUARY 2020 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

8

16

Out with the Old

The ABCs of AB 1482

The News

12

Masters of Disaster

46

Legal Q&A

Calendar

48

by VARIOUS AUTHORS

36

House and Hoard

Rent Board Redux

by SUSAN K. BREED

Regrettable Renovations

Professional Services Directory

by THE SAN FRANCISCO RENT BOARD

52

Membership Application

32

SF APARTMENT MAGAZINE | JANUARY 2020

5

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Berendt Properties is a team of experts—in leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority: your bottom line.

BERENDT PROPERTIES

Leasing

Management

Project Management

2209 Lombard Street, San Francisco, CA 94123

6

JANUARY 2020 | SF APARTMENT MAGAZINE

415.608.3050

berendtproperties.com

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112 Email sfaa@sfaa.org

Web www.sfaa.org

SFAA Staff Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo Member Services Manager Maria Shea

Government and Community Affairs Charley Goss

Accountant Crystal Wang

SFAA Officers President Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

Secretary Mark Henderson

SFAA Directors Eric Andresen, Honor Bulkley, Andre Ferrigno, David Gruber, Kent Mar, Neveo Mosser, J.J. Panzer, Bert Polacci,

VOLUME XXXIII, NUMBER 1 JANUARY 2020 Published by Hippo Productions Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-392-3770

Web www.sfaa.org SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102.

The SF Apartment Magazine is published monthly for $65 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 Jostens Printing Co. Copyright @2020 by SFAA.

Susan Sangiacomo, Dave Wasserman

SF APARTMENT MAGAZINE | JANUARY 2020

7

COLUMN

THE NEWS

the basis of veteran or military status is against public policy. Like SB 329 above, this bill prohibits rental property owners from refusing to accept Veterans Affairs Supportive Housing Vouchers.

90-Day Notice for Rent Increases — AB 1110 by Assembly Member Laura Friedman, D-Glendale, will require landlords to provide an additional month’s notice if they increase the rent by more than 10 percent. Own-

Out with the Old

Governor Gavin Newsom signed a statewide cap on rent increases, a mandatory Section 8 bill, and a few landlord-tenant bills that will change the way California’s rental housing industry will do business going forward.

S

rent cap, by local rent control laws, or by a state or local State of Emergency Proclamation (see more about that below) will be the only owners who can increase rent above 10 percent.

Lower Security Deposits for Military — SB 644 by Senator Steve Glazer, DOrinda, lowers the amount California landlords can collect for security deposits from military service members.

The law will limit security deposits for active military to one months’ rent for

tatewide Rent Cap and Just

materials and has published new forms

unfurnished units and two months’

Cause Eviction — AB 1482 by

to the help owners comply with the

rent for furnished ones.

Assembly Member David Chiu,

law. Check out our compliance page at

D-San Francisco, will place an

caanet.org/ab1482.

This limited security deposit, however, does not apply to a situation in which

annual 5 percent plus CPI cap on rent increases and create new standards for

Mandatory Section 8 — SB 329 by Sena-

the property is rented to a military

evictions across California. The signing

tor Holly Mitchell, D-Los Angeles, will

service member and other unrelated

of AB 1482, officially the Tenant Protec-

make it illegal for property owners to

roommates. (A service member’s

tion Act of 2019, marks the most signifi-

reject a prospective tenant based solely

spouse, parent, domestic partner, or

cant policy change for California’s rental

on the applicant’s use of a Section 8 fed-

dependent is not considered an unre-

housing owners and tenants in a quar-

eral housing voucher. The law requires

lated roommate, and the lower security

ter century. If an owner raises the rent

landlords to treat voucher-holders like

deposit would apply.)

above the 5 percent cap plus CPI after

any other applicant. “No Section 8” ad-

March 15, 2019, the owner must roll the

vertisements will also be prohibited.

A rental property owner can demand or receive security from a service member

rent back starting January 1, 2020. No

8

ers who are not covered by AB 1482’s

refunds, however, are mandated. The

Vouchers from Veterans — SB 222 by

in an amount up to the legal limit of 2

law includes a vacancy decontrol provi-

Senator Jerry Hill, D-San Mateo, includes

months’ rent (or three months’ rent for

sion, meaning the owner can raise the

findings and declarations of the Leg-

a furnished units) if the service mem-

rent to any amount and apply it to a new

islature regarding the importance of

ber has a history of poor credit or for

tenant once the previous tenant moves

housing for veterans and its priority and

causing damage to the rental property

out. CAA has produced compliance

declares that housing discrimination on

or its furnishings.

JANUARY 2020 | SF APARTMENT MAGAZINE

ALLISON CHAPLEAU M U LT I - U N I T. MIX ED - U S E. COM M ERC IAL.

Listed & Sold 2019

696-698 5th Ave - December - Represented Buyer

74-76 Pixley St - August - Represented Buyer

198 States St - December - Represented Buyer

451-453 26th Ave - August - Represented Seller

219-221 Ashbury St - December - Represented Seller

418-420 Union St - July - Represented Seller

422 Green St - December - Represented Seller

2040-2048 Taylor St - July - Represented Seller

1103-1105 Alabama St - November - Represented Seller

2955-59 Mission St - June - Represented Seller

1204-1210 6th Ave - November - Represented Seller

3638 19th St - June - Represented Seller

1960 Fulton St - October - Represented Buyer

688-98 Corbett Ave - May - Represented Seller

574 5th Ave - October - Represented Seller

717 6th Ave - March - Represented Buyer

943-945 Haight St - October - Represented Seller

2739 Geary Blvd - January - Represented Seller

1821 Hyde St - October - Represented Seller

1395 47th Ave - January - Represented Seller

1031-1039 Scott St - September - Represented Seller

674-84 Corbett Ave - January - Represented Seller

2456 Steiner St - August - Represented Seller

Considering Buying or Selling a Multi-Unit Property in 2020?

Allison’s focus is on the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 17 years of experience in selling investment properties, she can help maximize the value of your property.

Contact Allison today to receive a complimentary and confidential opinion of value of your property.

ALLISON CHAPLEAU Vanguard Commercial | Senior Vice President 415.516.0648 | allison@allisonchapleau.com | License: 01369080

ALLISONCHAPLEAU.COM SF APARTMENT MAGAZINE | JANUARY 2020

9

ANNUAL ALLOWABLE RENT INCREASE Effective March 1, 2020 through February 28, 2021, the allowable annual rent increase amount will be 1.8%. This amount was determined by taking 60% of the percentage increase in the Consumer Price

that prohibits one or more religious items

event is free and open to the general public,

from being displayed or affixed on any

so bring your friends and enjoy! Please note

dwelling’s entry door or frame.

that the tradeshow will replace the March member meeting. For more information on

A property owner can limit displays if they

the tradeshow or to become a sponsor, turn

do any of the following:

to page 35 or contact vanessa@sfaa.org.

• Threatens the public health or safety.

committee will be getting together soon • Hinders the opening or closing of any entry door.

Index. To calculate the allowable rent increase, multiply the tenant’s

2020 SFAA Lease Update: The SFAA lease to review and make updates to the current lease. If there are any existing or new lease items you’d like the committee to consider,

• Violates any federal, state, or local law.

email Vanessa Khaleel at vanessa@sfaa.org.

• Contains graphics, language or

Rent Board Fee: The San Francisco Rent

base rent by .018. For more information, visit the San Francisco Rent Board website at sfrb.org or call them at (415) 252-4600.

any display that is obscene or other-

Board announced the updated 2019-2020

wise illegal.

fees. From July 2019 – June 2020, the updated fee is $25.

• Individually or in combination with The Military and Veterans Code defines

any other religious item displayed

Annual Fire Disclosures: Annually before

“service member” as a member of the mili-

or affixed on any entry door or door

or on January 31, building owners must

tia (which means the National Guard, State

frame that has a total size greater than

provide tenants with a fire safety informa-

Military Reserve and the Naval Militia—

36 by 12 square inches, provided it

tion disclosure, fire safety tips and training

which constitute the active militia—and the

does not exceed the size of the door.

video, smoke alarm information disclosure, and a list of tenants rights organizations.

unorganized militia) called or ordered into active state or federal or a member of an

Statewide Proclamation — State of Emer-

The San Francisco Fire Department is ready

active or reserve component of the Armed

gency — On Sunday, October 27, 2019,

to help building owners comply with these

Forces who is ordered into active duty pur-

Governor Newsom declared a State of

regulations. The necessary forms, examples

suant to federal law.

Emergency for the entire State of California

of information disclosures, sample letters,

due to weather conditions and fires. The

detailed instrcutions, and other helpful

Electric Vehicle Charging Stations — Li-

proclamation will remain in effect for 30

information can be found—in multiple lan-

ability Insurance — SB 638 by Senator Ben

days unless extended. With limited excep-

guages—at sf-fire.gov.

Allen, D-Santa Monica, changes the liability

tions, this means property owners through-

insurance requirements for a tenant who

out the state cannot increase the rent on

Recology Christmas Tree Collection

works through the property owner to

existing and new tenants by more than 10

Place clean, unflocked trees curbside—next

install an electric vehicle charging station.

percent. Check CAA’s website to learn if

to your recycling bin—for pickup before

While it still allows a property owner to

the proclamation has been extended.

6:00 a.m. on your regular collection day.

require liability insurance from a tenant,

Make sure all tinsel, decorations, plastic

it caps that insurance to coverage in an

Debra Carlton of the Califoria Apartment

bags, stands and lights have been removed.

amount not to exceed 10 times the annual

Association provided the above informa-

Cut trees taller than six feet in half.

rent changed for the dwelling. The insur-

tion. For more information on these laws

ance requirement does not apply, however,

and the forms that go along with them, go

The trees will be chipped at Recology’s

if the charging station is certified by a Na-

to the CAA website: www.caanet.org.

San Francisco transfer station and recy-

tionally Recognized Testing Laboratory that

cling center. The wood chips will be made

is approved by the Occupational Safety and

SFAA Updates

Health Administration of the United States

Annual SFAA Trade Show: Save March 26,

Department of Labor and any associated al-

2020 for the annual SFAA trade show at the

terations to the dwelling’s electrical system

Fort Mason Center. Attendees will learn all

You can also take your tree to the

are performed by a licensed electrician.

about the latest trends, products and ser-

transfer station at 501 Tunnel Avenue

vices in the multifamily housing industry.

in San Francisco.

Religious Items on Doors — SB 652 by Sena-

Consult with legal and management profes-

tor Ben Allen, D-Santa Monica, prohibits

sionals, get to know service providers, im-

a rental property owner or homeowners’

prove your overall effectiveness at the free

association from enforcing or adopting a

educational classes, and meet peers in the

restrictive covenant or any other restriction

San Francisco rental property market. The

10

JANUARY 2020 | SF APARTMENT MAGAZINE

into ground cover for dairy farms and landscaping mulch.

Adam Filly

Sold Properties in 2019

Exceeding Expectations

Apartments | Mixed-Use | Commercial

Thank You To All Of My Clients For Making 2019 A Great Year!

Haight-Ashbury | 7 Units

Sunset | 6 Units

Sunnyside | 4 Units

Marina | 18 Units

Tenderloin | 23 Units

Noe Valley | 11 Units

Mission | 14 Units

NOPA | 6 Units

Pacific Heights | 12 Units

Rohnert Pk | 20 Units

Richmond | 6 Units

Mission | 6 Units

Marina | 12 Units

Lake Street | 6 Units

North Beach | 7 Units

Haight - Ashbury | 6 Units

Richmond | 12 Units

Russian Hill | 4 Units

Pacific Heights | 6 Units

Duboce Triangle | 8 Units

Contact Adam for a complimentary and confidential market evaluation of your property, or to consult on any real estate matter.

Adam Filly Senior Vice President | m: 415.516.9843 | adam@adamfilly.com DRE 01354775 | www.AdamFilly.com Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed.

SF APARTMENT MAGAZINE | JANUARY 2020

11

COLUMN

MASTERS OF DISASTER

House and Hoard wr it te n by SUSA N K. BR EED

When a hoarder’s clutter creates unsanitary and unsafe conditions, property owners are legally obligated to intervene.

H

affect the health and safety of your other tenants, you may be liable to them for the loss of use of their unit or other damages. As such, it is essential that the landlord take action with respect to the hoarding tenant.

When facing any issue with a tenant, the first step is to look at the lease to determine whether the tenant is violating

oarding is a mental illness

cause a rental unit to have severe struc-

any lease provisions, such as by directly

that affects between 5 mil-

tural damage, broken walls, fire hazards,

damaging the property, blocking emer-

lion and 14 million Ameri-

mold and mildew, odors, visible rodents,

gency exits, interfering with ventilation

cans. While that number

clutter filling bathrooms and kitchen,

or sprinkler systems, storing potentially

may seem relatively small considering

blocked electrical outlets, noticeable hu-

explosive materials, keeping perishable

the country’s population, it affects a

man feces, more than one blocked exit,

goods in a manner that could attract

surprisingly large number of landlords.

lice or bedbugs, and rotting food on

mold or rodents, or housing animals

Hoarding is not merely a failure to keep

surfaces and/or inside a non-working re-

in violation of law. Again, this list is not

a tidy home or to promptly throw away

frigerator. This list is far from exhaustive,

exhaustive, and other lease violations

items others would perceive as not only

but it illustrates the types of damage to

may exist that constitute a breach of the

without value, but simply as trash. The

a rental unit and the building that may

tenant’s lease obligations.

Mayo Clinic defines “Hoarding Disor-

occur as a result of hoarding. This article

der” as “a persistent difficulty discarding

will only address the types of hoarding

If there is no written lease, a landlord

or parting with possessions because of

that may require landlord intervention.

has other options to deal with a hoarding tenant. First the landlord must deter-

a perceived need to save them. A person

12

By permitting the hoarder to negatively

with hoarding disorder experiences dis-

A landlord’s first obligation is to operate

mine whether the unit is in compliance

tress at the thought of getting rid of the

the property in a manner that meets all

with all health, safety, fire, building and

items. Excessive accumulation of items,

health and safety requirements, and fail-

other ordinances. Failure to do so can

regardless of actual value, occurs.” For

ure to do so can lead to liability to other

expose a tenant to the risk of eviction.

this reason, landlords must approach a

tenants. If clutter and debris has been al-

Just as the landlord is obligated to obey

hoarding tenant with the understand-

lowed to remain for long periods of time

the Implied Warranty of Habitability,

ing that simply discussing the condition

in the hoarder’s unit, offensive odors

California Civil Code §1941.2 requires

of the tenant’s unit or requesting that

may be detectable in the common areas

tenants to keep their units “clean and

any dangerous or offensive conditions

of the property and pests may be at-

sanitary,” which includes properly dis-

be removed will, most likely, fail. It is

tracted to rotting food, which could then

posing of garbage, rubbish and waste in

most often the case that hoarders cannot

infest other tenant’s units. In addition,

a clean and sanitary manner, and clean-

control their impulses to collect items,

the hoarder’s clutter may block common

ing their plumbing and utility fixtures,

which may include anything but often

emergency exits. To be in compliance

not otherwise damaging the property

consist of clothing, papers, furniture,

with the Implied Warranty of Habitabil-

or using the premises in an unintended

trash, and even pets.

ity, a landlord must at all times maintain

way. Failure to abide by this law can con-

his or her legal obligation to provide

stitute a lawful ground for eviction.

Not all hoarding tenants pose a hazard.

tenants with livable premises. In fact,

The apartments of tenants with the least

California law demands that landlords

A landlord may learn of a potential

severe form of hoarding may only have

ensure that the building, grounds, and

hoarding problem in a variety of ways,

a minimal amount of clutter, no notice-

all areas of the landlord’s control, kept

like a landlord’s inspection of the unit

able odors, and access to all doors and

in every part clean, sanitary, and free

or the report of another tenant. It is

windows. Contrast that with the most

from all accumulations of debris, filth,

important to remember the difference

serious type of hoarding, which may

rubbish, garbage, rodents, and vermin.

between an untidy tenant and a hoarder.

JANUARY 2020 | SF APARTMENT MAGAZINE

John Antonini Multifamily

+

Daniel Foley

Mixed-Use

Add-Value

Just Listed

Just Listed

1853-1855 Powell Street

2301 Webster Street

2 Units | $1,950,000 2 Car Parking, Vacant 2 Level Unit

6 Units | $3,650,000 Mixed-Use, Pacific Heights

Just Sold

Just Sold

Just Sold

1675 Clay Street

288 27th Street

1266 18th Avenue

13 Units | $5,200,000 5 Vacant Units, Soft Story Done

6 Units | $2,525,000 Big Units, $432/ft

9 Units | $4,050,000 Off-Market, $452/ft

Call for a FREE valuation of your property.

No building is too small. No problem is too big.

John Antonini 415.794.9510 john@antoninisf.com

Daniel Foley 415.866.7997 daniel@danielfoley.com

DRE 01842830

DRE 01866714

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate.

SF APARTMENT MAGAZINE | JANUARY 2020

13

While a landlord may not like the manner in which a unit is kept, he or she cannot take action if the tenant is in compliance with his or her lease and applicable laws.

Once the landlord determines that the building and/or other tenants are negatively affected by the hoarding, the first step is to notify the hoarding tenant of issues concerning his or her unit and seek an inspection. If no legal entry upon 24 hours prior notice is permitted—pursuant to California Civil Code §1954 (that is, there is no basis to claim a right to enter for an emergency, for the purpose of necessary or agreed upon repairs, decorations, alterations or improvements, to supply necessary or agreed services, or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors or to make an inspection in connection with the refund of a tenant’s security deposit)—and the tenant will not consent

Let us take care of your laundry

to a landlord inspection, the landlord may be best served by calling the San Francisco Fire Inspector, DBI, or other appropriate governmental authority to report a dangerous condition in the unit. A tenant’s failure to permit a governmental agent access to the unit may, in and of itself, constitute grounds for eviction.

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It is absolutely essential that you keep all documents related to the condition of the hoarding tenant’s unit, including texts or emails with the tenant. Just as important is to photograph or videotape all conditions in the rental unit as you may need to utilize

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this evidence to evict the tenant.

Provided the hoarding tenant does not abate the health and safety violations in his or her unit and/or the breaches of the lease, following your request or as mandated by a County agency, you should

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immediately speak with an attorney about recovering possession of the unit to protect the integrity of the building and the residents within.

Unfortunately, apart from thoroughly screening potential tenants and, particularly, by speaking to former landlords, there Masters of Disaster… continued on page 57

14WS19-023 JANUARY Let Us Take 2020Care | SF 4_875x10 APARTMENT 4c.indd 1MAGAZINE

3/27/19 3:22 PM

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Contact Terrence for a complementary valuation on your building — whether buying, selling, or executing a 1031 Exchange, Terrence can lead you in the right direction.

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Senior Broker Associate Lic. #01343939 Terrence@TerrenceJonesSF.com TerrenceJonesSF.com | 415.786.2216 SF APARTMENT MAGAZINE | JANUARY 2020

15

COLUMN

LEGAL Q&A

The ABCs of AB 1482 w r i t t e n b y VA R IOU S AU T HOR S

For instance, before the TPA, all single-

Learn how AB 1482 will affect banked increases and single family homes.

Q. I have not raised the rent in controls will fill in the empty space in

family homes were exempt from rent

a rent-controlled unit for 10 years.

I’d been planning on raising the rent 15% in 2020, which includes banked increases. Is this allowed under AB 1482? Are banked increases now limited?

control under the Costa-Hawkins Act. Costa-Hawkins is still on the books, but the TPA narrows its application. Now, whether a single family home is exempt depends on who owns the property. If

California where tenancies had no

a real estate investment trust, corpora-

price controls, but they do not super-

tion, or limited liability company with

sede existing rent control regimes.

a corporation as a member owns the

AB 1482 specifically does not apply its

single family home, then that home is

price controls to housing subject to lo-

not exempt from the TPA.

cal rent control regulations, provided that (1) they are consistent with Costa-

If the home is held by owners individu-

Hawkins, and (2) they are stricter than

ally, or in a trust, then the exemption

AB 1482 is Assemblymember David

state law. If your unit is subject to the

can continue, but only if the tenant re-

Chiu’s bill that Governor Newsom

San Francisco Rent Ordinance, this

ceives a written disclaimer, in 12-point

signed into law to enact Califor-

exemption will apply, and AB 1482 will

type, stating:

nia’s first statewide rent and eviction

not inhibit your banked increase.

A. As many SFAA readers will know,

“This property is not subject to the rent

controls. As of January 1, 2020, rent increases are capped at the lesser of

Going forward, it is generally a good

limits imposed by Section 1947.12 of the

ten percent or five percent plus

idea to impose your annual allowable

Civil Code and is not subject to the just

the percentage change in the cost

increases once a year. You correctly es-

cause requirements of Section 1946.2 of

of living. (This is generous compared

timated the total of ten years’ worth

the Civil Code. This property meets the

to San Francisco’s annual allowable

of allowable rent increases (which

requirements of Sections 1947.12 (c)(5)

increase, which only allows 60% of

would be 15.30% through 2020). But

and 1946.2 (e)(7) of the Civil Code and

the percentage change in the cost of

if you had increased the rent every 12

the owner is not any of the following: (1)

living ever year.)

months (on the “anniversary date”) in-

a real estate investment trust, as defined

stead of banking, you would have

by Section 856 of the Internal Revenue

AB 1482 is situated within an existing

raised the rental rate faster, by com-

Code; (2) a corporation; or (3) a limited

scheme of long-established local rent

pounding the individual increases.

liability company in which at least one member is a corporation.”

control laws and statewide decontrol (the Costa-Hawkins Rental Housing Act). Rent boards and courts have been interpreting these laws—and how they interact with each other—for decades, but AB 1482 will apply throughout California, in cities that never had rent control ordinances, and (in places like

—Justin A. Goodman

Q. How will family-owned,

single family homes in San Francisco be affected by AB 1482?

A. The Tenant Protection Act of 2019

This disclaimer may be given to the tenant as a stand-alone notice before July 1, 2020. After July 1, 2020, all new leases must have this disclaimer in the lease, or the property will not be exempt. This means that the familiar Costa-Hawkins

San Francisco) to rental units that were

marks a new era of rent and eviction

exemption for single family homes

previously exempt from local rent con-

control in California, and it goes into ef-

will depend not only on the physical

trol ordinances. Even seasoned prac-

fect on January 1, 2020. The Act, or TPA,

structure of the property, but also how

titioners struggle to predict how AB

does not replace any of the rent laws in

it is rented to the tenant. Single family

1482 will work in practice.

San Francisco. Instead, it extends rent

homes rented with oral agreements after

controls into areas that were previously

16

That said, your situation is actu-

exempt by local rent laws, including

ally straightforward. Statewide price

some single family homes.

JANUARY 2020 | SF APARTMENT MAGAZINE

Legal Q&A… continued on page 42

SF APARTMENT MAGAZINE | JANUARY 2020

17

SOLD

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JANUARY 2020 | SF APARTMENT MAGAZINE

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SOLD

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SF APARTMENT MAGAZINE | JANUARY 2020

19

Bolder BUILDING written by

MILES GA R BER

Dogpatch, Mid-Market, Transbay, Hayes Valley and the Marina are the neighborhoods to watch in 2020.

San Francisco, despite the city’s housing crisis and continually growing employment, ended 2019 with less than 250 new condominiums built. 2020, in stark contrast, will deliver over 1,000 new condominiums to a diverse set of neighborhoods. Polaris Pacific expects Dogpatch, Mid-Market, Transbay, Hayes Valley, and the Marina to be the top five hottest neighborhoods to watch in 2020.

Dogpatch The Dogpatch neighborhood, which is situated east of the 280-Freeway and south of Mission Bay, will be one of the hottest neighborhoods for new condominium buyers in 2020. Buyers are attracted to this neighborhood because it offers a unique neighborhood identity, with old Victorian homes sitting alongside new construction lofts, independent restaurants and cafes, and artist studios. The neighborhood is a hub for creative industries: Uber’s Autonomous Driving Division, made-to-order clog store Bryr Studio, and Beats Music (formerly Beats by Dre) are all headquartered in this neighborhood. To be associated with its unique and artistic identity, buyers have proven to pay a premium to live in this neighborhood.

Buyers are also choosing Dogpatch in anticipation of a wave of new development coming within the next decade. Most of this development will be concentrated along the waterfront in two large master planned communities: Pier 70 and the Potrero Power Station. Pier 70 is a 69-acre master plan developed by Brookfield Properties.

According to the San Francisco Chronicle, the development will contain over 1 million square feet of commercial space, over 2,000 new housing units, 360,000 square feet of retail, and an arts and light industrial space (including a maker’s hall).

The waterfront parks planned for Pier 70 will be equally compelling. Planned in partnership with James Corner Field Operations—who led the design construction of New York City’s world-famous High Line—it will feature public art, terraced lawns, meadow plantings and promenades that jut out into the water.

The Potrero Power Station site, a 28-acre site along Pier 70’s southern border, is currently working its way through the entitlement process. Developed by Associate Capital, the development, according to the San Francisco Business Times, intends to build over 2,500 homes, over 1 million square feet of office and research and development space, 100,000 square feet of retail, a 200-room hotel and 6 acres of

20

JANUARY 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2020

21

parks and open space. Buyers who are pur-

By 2014, over 10,000 employees were oc-

Transbay

chasing in this neighborhood anticipate it

cupying approximately 3.0 million square

The Transbay District covers a 20-block

will be radically different, and significantly

feet of repositioned office space in the

area bounded by Mission Street to the

more expensive, in the future.

neighborhood. At the same time, a host of

west, Main Street to the north, Folsom

brand new, large-scale apartments were

Street to the east and Second Street to the

Buyers are also choosing Dogpatch due to

constructed. Collectively, this brought over

south. It is the city’s densest neighbor-

its strategic location. The neighborhood

2,000 new apartments to the neighbor-

hood and the most transit-rich, with ferry

provides direct access to the 280-freeway;

hood between the years 2012 through 2014.

stations, MUNI/BART stops, and hundreds

the future Central Subway, with service to

Since that time, the neighborhood has seen

of bus lines within walking distance. The

Chinatown and Third Street Light Rail; and

continuous development, with the open-

centerpiece of this neighborhood is the

22nd Street Caltrain station, a key asset

ing of new hotels (the Proper Hotel in 2017

Transbay Transit Center, a regional trans-

for anyone looking to commute to Silicon

and the Yotel in 2019) and an additional

portation hub that serves as the termina-

Valley. During rush hour, the 22nd Street

700 new apartments delivered between the

tion point for nine different local and

Caltrain stop offers bullet trains that reach

years 2015 through 2018.

regional transit bus lines. Sitting atop this center is Salesforce Park, a 5.4-acre public

Redwood City in under 30 minutes and Palo Alto in under 45 minutes. (Compared

The neighborhood is poised for further

greenspace, which runs the entire length

to automobile rush hour commutes of

transformation over the coming years.

of the Transit Center’s nearly four-block

over an hour to an hour and a half, re-

According to Curbed SF, plans are in the

stretch. Adjoining the park is Salesforce

spectively.) With the recent completion of

works to transform Civic Center Plaza,

Tower, a 1 million-square-foot office build-

Chase Stadium, and Uber and Dropbox’s

United Nations Plaza, and the block of

ing developed by Boston Properties com-

move to Mission Bay in 2020, Dogpatch

Fulton Street that connects these two

pleted in 2018 and the global headquarters

will command an even more strategic

greenspaces. Current plans call for trans-

for Salesforce. To help pay for the Sales-

location: commute times to the South Bay

forming these areas by shutting off a por-

force Transit Center and rooftop park, a

will be even longer and Dogpatch will be

tion of Fulton Street to car traffic, adding

series of former parking lots owned by the

viewed as the best neighborhood from

more neighborhood parks and dog parks,

Transbay Joint Powers Authority were sold

which to commute to Silicon Valley.

and adding a new community center

to private developers to build brand new

and market hall. Also, in October 2019,

office towers and residential buildings,

Given all the positive attributes of Dog-

SFMTA voted unanimously to shut down

designed by a host of starchitects from

patch, two exciting new communities that

large portions of Market Street to private

Rem Koolhaas to Jeanne Gang. According

are expected to receive a lot of attention

vehicles. According to the San Francisco

to the San Francisco Business Times, these

in 2020 are 2177 Third Street and 950

Chronicle, the plan, which is expected to

buildings will eventually result in over

Tennessee. 2177 Third Street is a six-story,

start construction in January 2020, is to

7,000 new residents and 6 million square

114-residence condominium building

widen sidewalks and add sidewalk-level

feet of office space in the neighborhood.

at the corner of 19th and Third Streets.

bike paths with protective curbs.

Buyers are drawn to this neighborhood

Developed by Align Real Estate and designed by Woods Bagot, the development

All these changes that have occurred in

for its endless array of transit options,

contains luxury interiors and compel-

Mid-Market over the past decade, coupled

ability to walk to work, and live in ame-

ling views of the bay. 950 Tennessee is

with all plans to further transform the

nity-rich, high-rise buildings. One excit-

a 100-residence condominium building

neighborhood in the coming years, make

ing project to enter the neighborhood in

by LEAP Development and designed by

this a compelling neighborhood for new

2020 will be One Steuart Lane. Developed

Handel Architects situated on Tennessee

condominium buyers. These buyers will

by Paramount Group and SRE Group, this

Street, just south of 20th Street.

also be motivated to live in the neighbor-

ultra-luxury offering, situated at Howard

hood, since it houses two BART stations

Street and the Embarcadero, will offer 120

Mid-Market

and three MUNI/light-rail stations and

boutique condominiums. Given its loca-

The Mid-Market neighborhood stretches

is walking distance to the job centers in

tion along the waterfront, most homes

along Market Street from the Westfield Mall

the Financial District and South of Mar-

will offer unobstructed views of the bay

at 5th Street to Van Ness Avenue. Despite

ket neighborhoods. Of note, the Serif, a

and the Embarcadero. Just as One Steuart

its glamorous past, the neighborhood went

242-residence condominium building, is

Lane will be entering the market in 2020,

into decline starting with construction of

set to open in 2020. Developed by L37 and

Mira, another architecturally stunning

BART in the 1960s. The first wave of the

designed by Handel Architects, the devel-

condominium, will be completing con-

neighborhood’s renaissance began with the

opment will also include an adjoining 236-

struction. Designed by Jeanne Gang, a

payroll tax exemption in 2011. This piece

room LINE Hotel, a boutique hotel brand

world-famous architect and named to

of legislation brought a wave of major of-

that has gained a cult following for their

Time’s Top 100 in 2019, and developed by

fice tenants, such as Twitter, Square, and

design-forward hotels, culinary delicacies,

Tishman Speyer, one of the largest devel-

Uber to the neighborhood starting in 2012.

and nightlife offerings.

opers in the world, the 40-story building

22

JANUARY 2020 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | JANUARY 2020

23

features a twisting facade, making it a unique and compelling new addition to the city’s skyline and waterfront.

Hayes Valley Hayes Valley is a neighborhood bordered by the Van Ness Avenue performing-arts district and the Western Addition around Laguna Street. Formerly bisected by a dou-

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According to the San Francisco Chronicle, “where the crack houses and tenements once stood, now there are trendy fashion

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boutiques, SoHo-style funky art galleries, high-end interior-decorating shops, top-notch restaurants and hip nightspots.”

The neighborhood’s main retail boulevard, Hayes Street, is home to some of the city’s cutting-edge fashion brands and often the first place Direct to Consumer (DTC) internet brands go to open their first brick-andmortar store.

Hayes Valley buyers want to be within walking distance of an endless number of hip bars, stores, and restaurants, proximity

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to transit, and the endless live entertainment options. Despite their strong desire to live in this neighborhood, very few new condominium options exist. Fortunately, one exciting community will open in this neighborhood in 2020: 950 Gough, an eight-story condominium building developed by Maracor Properties/Westbrook Partners at the corner of Gough and Eddy Streets and designed by Handel Architects.

The Marina/Cow Hollow While the other hot neighborhoods featured have only become popular in the last decade or two, the Marina has been established for over a century. The neighborhood traces its origins to 1915 when San Francisco was chosen to host the World’s Fair. The city expanded west on landfill to create the neighborhood. To this day, The Marina remains one of San Francisco’s most desirable places to live, work, and explore.

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Bolder Building… continued on page 56

24

JANUARY 2020 | SF APARTMENT MAGAZINE

WE ARE PLEASED TO ANNOUNCE our newest listings: 3670 FiLLMORE ST Fantastic Marina income property with 7 units Stunning and huge apartments with 4 car parking. Well maintained property with exquisite details. $6,250,000

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Senior Investment Advisor

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415.814.6699 mirella.webb@compass.com lic.: 01409540

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials presented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice.

No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed.

commercial

$10,000,000

SF APARTMENT MAGAZINE | JANUARY 2020

25

sfaa’s

Tenant Disability & Protected Classes Understanding the different definitions of disabilities in the rent ordinance and determining which your tenant qualifies for under protective tenants status. This class will be taught by Ashley E. Klein of Kaufman Dolowich Voluck Attorneys at Law. DATE & TIME:

Wednesday, January 22, 2020 6:00 pm to 8:30 pm LOCATION:

Fort Mason Building C, Room 205 COSTS:

Members: $65 Nonmembers: $85

sfaa’s

For more information, contact Maria Shea at 415-2552288 x10 or maria@sfaa.org.

You can also register online at sfaa.org.

All cancellations must be made 72 hours prior to the class to receive a full refund.

Master Tenants

Confused about the differences between, master tenants, subtenants and roommates?

Come learn how to deal with all three during a tenancy. This class will be taught by Ashley E. Klein of Kaufman Dolowich Voluck Attorneys at Law and will cover: • Understanding the difference between master tenants and subtenants • Learning how to prevent a subtenant from becoming a master tenant • Subleasing laws DATE:

Wednesday, February 6, 2020 TIME:

6:00 PM - 8:30 PM LOCATION:

Fort Mason Center Bldg C, Rm#205 San Francisco, CA 94103

26

• 6.14 Notices • Airbnb and Subleasing • Possible tenant remedies against landlords who elevate subtenants to master tenants

COSTS:

$65 (Members) $85 (Non-members) Credit Card payment required for Non-Members CONTACT:

Maria Shea at Maria@sfaa.org, or 415.255.2288 x10

& Subtenants

JANUARY 2020 | SF APARTMENT MAGAZINE

Compass Commercial Brokerage is proud to present a unique opportunity to lease or purchase +/- 2,169 square feet of newly constructed retail space located in the 99 Rausch Street Condominium Development, which contains 112 new condominiums. Situated in the heart of San Francisco’s developing South of Market neighborhood between 7th and 8th Streets.

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415.265.0349 | ken.colwell@compass.com | DRE 00905458 Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed.

SF APARTMENT MAGAZINE | JANUARY 2020

27

In the WORKS written by

M A RG A R E T J . GROV E R

Everything you need to know about the new employment laws of 2020, which focus on independent contractors, discrimination and harassment, and family accommodation.

This year, California enacted several bills that affect the employer-employee relationship, including some that Governor Jerry Brown had vetoed in years past and some that the California Chamber of Commerce had labelled as “job killers.” Even small employers should examine their employment relationships, update employee handbooks, verify that they are providing all required notices, and implement new practices to comply with these changes.

Independent Contractor Relationships Limited The “ABC Test” must now be used to determine whether a worker is an employee or an independent contractor. Under this test, a worker is presumed to be an employee rather than an independent contractor. For most purposes, a worker will be an employee unless the hiring entity can establish that all the following conditions are satisfied: • The person is free from the control and direction of the hiring entity in connection with the performance of the work, both under the contract for the performance of the work and in fact.

• The person performs work that is outside the usual course of the hiring entity’s business.

• The person is customarily engaged in an independently established trade, occupation, or business of the same nature as that involved in the work performed.

28

JANUARY 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2020

29

the outset of employment or as a condi-

entered a written independent contrac-

Changes in Discrimination and Harrassment Laws Protection for Natural Hairstyles

tor agreement with the real estate broker

The CROWN Act (Create a Respectful

employment, threat, retaliate against,

under whom they are licensed. Although

and Open Workplace for Natural Hair),

or discriminate against any applicant or

courts have not determined whether the

amends the Fair Employment and Hous-

employee because she or he declined to

exemption is limited to activities requir-

ing Act to include traits historically associ-

agree to arbitration.

ing a real estate license, the safest course

ated with race, such as hair texture and

is to classify any worker who performs

protective hairstyles. “Protective hair-

Although the new law specifically states

both real estate sales and other types of

styles” include “braids, locks, and twists.”

that it is “not intended to invalidate a writ-

work as an employee.

Employers should review any workplace

ten arbitration agreement that is otherwise

dress code and grooming policies and

enforceable under the Federal Arbitration

Businesses that do not appropriately clas-

eliminate any provisions that prevent em-

Act,” there will be years of litigation to de-

sify workers face a barrage of enforcement

ployees from wearing natural hair, afros,

termine the full impact of this law.

mechanisms and potentially significant

braids, twists, or locks.

The new law specifically exempts licensed real estate salespersons who have

consequences. In addition to claims from

tion of employment or continued employment, but may not refuse to hire, terminate

Employers who prefer arbitration should

workers, brought as individuals or on be-

Extended Time to Bring Claims

half of others under the California Private

Employees will now have 3 years to file

specify that they are governed by the Fed-

Attorneys General Act (PAGA), employers

employment-based claims with the Depart-

eral Arbitration Act; (2) arbitration agree-

may have to defend claims by the State At-

ment of Fair Employment and Housing

ments specify that they are not a condition

torney General, city attorneys, and district

(DFEH). The prior deadline was one year

of employment; and (3) any applicant or

attorneys, any of whom may now seek

from the date of the wrong. An employee

employee who declines to agree to arbi-

injunctive relief on behalf of workers.

must file a DFEH claim and obtain a right

tration is treated no differently than any

to sue letter before pursuing a lawsuit for

other employee.

Consumer Privacy Protections

violation of the Fair Employment and Hous-

assure that (1) arbitration agreements

The California Consumer Privacy Act

ing Act. Once the DFEH issues a right to sue

(CCPA) is a sweeping law applicable to

letter, the employee will have an additional

Employer Must Pay Arbitrator’s Fees Promptly

any business that collects personal infor-

year to file the lawsuit. As a result of this

When an arbitration agreement is

mation from consumers in the course of

change, employers are advised to retain

enforceable, the employer must pay

its business operations. Although regula-

employee records, including electronic re-

the arbitrator’s fees and most costs of

tions that will provide guidance on com-

cords reflecting an employee’s job perfor-

arbitration. The legislature perceived

pliance have not yet been adopted, the

mance, for at least 5 years after the end of

abuses by employers who have the abil-

law, which creates new consumer rights

the employment relationship.

ity to force employees into arbitration,

relating to the access to, deletion of, and

but could then delay the arbitration by

collected by businesses, goes into effect

Extended Time to Conduct Harassment Prevention Training

on January 1.

Employers were granted a one-year ex-

that employers who do not pay the fees

tension of time to conduct harassment

within 30 days after they are due will be

Personal information collected from a job

prevention training. All employers with

in breach of the arbitration agreement

applicant, employee, owner, director, of-

5 or more employees must now provide

and waive the right to compel arbitration,

ficer, medical staff member, or contractor

one hour of training to all employees and

giving the employee the ability to purse

will be governed by the CCPA. Because

two hours of training to any supervisor.

all claims in court.

many employers did not recognize that the

The training must be provided at least

CCPA would apply to information regard-

every 2 years. Employers who completed

ing applicants and employees, many CCPA

the training in 2019 need not repeat it

Enhanced Enforcement for Wage Claims

provisions applicable to employers will not

until 2021.

California employers who fail to pay

sharing of personal information that is

be implemented for one year and will not

failing to pay the fees. In order to control this perceived abuse, a new law provides

wages have long faced a variety of statu-

Beginning in January 2020, however, em-

Arbitration Agreements Arbitration Prohibited as Term of Employment

ployers are required to provide employees

Employers may no longer require job ap-

penalties will be available under the new

with notices about the business’s practices

plicants or employees to arbitrate claims

laws. Wage claims have long been difficult

for collecting personal information and

for violation of the California Fair Employ-

to defend, and dangerous because they

the employees’ eligibility to pursue claims

ment and Housing Act or Labor Code.

for data breaches.

Employers may offer arbitration either at

be effective until January 1, 2021.

30

JANUARY 2020 | SF APARTMENT MAGAZINE

tory penalties. The penalties may be assessed against the employer and those who control payment of wages. Two new

In the Works… continued on page 40

w

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Speak Up!!

5/20/11 1:16 PM

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

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

Would you recommend SFAA services and products?

•

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•

How has SFAA helped you with your rental property?

•

What do you like most about SFAA?

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SF APARTMENT MAGAZINE | JANUARY 2020

31

Glass HALF FULL written by

C A S S A N DR A JOAC H I M

Fill vacancies at top rents with qualified tenants through the slow, winter months.

The Bay Area is a major employment hub with the tech-sector being the fastest growing part of the economy, and trends show no sign of slowing down. People from all over the world continue to move to the Bay Area, San Francisco being a top desirable city. So how can rental property owners keep this positive momentum going through the slower winter months?

When autumn begins to peek its head, days slowly become shorter, and the holidays quickly come and go, the stresses of a vacant rental seem never-ending. Yes, many of us feel the pain when winter yet again sneaks up on us. The end of the year is a time to reflect, while the beginning of the year is a time to take action. The first step is having a clear understanding of your rental business needs.

The Market It’s important to understand where your rental business stands. The tech industry is the fastest growing part of the employment economy; technology disrupts the traditional nature of all businesses. This could mean a number of things for a rental business, from more complex and time consuming building upgrades, to day-to-day operations.

Arguably, day-to-day operations may also seem time-consuming, unless you’ve opted for innovative processes and technology that fit your budget and needs. In today’s tech-driven market, the most important needs are cost and agility. With the right tools, you will be empowered to confidently make quick decisions, and never fall victim to vacancy loss.

When you have an upcoming available rental or one that is ready for immediate move-in, the next steps shouldn’t feel stressful or tedious.

32

JANUARY 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2020

33

Advertise

ensures you are able to respond rapidly, so

documentation for proof of income. Seem-

Get the word out by posting your available

you don’t lose the lead!

ingly eager renters will at times already have documents and credit reports on

rental to as many online listing sites as possible and creating a repeatable process

Make your templated response personal:

them. To protect your business, always ask

for communicating with all leads. Finding

use the potential renter’s name, show

that the renter follow your secure and vet-

a new tenant is the part of your business

enthusiasm for their interest, and include

ted application process instead.

where you have the most flexibility to offer

identifiable details, but keep it short and to

a high-tech solution to match the demands

the point. Remember, just like you are man-

Applications

of the market.

aging multiple inquiries, renters in the mar-

Send all potential renters the application

ket are also managing multiple responses.

to apply. This can be done prior to show-

Start by templating the description for

Make it easy for them to find information

ings, during or after, as long as you have

your rental advertisement. Include high-

they need, such as the address or your

their contact info. Strong rental criteria and

lights about the location and the rental

contact information. Whether scheduling

a thorough screening process, combined

itself. Write short paragraphs and bullet

personal tours or open houses, always try

with allowing everyone who is interested

specific details. Renters are searching for

to obtain the renters’ contact information

to apply ensures you are finding the right,

a new home in a sea of listings, skimming

in order to follow up.

qualified tenant while increasing the

and quickly moving on to the next. Make

number of submitted applications. If you

the description easy to read, and if there is

When coordinating your availability, it’s im-

are waiting until after a tour to send the ap-

a highly desirable amenity you offer, don’t

portant not to schedule too far in advance.

plication, don’t wait too long! Knowing the

be afraid to repeat that amenity in more

Manage your schedule on a per week basis.

market, potential renters are more likely to

than one way throughout the description.

You’ll want to schedule right away. If you

apply right after they leave a showing.

cannot be at the rental on a daily basis, try Include a ton of photos. The more pho-

at least every other day, or list available

Make it easy for your new tenant to apply

tos, the longer you will hold a potential

times in the rental description. The San

by sending a digital, online application

renter’s attention. Professional photos are

Francisco rental market is as fast moving as

that gathers all data, documents and credit

a great investment, but may not always

the tech industry; unless there is a specific

reports in one spot. Online applications are

be an option. If you are limited to photos

reason for a showing more than a week

a more secure process in comparison to pa-

on a personal device, follow a few best

away, it’s likely your lead will end up cancel-

per applications that have obvious personal

practices for real estate photography like,

ing and potentially wasting your time.

information potentially floating from place

choosing the right time of day, using natu-

to place. Plus, an online application gives

ral light or a flash (or both), and working

Rental Tours

the renter freedom to complete this step

the angles. A quick online search of real

On the day of scheduled tours, confirm

immediately and at their convenience.

estate photography tips can provide you

with perspective tenants at least three or

with a number of different techniques to

four hours prior to the appointment that

Don’t waste time attempting to prescreen

try for your unique rental.

they will be there. If you were able to save

a second time. At this point serious renters

their phone numbers, send an SMS, text

know your criteria and do not mind filling

Next, find a tool that creates multiple list-

message confirmation. Text is a fast and

out the application, uploading documents

ings for you. Even with a template for your

effortless way to communicate on the day

and submitting their credit report for your

advertisement, having to post on more

of, assuming you will not have the time to

consideration. When reviewing an applica-

than one listing site can be very time con-

check email or answer calls.

tion, you want everything that is needed for

suming. This should not deter your efforts

you to make the best decision altogether,

when it comes to your business, however;

In the message, ask for their confirmation

and ready in one spot. Leaving the process

there are smart, affordable software tools

and welcome any reason for cancelation.

open to additional steps runs the risk of

that do the work for you.

Of course, it is never ideal to receive a

both decision fatigue, and losing a quali-

cancelation—but your time is valuable, and

fied tenant. The right technology for your

being open to the cancelation upfront costs

process should include the application and

you a lot less than a no-show later.

credit report in a single easy step.

open houses or personal tours. Many email

The rental tour process gives you and the

When operating in a market like San

providers like Gmail allow you to save

potential renter an opportunity to ini-

Francisco, you could have international

templates in your email settings. Other-

tially screen. They will better understand

applicants new to the United States who

wise, you can save a Word document to

if it is a place they can call home while

do not have a social security number. You

your desktop, or somewhere you can easily

you talk about your business criteria such

want to provide the same rental criteria

open, edit when necessary, then copy and

as required rent-to-income ratio, accept-

paste your response to each inquiry. This

able minimum credit scores, and types of

Prepare Create a separate template for lead responses and prepare your schedule for

34

JANUARY 2020 | SF APARTMENT MAGAZINE

Glass Half Full… continued on page 55

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35

COLUMN

RENT BOARD REDUX

Regrettable Renovations w r i t t e n b y T H E S A N F R A NC I S C O R E N T B OA R D

During renovations, landlords should compensate tenants for deceases in services and loss of quiet enjoyment.

surrounds, breaking the elevator down; the demolition far exceeds what’s listed in DBI’s permits; they’ve used no elevator pads; doors to the front lobby and both garages are continually propped open; open access renders her insurance policies null and void. She said

Editor’s Note: The following San Fran-

in every room and water damage as

that she fears what stranger she will

cisco Rent Board cases are real, though

a result of that work. Two units were

encounter in the hallway. She said that

they have been edited for space and

breached when workers broke through

in 2010 there was a murder in the build-

clarity. They have been selected to

their ceilings, and at times the entire

ing when someone who did not have

highlight some of the more interesting

apartment shook from the demolition;

access gave access.

cases that the board reviewed at its

there is plaster dust everywhere, walls

recent commission meetings. For full

and ceilings are damaged in common

The tenants’ petitions alleging de-

rent board agendas and minutes,

areas and the carpet is filthy. She said

creased housing services due to a loss of

please visit sfrb.org.

she has had to work remotely and quiet

quiet enjoyment and for the loss of their

enjoyment has been breached.

wood-burning fireplaces were granted.

900 Block of Chestnut Street

The Administrative Law Judge found the

One tenant in the building told the

Another tenant in the building said

landlord liable to one tenant for rent re-

Board that the basis of the landlord’s

that the landlord cites the work as hav-

ductions in the amount of $1,746.00 with

appeal is disingenuous. The landlords

ing a benefit to the tenants, but that the

an ongoing rent reduction of $180.00

argue that they are performing reason-

work being done on the unit above is

until the service is restored. The ALJ

able and necessary repairs, and that the

a complete overhaul with the sole pur-

found the landlord liable to the tenants

work is being performed in a timely

pose of maximizing its value, with no

in another unit for rent reductions in

manner and does not interfere with the

tangible benefit to the tenants below.

the amount of $1,300.00 with an ongo-

tenants’ full use of housing services,

She said that the landlord cited Golden

ing rent reduction of $100.00 until the

nor their right to occupy the prem-

Gateway as a corollary to their situa-

service is restored. On appeal of the loss

ises. This tenant said that these are not

tion, but here, the current construction

of quiet enjoyment claim, the landlord

repairs and maintenance for the ten-

has nothing to do with her benefits;

argues that the overpayments are barred

ants’ benefit, nor is it done in a reason-

they have broken through the ceiling

by the decision in Golden Gateway.

able timeframe, and they are instead

of her closet, knocked out lights in

remodeling units as they become avail-

ceiling; and there are several visible

Decision: MSF: To accept the appeal and

able, turning 1-bedrooms into 2, and

and continually growing cracks; and

remand the case to the ALJ to comply

studios into 1-bedrooms, in an effort to

they will need to request the work be-

with the decision in Golden Gateway

increase the rent of those units and in-

ing re-worked. She said that they are

with regards to the construction and

crease the value of the property. In the

in constant fear of the ceiling being

decreased housing services (2-3). MSC:

process they are causing damage to ad-

breached or some other incident, and

To deny the appeals (3-2).

jacent units that will need subsequent

there is no end to construction that has

repair. She said that the remodel of one

been going on for over a year. They are

700 Block of Arguello Avenue

unit began in November 2018 and is

not just mild annoyances and inconve-

The attorney for the landlord told

still under construction; the wording

niences over an unreasonable amount

the Board that the ALJ found that the

on the permit does not mention re-

of time, but a continual invasion of

tenant permanently resided in Ne-

moval of the working fireplace and wall

space and privacy.

vada when a rent-increase notice was

and removal of the chimney stacks,

served. He’d moved there, registered A 43-year resident of the building said

to vote in Nevada, and did not pay

to come crashing through into her unit.

that the current demolition is intermi-

taxes to the Franchise Tax Board for

She said that there are numerous cracks

nable; the workers are using a single

years, which is perfectly consistent

which has caused bricks, soot and ash

36

elevator to dispose of 34 clay chimney

JANUARY 2020 | SF APARTMENT MAGAZINE

sf.0219.rentals-in-sf.pdf

1

2/6/19

7:16 AM

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37

with his establishing domicile in Ne-

services was granted in part and denied in

vada and becoming a non-resident in

part. The Administrative Law Judge found

California. He said that there is nothing

that the original occupant no longer per-

wrong with his reliance on the benefits of

manently resided at the subject unit when

Nevada tax law, but he can’t have it both

the notice of rent increase was served, and

ways; he didn’t pay taxes in California

that the lawful sublessee did not reside

because he was not domiciled here. The

in the unit prior to January 1, 1996. The

landlord attorney argued his statement

ALJ found that the landlord is entitled to

on appeal should be disregarded; there

impose an unlimited rent increase pursu-

was no opportunity to cross-examine;

ant to Civil Code Section 1954.53(d)(2) of

“permanently resides” should mean do-

Costa-Hawkins.

miciled—either the tenant only resided in Nevada or he only permanently resided

The ALJ found the landlord liable to

in California. He asked that the Board re-

the original occupant in the amount of

verse the ALJ’s decision.

$120.00 for lack of heat for the period of December 24, 2018 through March 6, 2019.

The tenant said that a claim that he in-

The ALJ also found that the original oc-

tended to move to Nevada to avoid and

cupant did not meet his burden of proving

evade his taxes is false. The tenant said

that the change back to the original lock-

that he went to Nevada to help his wife,

set, nor the garage door opener replace-

from whom he is now separated, and with

ment in 2005 or 2006 gave rise to a loss of

whom he now has joint custody of his

quiet enjoyment that rose to the level of a

18-month old daughter, establish herself.

substantial decrease in housing services.

He said that the rent increase is retalia-

On appeal, the tenants contend that the

tory because he’d reported lead. He said

original occupant continues to perma-

that he works in nonprofit education, and

nently reside in the subject unit.

can’t afford rent elsewhere, and it was never his intention to evade taxes.

The attorney for the tenants told the Board that during the hearing, the landlord in-

The tenant’s petition alleging an unlaw-

troduced a video of the front door of the

ful rent increase under the Costa-Hawkins

building. He said that the landlord had

Rental Housing Act was granted. The ALJ

witness-tenants testify that the original oc-

found that the landlord did not meet the

cupant was never at the building, when in

burden of proving that the tenant petitioner

fact the video did show him at the building,

no longer continued to permanently reside

so the witness testimony should be disre-

in the subject unit at the time the notice of

garded. The attorney for the tenants said

rent increase was served, and that the rent

that the video raised the issue as to whether

increase from $3,540.00 to $5,500.00, effec-

there was another entrance that the origi-

tive June 1, 2019, was therefore not autho-

nal occupant used; and that he said he used

rized by Civil Code Section 1954.53(d)(2).

the back door, as it was easier for him to access the bus stop that way. The attorney

On appeal, the landlord argues that Costa-

requested that the Board remand the case

Hawkins does not allow an individual to

back to the ALJ, to allow the parties to issue

simultaneously permanently reside in two

a subpoena and “find out the truth.”

separate rental units in two separate states, and that the tenant petition cannot be a res-

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

ident of California because no tax returns

MSC: To deny the appeal (3-2).

were filed in California in 2017 or 2018 To learn more about the San Francisco Decision: To deny the appeal (3-2)

Rent Board, call 415-252-4602 or go to sfrb.org.

1300 Block of 17th Avenue The tenants’ petition alleging an unlawful rent increase under the Costa-Hawkins Rental Housing Act and decreased housing

38

JANUARY 2020 | SF APARTMENT MAGAZINE

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem.

Legal

?’s

Get Answers.

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 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.

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39

In the Works… continued from page 30

• Have access to electricity, extension

importantly, any time a person who has

cords, or charging stations needed to

made a claim applies for work, and is re-

often apply to a large group of employees.

operate an electric or battery-powered

jected, the employer should have docu-

The new penalties increase the employees’

breast pump; and

mented, objective reasons for declining to re-hire the employee.

ability to recover amounts significantly greater than the unpaid wages.

• Have access to a sink with running water and a refrigerator or other cooling

First, employees who are not paid the

device suitable for storing milk near

agreed upon wage may recover penal-

the employee’s workspace.

ties in addition to the unpaid wages. The penalties are $100.00 per employee per

A multipurpose room may be used for lac-

pay period for the first violation. If the

tation, but lactation must take precedence

employer has subsequent violations, the

over the other uses, when it is needed for

penalties increase to $250.00 per em-

lactation and related activities.

ployee per pay period, even if the failure to pay is not intentional. When the em-

In a multitenant building or multiem-

ployer has not paid minimum wages, in

ployer worksite, businesses may desig-

addition to penalties, the employee can

nate a shared space for lactation if the

recover the wages, and equal amount as

employer cannot provide a lactation

liquidated damages, interest, penalties,

location within its own premises. Employ-

and attorneys’ fees.

ers or general contractors coordinating a multiemployer worksite are required to

In another enforcement mechanism,

provide lactation accommodations within

employees who are paid less based on

two business days after any subcontractor

sex, may now pursue penalties that were

or employer sharing the space provides a

previously recoverable only by the State.

written request on behalf of an employee.

The penalties are $100.00 per employee per pay period for the first violation. If

Paid Family Leave Benefits

the employer has subsequent violations,

As of July 1, 2020, California’s Paid Family

or the violation is intentional, the penal-

Leave benefits will increase from 6 to 8

ties increase to $250.00 per employee

weeks. These payments are made by the

per failure to pay, plus 25 percent of the

state, so will not directly affect the em-

unpaid amount.

ployer’s obligations. Employers should,

Expanded Requirements for Lactation Accommodation

however, be prepared for employees to take more time off as the result of the additional benefits. Employers should also

Nursing mothers must have a private loca-

review any policies or notices regarding

tion, other than a bathroom, to express

Paid Family Leave to be sure that they ac-

milk. The employee’s normal worksta-

curately describe the leave.

tion can be used, if it fulfills all the new requirements. Under the new statute, the

Settlement Agreements

space must:

Many employers who settle employment claims routinely include provisions that

• Be near the employee’s work area,

the employee may not apply to or work

shielded from view, and free from in-

for the employer or a related entity. These

trusion while the employee is express-

no re-hire provisions will be unlawful

ing milk;

unless the employee was found to have engaged in sexual harassment or sexual

• Be safe, clean, and free of hazardous materials;

assault. In addition, an employer is not required to continue to employ or to rehire a person if there is a legitimate nondis-

• Contain a surface to place a breast pump and personal items;

criminatory or nonretaliatory reason for terminating or refusing to rehire the person. In the future, employers should

• Contain a place to sit;

40

JANUARY 2020 | SF APARTMENT MAGAZINE

not include no re-hire provisions. More

Maggie Grover has worked with California employers, helping them to understand the complex state and federal laws governing the employment relationship, for more than 30 years. She also conducts neutral investigations and mediates employment-related claims. She can be reached at mgrover@groverworkplacesolutions.com or 415.596.9433.

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41

five

Legal Q&A… continued from page 16

July 1, 2020 will therefore not have exemption from TPA rent control.

If a property is covered by TPA rent control, then rent increases are limited to not more than 5% plus CPI, or 10%, whichever

ways to connect

is lower, within any 12 month period. So if the CPI was 3.5%, rent could not rise more than 8.5% in a 12-month period. There also cannot be more than two individual increases within that 12-month period, if the same tenant is in residence for that time. This limitation does not apply to new tenancies in vacant units, consistent with the familiar rule in Costa-Hawkins. The TPA also prohibits subleases, which (even in aggregate) rent for more than the master lease. However, this does not create a cause of action by landlords to evict or increase rents on master tenants who gouge their subtenants.

SFAA will always be available by phone, email and in

To summarize, the exemption for family-

person, but now you can connect with SFAA online, too.

owned, single-family homes is no longer

Follow the happenings of your fellow SFAA members and

firmative step of giving the written notice

find out the latest in the industry by connecting with SFAA

notice must be embedded into the lease as

on Facebook. Search San Francisco Apartment Association

automatic. It also requires taking the afexactly as required by law, and soon that part of a new tenancy. Landlords can protect themselves now by proactively chang-

and “Like” it to add it to your news feed. Follow SFAA on

ing the terms of their rental agreements to

Twitter at www.twitter.com/SFAptAssoc.

and consult with an attorney to help ensure

include the statutory notice printed above, that your single family home properties will maintain their exemption under the Tenant Protection Act. —Matthew Quiring

Q.

Residents have moved out, but they left behind a full apartment’s worth of furniture. They are not responding to my emails or phone calls. What are my options?

A. The answer to this question depends in large part on whether the rental unit is a residential or commercial unit. If the unit is a residential unit, the landlord’s options would be governed by Civil Code Sections 1951.3, 1987 and 1988. Taken together, these sections provide that when a tenant has abandoned personal property (i.e.,

42sfaa."connect"filler.indd JANUARY 20201 |

SF APARTMENT MAGAZINE

2/18/11 10:59 AM

sfaa

furniture, papers, personal effects, etc.) at

the rental unit, the landlord must post and

mail a notice describing the personal property left behind by the tenant. The notice is called a Notice of Belief of Abandonment

or a Notice of Right to Reclaim Abandoned Property. The notice should affix pictures of the personal property in question and accurately list the items.

sfaa 2020 Member Meetings

SFAA general member meetings are held every third Monday of the month. If the third Monday is a holiday the meeting will be held the following week on the fourth Monday. Unless otherwise noted below, the member meetings are held at the:

If the notice is personally served, the tenant has 15 days to respond to the notice and re-

claim the abandoned property. If the notice

Jewish Community Center, Kanbar Hall, 3200 California Street

is mailed, the tenant has 18 days after the

notice is deposited in the mail to respond.

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If the tenant responds within the above referenced period, the landlord must

return the tenant’s personal property to the tenant. If the tenant fails to respond by the above referenced period and the landlord “reasonably believes” the personal property is worth more than $700.00, the landlord must sell the property at a public sale by competitive bidding. However, if the landlord reasonably believes the property

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New Rental Housing Laws of 2020

February 24th, 2020

March 2020 Election and Tax Overview

March 26th, 2020

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is worth less than $700, the landlord may retain the property for their personal use or dispose of it in any manner.

For commercial real property, the process

*Submit legal questions for the legal panel via email to maria@sfaa.org.

is fairly similar, but is governed by Civil Code Section 1993. The key difference is that the landlord cannot retain for his own use or dispose of a tenant’s personal property after the above referenced period unless he reasonably believes the personal

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property is worth less than $2,500.00—a much higher threshold than the $700.00 figure for residential property.

Landlords should be careful to follow the letter of the law with regard to the disposition of abandoned tenant property.

• • • • •

an opportunity to present your product or service at the member meeting; table display for networking before and after the meeting; advertisement printed on the meeting agenda; e-blast of marketing materials to thousands of SFAA members; and sponsorship announcement in e-newsletter prior to the meeting.

—Johnathan Madison The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100. Susan Breed is with The Offices of Denise A. Leadbetter and can be reached at 415-572-5015.

San Francisco Apartment Association 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112

SF APARTMENT MAGAZINE | JANUARY 2020

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JANUARY 2020 | SF APARTMENT MAGAZINE

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FORM #

FORM TYPE

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SFAA 2019

SFAA Residential Rental Agreement – 2019

$20 each

10 for $180

$100 each

SFAA

SFAA Non-Rent Control Residential Tenancy Agreement

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N/A

$100 each

2.0

CAA Rental Agreement (Month to Month)

$15

$40 pad of 25

2.1

CAA Lease Agreement

$15

$40 pad of 25

SFAA

Short Term Rental Notice

$15

$40 pad of 25

2.2

Addendum to Rental Agreement

$15

$40 pad of 25

41.0

Guarantee of Rental Agreement

$15

$40 pad of 25

16.0

Move In/Out Form

$20 pad

$40 pad of 25

7.5

Notice of Initial Inspection to Residents

$15

$40 pad of 25

Protect Your Family From Lead (Pamphlet)

$2

$40 pad of 25

Bay Area Air Quality Management District Wood Burning Hazard

$15

$40 pad of 25

37.0-BA SFAA

Fire Safety Disclosure

SFAA Fire 1

Fire Safety Sign

Prop 65

Proposition 65 Brochure

Prop 65516

Proposition 65 Sign (plastic)

SFAA

Parking Agreement

$15

$40 pad of 25

$20 each

$15

N/A

$15

$40 pad of 25

$20 each

$16 for 3+

N/A

$15

$40 pad of 25

SFAA

Parking Agreement Non-Resident

$15

$40 pad of 25

Storage Agreement

$15

$40 pad of 25

13

Pet Agreement

$15

$40 pad of 25

60.0

Assistive Animal Request and Documentation Packet

$15

$40 pad of 25

60.1

Assistive Animal Addendum

$15

$40 pad of 25

36.1

Bedbug Notification

$15

$40 pad of 25

36.0

Bedbug Notification Addendum

$15

$40 pad of 25

SFAA

Neighboring Place of Entertainment

$15

$40 pad of 25

PM02

Emergency Procedure Information for Tenants

$15

$40 pad of 25

19.0

Twenty Four Hour Notice to Enter Dwelling Unit/Premises

$15

$40 pad of 25

SFAA

Thirty Day Notice Change of Monthly Rent

$15

$40 pad of 25

5.2

Sixty Day Notice Change of Monthly Rent

$15

$40 pad of 25

SFAA

Thirty Day Notice Change of Terms of Tenancy

$15

$20 each

SFAA

Three Day Notice to Pay Rent or Quit

$15

$20 pad of 25

SFAA

Three Day Notice to Perform Covenants of Quit

$15

$40 pad of 25

SFAA

Three Day Proof of Service

$15

$40 pad of 25

SFAA

General Proof of Service

$15

$40 pad of 25

2.3

Resident’s Certificate of Terms (Estoppel Certification)

$15

$40 pad of 25

21.0

Thirty Day Notice of Resident’s Intent to Vacate

$15

$40 pad of 25

SRT

Acknowledgement of Residents Intent to Vacate

$15

$40 pad of 25

18.D

Itemized Disposition of Security Deposit

$15

$40 pad of 25

SFAA

Security Deposit Interest

$15

$40 pad of 25

8.0

Notice of Belief of Abandonment

$15

$40 pad of 25

9.0

Notice of Right to Reclaim Abandoned Personal Property

$15

$40 pad of 25

10.0

Notice of Right to Reclaim Abandoned Personal Property ($700 or more)

$15

$40 pad of 25

PUBL

Managing Rental Housing in California Reference Guide (Book)

$50 each

$120 each

On-Site Employee Agreement (set)

$15

COST

pick up only

SFAA

1.2

QUANTITY

$40 pad of 25

SFAA Members can download and access forms directly from the SFAA and CAA websites. Please log in to account, go to Resources and click Downloadable Forms.

Internal Order Date: Use Only

Taken by: Credit Card

Cash

Prices listed are for SFAA members

Check

Invoice

Sub-Total: 8.75% Tax: Postage Flat Rate:

• Prices differ for non-members • All sales are final

San Francisco Apartment Association

265 IVY STREET

TOTAL:

SF APARTMENT MAGAZINE | JANUARY • SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • WWW.SFAA.ORG

2020

45

sfaa 2 2020calendar

sfaa

January

February

MONDAY, JANUARY 6

WEDNESDAY, JANUARY 8

MONDAY, FEBURARY 3

TUESDAY, FEBRUARY 4

11:30 a.m.

Fort Mason Center

11:30 a.m.

Possession of Your Unit

Board of Directors Mtg.

How to Serve Notices

2A Marina Blvd, Bldg. C, RM#205

Board of Directors Mtg.

Legal Options to Regain Fort Mason Center

2A Marina Blvd, Bldg. C, RM#230

6:00 p.m. to. 8:30 p.m.

6:00 p.m. to. 8:30 p.m.

Members $65 Non Members $85

Members $65 Non Members $85

WEDNESDAY, JANUARY 15

WEDNESDAY, JANUARY 22

THURSDAY, FEBRUARY 6

WEDNESDAY, FEBRUARY 12

Fort Mason Center

Class

Rent Control Overview

Fort Mason Center

Landlord Etiquette Class

2A Marina Blvd, Bldg. C, RM#205 2:30 p.m. to. 5:00 p.m.

Members $65 Non Members $85

Tenant Disability & Protected Fort Mason Center

2A Marina Blvd, Bldg. C, RM#205 6:00 p.m. to. 8:30 p.m.

Members $65 Non Members $85

AB 1482 Statewide

Fort Mason Center

2A Marina Blvd, Bldg. C, RM#205 6:00 p.m. to. 8:30 p.m. $100 members only

Marijuana Class

2A Marina Blvd, Bldg. C, RM#205 2:30 p.m. to. 5:00 p.m.

Members $65 Non Members $85

MONDAY, JANUARY 27

WEDNESDAY, JANUARY 29

TUESDAY, FEBRUARY 18

MONDAY, FEBRUARY 24

Jewish Community Center

Your Unit

Fort Mason Center

Jewish Community Center

SFAA MEMBER MEETING 3200 California Street Kanbar Hall

6:00 p.m. to 8:00 p.m.

Marketing 101 Class: How to Lease Fort Mason Center

2A Marina Blvd, Bldg. C, RM#205 6:00 p.m. to. 8:30 p.m.

Members $65 Non Members $85

SFAA offices will be closed on Wednesday, January 1 and Thursday, January 2 for New Years Day, and Monday, January 20 for Martin Luther King Day.

46

JANUARY 2020 | SF APARTMENT MAGAZINE

Rodents 101

2A Marina Blvd, Bldg. C, RM#230 6:00 p.m. to. 8:30 p.m.

Members $65 Non Members $85

SFAA MEMBER MEETING 3200 California Street Kanbar Hall

6:00 p.m. to 8:00 p.m.

SFAA JANUARY MEMBER MEETING MONDAY, JANUARY 27, 2020 JEWISH COMMUNITY CENTER 3200 CALIFORNIA STREET KANBAR HALL 6:00 P.M. TO 8:00 P.M. TOPIC: NEW RENTAL PROPERTY LAWS OF 2020 SPONSOR: OPTIMUS BUILDING SERVICES AND GREAT ESCAPE FIRE ESCAPE

join online at sfaa.org or call 415.255.2288

2020 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$25.00

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.

This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999.

ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

2015-2016

$18.50

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

CAPITAL IMPROVEMENTS

The capital improvement interest rates for 3/1/19 through 2/29/20 are listed below: AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

2.8%

.01312

10 YEARS

2.9%

.00961

15 YEARS

3.0%

.00691

20 YEARS

3.0%

.00555

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

INTEREST ON DEPOSITS PERIOD

AMOUNT

03/01/19 - 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%

2014-2015

$18.00

03/01/15 - 02/29/16

0.1%

2013-2014

$14.50

03/01/14 - 02/28/15

0.3%

2012-2013

$14.50

03/01/13 - 02/28/14

0.4%

2011-2012

$14.50

03/01/12 - 02/28/13

0.4%

2010-2011

$14.50

03/01/11 - 02/29/12

0.4%

2009-2010

$14.50

03/01/10 - 02/28/11

0.9%

2008-2009

$14.50

03/01/09 - 02/28/10

3.1%

2007-2008

$13.00

03/01/08 - 02/28/09

5.2%

03/01/07 - 02/29/08

5.2%

2006-2007

$11.00

03/01/06 - 02/28/07

3.7%

2005-2006

$10.00

2004-2005

$11.00

2003-2004

$21.50

2002-2003

$21.50

ALLOWABLE RENT INCREASES

2020 – 2021: 1.8%

Effective March 1, 2020, through February 28, 2021, the allowable annual rent increase is 1.6%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.

ALLOWABLE RENT INCREASES PERIOD

AMOUNT

03/01/20 - 02/29/21

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 #320 San Francisco, CA 94102 415-252-4600 www.sfgov.org/rentboard

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600

& information

sfgov.org/rentboard

SF APARTMENT MAGAZINE | JANUARY 2020

47

sfaa professional

services directory 1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY 415-244-1339 www./firstexchange.com/ HERITAGE CAPITAL ADVISORS Eric Scaff 415-834-1031 www.heritagecap.com LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP Elizabeth Shwiff 415-291-8600 x232 www.slpconsults.com

ALARM COMPANY

AEC ALARMS Michelle Rogers 408-298-8888 x123 www.aec-alarms.com/

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 www.openscopestudio.com Q ARCHITECTURE Dawn Ma www.que-arch.com

415-695-2700

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION J.J. Panzer www.ppmaofsf.org

ATTORNEYS

BECKMAN, FELLER & CHANG PC Karen Wagner 415-766-0647 BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law CHONG LAW Dolores Chong DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

415-490-9020

FRIED & WILLIAMS LLP Clifford E. Fried www.friedwilliams.com

LAW OFFICES OF KAREN Y. UCHIYAMA Karen Y. Uchiyama 415-563-9300 karen@uchlegal.com

415-421-0100

MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com

GOLDFARB & LIPMAN LLP Erica Williams 510-836-6336 eorcharton@goldfarblipman.com goldfarblipman.com 415-995-5065

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law

415-861-8800

MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com

JACOBSON LAW PC Isaac@jacobsonlawsf.com 415-421-0100 KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com LAW OFFICES OF FRANCISCO GUTIERREZ Francisco Gutierrez 415-805-6508 francisco@gtzlegal.com LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net THE LAW OFFICES OF KIMBALL, TIREY & ST. JOHN LLP Daniel Kimball 800-525-1690 www.kts-law.com LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com

415-438-7807

LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net

JANUARY 2020 | SF APARTMENT MAGAZINE

MATLIN & ASSOCIATES Shauna L. Matlin, Esq. 415-305-5637 www.sfevictionattorney.com

HANSON BRIDGETT LLP Brett Gladstone www.hansonbridgett.com

415-409-7611

415-753-3811

LAW OFFICE OF KEVIN P. GREENQUIST Kevin Greenquist 415-977-0444x234 www.ztalaw.com

FISHER & PHILLIPS, LLP Jason Gellar www.fisherphillips.com

LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com

48

FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070

LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net

NICHOLAS GOLDMAN LAW Nicholas Goldman 415-350-8740 nicholas@nicholasgoldmanlaw.com O’GRADY LAW GROUP John O’Grady john@ogradylaw.com www.ogradylaw.com

415-986-8500

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com TOUR-SARKISSIAN LAW OFFICES Christine Tour-Sarkissian 415-626-7744 www.tslo.com TRN LAW ASSOCIATES Tiffany Norman tiffany@trnlaw.com

415-823-4566

WASSERMAN-STERN David Wasserman 415-567-9600 www.wassermanstern.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

ZACKS, FREEDMAN & PATTERSON, P.C. Andrew M. Zacks 415-956-8100 www.zfplaw.com ZANGHI TORRES ARSHAWSKY, LLP John P. Zanghi 415-977-0444 www.zatlaw.com

BEDBUG DETECTION

SCENT TEK Brent & Kevin Youngblood 415-933-0879 www.scent-tek.com

CLEANING SERVICES MARVEL MAIDS Sherri Jessen www.marvelmaids.com

415-546-8000

OPTIMUS BUILDING SERVICES Claudia Giraldo 650-290-4607 optimusbuildingservices.com PUMA POWER WASH Tiger Guy 415-825-2559 info@pumapowerwash.com www.pumapowerwash.com

CONSTRUCTION

CURRENT CONSTRUCTION David Breslin 415-969-6915 office@currentcon.com www.currentconstruction.com

CONSULTANTS: PERMITS & PLANNING

CENTER FOR SUSTAINABLE ENERGY Sarah Bliss 858-633-8099 sarah.bliss@energycenter.org EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS

AGUILEAR CONSTRUCTION COMPANY Javier Aguilear 707-495-3932 javier@aguileraco.com

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

ELEVATOR SERVICES KONE ELEVATORS Brandon John Edwards www.kone.us

415-518-5297

ENERGY SERVICES / GAS & ELECTRIC

PACIFIC GAS & ELECTRIC COMPANY Sebastian Conn 415-972-5201 www.pge.com

ENVIRONMENTAL CONSULTING

A-1 CERTIFIED ENVIORNMENTAL TESTING/DUCT CLEANING Carl Gibbons 888-217-2719 chelseap60@hotmail.com a-1certifiedenvironmentalservices.com OPTIMUM INSPECTION Elad Gal 510-590-1758 info@optimummoldinspection.com

P.W. STEPHENS INC. Sheri Buenz www.pwsei.com

510-651-9506

FIRE ESCAPE INSPECTION & MAINTENANCE ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

415-279-6113

GREAT ESCAPE FIRE ESCAPE SERVICE, INC. Rich Henderson 415-566-1479 www.greatescapeinc.com

FIRE PROTECTION CONTRACTORS

BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com MAZZY’S FIRE PROTECTION Scott Mazzarella 415-665-5553 www.mazzysfire.com

FURNITURE RENTALS

BROOK FURNITURE RENTAL — NORCAL Vickie Espinosa 408-720-1252 www.bfr.com

GARBAGE COLLECTION SERVICES

RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.com RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 www.arm-i.com BARBARY INSURANCE BROKERAGE Gerald Becerra 415-788-4700 www.barbaryinsurance.com BIDDLE-SHAW INSURANCE SERVICES, INC Greg Holl 415-586-7200 www.biddleshaw.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 SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

LAUNDRY EQUIPMENT

CSC SERVICE WORK (COINMACH CORP.) 800-526-1313 www.coinmachcorp.com EXCALIBUR LAUNDRIES Richard Lisowski 415-884-2238 www.excaliburlaundries.com WASH MULTIFAMILY LAUNDRY SYSTEMS Cathy Barsotti 650-340-8054 www.weblaundry.com

LENDING / FINANCIAL SERVICES

COUNTERPOINTE SRE David Snow 855-431-4000 www.counterpointeSRE.com FIRST FOUNDATION BANK Michelle Li www.ff-inc.com

415-794-2176

LENDING / FULL SERVICE BANKS

LUTHER BURBANK SAVINGS Gabriel Basso 510-601-2400 www.lutherburbanksavings.com

LENDING / INSTITUTIONS

CHASE APARTMENT LENDING Andre C. Ferrigno 415-644-2171 CHASE COMMERCIAL TERM LENDING Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking CHASE COMMERCIAL LENDING Ingrid Marlow 650-737-6212

LOCKSMITHS

CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086 WARMAN SECURITY Peter Badertscher www.warmansecurity.com

415-775-8513

MAINTENANCE REPAIR SERVICE

CITY REPAIR SERVICES Fernando Fonesca 415-602-6524 contact@citycarerepair.com MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com ONE STOP MAINTENANCE & PROPERTY SERVICES Lupe Villaloblos 408-829-0727 www.sf1stop.com WEST COAST PROPERTY MANAGEMENT Joseph Keng 415-885-6970 www.wcpm.com

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE Matthew Tom 415-782-8940 mtom@sfbar.org

SF APARTMENT MAGAZINE | JANUARY 2020

49

MORTGAGE BROKER THE RINCON GROUP Casey Wright

415-622-7450

ONLINE PAYMENT SERVICES IMANAGERENT Hatef Moghimi www.imanagerent.com

916-547-0049

ORGANIC WASTE SOLUTIONS

ECOSAFE ZERO WASTE, INC. Daniel Redick 310-569-0624 ecosafezerowaste.com Daniel@EcoSafeZeroWaste.com

PAINTING CONTRACTORS KRUITPAINTING, INC. Pieter Kruit www.kruitpainting.com

415-254-7818

MODAMAS INC. Gabriela Laz www.modamas.com

415-552-6567

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 www.tarapropainting.com

415-334-3277

property management 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 10.

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

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

AMERICAN MARKETING SYSTEMS INC. Robb Fleischer 415-447-2020 www.amsires.com

PROGRESSIVE PROPERTY GROUP Dace Dislere & Joe Gillach 415-515-4329

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com DEWOLF William Talmage www.dewolfsf.com

415-221-2032

GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com GREENTREE PROPERTY MANAGEMENT Mike McCamish 415-828-8757 www.greentreepmco.com J. WAVRO PROPERTY MANAGEMENT James Wavro 415-509-3456 LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

50

415-648-1516

PROPERTY FORCE, INC. John M. Way

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com

SHERWIN-WILLIAMS Khuat Hoang Sw7276362@Sherwin.com

415-576-1043

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com

PLUMBING SERVICES

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

PRIVATE INVESTIGATOR

WEN ANDASSOCIATES, INC. Hai Hua Wen 650-863-7925 www.sfpiwa.com

PROPERTY MANAGEMENT

ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 www.alexandersonproperties.com AMORE REAL ESTATE, INC Jerry Hsieh 415-567-4800 www.amoresf.com BORN PROPERTY MANAGEMENT Jason Born 650-271-7048 x 111 Jason@bornpm.com BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com

RE/MAX UP REAL ESTATE Thomas Nguyen www.uprealproperty.com

415-799-3728

CHANDLER PROPERTIES Carolyn Chandler 415-921-5733 www.chandlerproperties.com

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

415-386-3111

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

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

members JANUARY 2020 | SF APARTMENT MAGAZINE

415-589-3945

PAINTING SUPPLIES

DEWOLF REALTY CO. INC. William A. Talmage www.dewolfsf.com

415-221-2032

DJA PROPERTIES Brian James brian@djaproperties.com www.djaproperties.com EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

EQUITY ONE Brenda M. Obra www.equity1sf.com

415-441-1200

GAETANI REAL ESTATE Paul Gaetani www.gaetanireality.com

SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com

BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com

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

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

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

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

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

COLLIERS INTERNATIONAL-JAMIE KENDALL Jamie Kendall 415-788-3100 jamie.kendall@colliers.com

HANFORD•FREUND & CO. J. Timothy Falvey www.hanfordfreund.com

415-981-5780

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

HOGAN & VEST INC. Simon Wong simon@wongsf.com

415-237-6240

THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com/

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

INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc

WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com

WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com

LINSCH REALTY Natalie M. Dress www.lingschrealty.com

PROPERTY MANAGEMENT SOFTWARE

415-668-1202

415-648-1516

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com PACIFIC UNION INTERNATIONAL PROPERTY MANAGEMENT Susan Lucas 415-722-4724 www.pacunionpm.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com SC PROPERTY MANAGEMENT Robert Guglielmi 650-342-3030 bob.guglielmi@scpropsm.com SAN FRANCISCO STATE UNIVERSITY Thanh-Huyen Thi Tran 415-405-4000 employee_housing@sfsu.edu SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com

BUILDINGLINK.COM, LLC Cory Layne Spencer 877-501-7117 x. 519 DROPLIT, INC. Stephen Westerfield stephen@droplit.io

212- 235-7877

MANAGE CASA INC. Debe Koch 415-886-3535 accounting@managecasa.com PROPER David Berens david@proper.chat

415-528-7211

STESSA Victor Perez www.stessa.com

626-524-4931

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

REAL ESTATE APPRAISALS HARPER & ASSOCIATES Jay Harper JHARPSF@att.net

415-674-9243

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

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mark Bonn 415-614-4354 mbonn@apr.com ALAIN PINEL INVESTMENT GROUP Jay Greenberg 415-593-8615 www.aprinvestmentgroup.com ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com BAY AREA PREMIER PROPERTIES Peter Fisler 415-606-6621 www.bayareapremierproperties.com

COLLIERS INTERNATIONAL Brian Leung 415-288-7881 www.brian-leung.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 MARCUS & MILLICHAP David Nelson 415-312-2245 dnelson@MarcusMillichap.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com PACIFIC UNION COMMERCIAL Stephen Pugh spugh@pacunion.com S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

SHAMROCK REAL ESTATE COMPANY Trent Moore 415-359-2400 www.shamrocksf.com STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com TOUCHSTONE COMMERCIAL PARTNERS Matthew Gorman 415- 539-1118 mattgorman@tcpre.com VANGUARD COMMERCIAL BROKERAGE Allison Chapleau 415-516-0648 www.allisonchapleau.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com ZEPHYR COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com

SF APARTMENT MAGAZINE | JANUARY 2020

51

sfaa sfaa 2020 membership application

Thank you for joining the San Francisco Apartment Association. SFAA is dedicated to educating, advocating for and supporting the Rental Housing Community so that its members operate ethically, fairly and profitably. Please consult a tax preparer in advance to determine deductibility for your tax situation. Membership fees are subject to change.

MEMBERSHIP LEVEL & COST

REGULAR MEMBER DUES Units

Base Fee

Units Fee

1-50

$385 +

$6.45 per unit =

51-250

$475 +

$6.45 per unit =

251-500

$675 +

$6.45 per unit =

501-1,000

$875 +

$6.45 per unit =

1,001

$1,375 +

$6.45 per unit =

TOTAL UNIT AMOUNT:

HOLYOKE ALEXANDER REAL ESTATE Jason Keith 415-795-2282 www.holyokealexander.com MARCUS MILLICHAP Clinton C. Textor III 415-425-9123 www.marcusmillichap.com URBAN GROUP REAL ESTATE Louis Cornejo 415-863-1775 louis@urbangroupsf.com

MIRACLE METHOD OF SAN FRANCISCO Claire Gray 415-673-4211 www.miraclemethod.com

RENT BOARD PETITIONS

TOTAL AMOUNT:

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

Base Fee

Unit Fee

1-50

$485 +

$3.95 per unit =

51-250

$575 +

$3.95 per unit =

251-500

$775 +

$3.95 per unit =

501-1,000

$975 +

$3.95 per unit =

1,001

$1,475 +

$3.95 per unit =

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

RENTAL LISTING SERVICES AIRBNB Lorie McBrien lorie.mcbrien@airbnb.com www.airbnb.com

TOTAL AMOUNT:

ASSOCIATE MEMBER DUES: $495

949-422-7166

APARTMENT LIST Alex Mashburn 678-467-0411 amashburn@apartmentlist.com

CONTACT INFORMATION Contact Person

RESIDENTIAL LEASING

Company/Title

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com

Address City

State

Zip

GAVIN COOMBS COMPANIES INC. Gavin Coombs 415-509-4782 www.rentalradar.com

Mobile Phone Email Address

Website PAYMENT METHOD Amex

MC

Visa

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date HOW DID YOU HEAR ABOUT US?

Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

San Francisco Apartment Association 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112

52

ALAIN PINEL INVESTMENT GROUP Trigg Splenda 415-593-8616

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net

Units

Check

REAL ESTATE INVESTMENTS

REFINISHING / RESURFACING SERVICE

MANAGEMENT COMPANY DUES

TOTAL UNIT AMOUNT:

ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

JANUARY 2020 | SF APARTMENT MAGAZINE

J.S. SIGNATURE PROPERTIES Jeff Stephenson 415-577-2580 Jeff@JSsignatureproperties.com J. WAVRO ASSOCIATES James Wavro www.jwavro.com

415-509-3456

HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

RELISTO Eric Baird www.relisto.com

415-236-6116

RENTINGSF David Chesnosky dcrentsf@gmail.com

415-218-3700

RENTSFNOW Kathy Claussen kclaussen@veritasinv.com

415-762-0213

SAN FRANCISCO STATE UNIVERSITY Thanh-Huyen Thi Tran 415-405-4000 employee_housing@sfsu.edu STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com TARGA RESIDENTIAL BROKERAGE INC. Ray Amouzandeh 415-494-7009 www.rayrealtor.com

SECURITY

ADT-MULTI FAMILY Jeanette Mendez jjmendez@adt.com www.adt.com/smart-

CONTRACTOR OR VENDOR?

ACCOUNTANTS & TAX PREPARATION

Shwiff, Levy & Polo, LLP ATTORNEYS

Dowling & Marquez, LLP Fried & Williams LLP 562-712-7504

BANKING & LENDING SERVICES

Chase / Ferrigno Umpqua Bank

MARINA SECURITY SERVICES, INC. Sam Tadesse 415-722-1168 stadesse@marinasecurities.com www.marinasecurities.com

SEISMIC MANUFACTURER QUAKE BRACING, LLC Thor Matteson info@quakebracing.com

ad index NEED A PROFESSIONAL

510-495-1575

SIMPSON STRONG TIE CO. Homer Yim 415-559-9963 www.strongtie.com

SEISMIC RETROFIT & STRUCTURAL ENGINEERING BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

SGDM, LLC George Mak www.sgdmllc.com

415-462-0619

SIMPSON, GUMPERTZ & HEGER INC. Kenneth T. Tam 415-495-3700 www.sgh.com

57 56 39 24 44

CONSTRUCTION & RENOVATION SERVICES

Maven Maintenance W. Charles Perry West Coast Premier Construction FIRE ESCAPE SERVICE

Great Escape Fire Escape

39 58 54 55

LAUNDRY SERVICES

WASH 14 LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Kruit Painting Pac West Painting Peter’s Painting Services Tara Pro Painting PETITION SERVICES

Rent Board Passthroughs

41 57 41 41 55 57 40

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Berendt Properties Gaetani Real Estate, Inc. Real Management Company Rentals in SF West Coast Property Management

6 60 58 37 44

REAL ESTATE BROKERS

Amore Real Estate 56 Colliers / DeVincenti 2 Compass 27 Compass / Antonini 13 Compass / Bonn & Webb 25 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 23 Kay Properties & Investments, LLC 17 Kenney & Everest Real Estate 54 Marcus & Millichap 18-19 Newmark Knight Frank / Sheridan & Boersma 59 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 40 Vanguard Properties / Kilby Stenkamp 40 Zephyr / Terrence Jones 15 UTILITY RATION BILLING SYSTEMS

Livable 37 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered. Advertisers in red are Associate Members of SFAA.

STEEL CORE BUILDERS, INC. Shahram Ghodsian 415-331-0500 www.steelcorebuilders.com TERENCE KEENAN CONSTRUCTION, INC. Terry Keenan 415-831-0685 www.terencekeenan.com W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

WEST COAST PREMIER CONSTRUCTION, INC. Homy Sikaroudi, PhD, PE 510-271-0950 www.wcpc-inc.com

SUBMETERS

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

SF APARTMENT MAGAZINE | JANUARY 2020

53

TENANT PLACEMENT & LISTING License No. 797467

Seismic & General Contractors

www.wcpc-inc.com Tel: (510) 271-0950

Conform To New Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.

972-820-3015

RENTALS IN S.F. Jackie Tom www.rentalsinsf.com

415-409-3263

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUPER-TENANT Ashwin Chandra ash@super-tenant.com

415-309-9356

ZUMPER INC. Diana James diana@zumper.com

949-702-1508

• Years of experience in cost-effective seismic retrofit design and construction—all under one company.

WATER CONSERVATION SERVICE

• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance.

SF PUBLIC UTILITIES COMMISSION Chandra Johnson 415-554-0704 www.conserve.sfwater.org

• Screening, evaluation, engineering, construction, final city sign-off.

WATER DAMAGE SERVICE

sf.1013.west.coast.premier.indd 1

KELLEY PAINTING AND WATERPROOFING Mitchell Kelley 415-847-7883 www.kelleypaintingandwaterproofing.com 9/18/13 12:32 PM

Acquisitions & Sales • Commercial & Residential Leasing

●

Commercial Leasing

●

Residential Leasing

●

Property Acquisitions

●

Property Sales

JANUARY 2020 | SF APARTMENT MAGAZINE

Legal Questions

?

Get Answers.

Everest Mwamba, Realtor® BRE #01717299 (415) 377-2177 cell everest@everestmwamba.com

BRE #01984640

FIRE AND WATER DAMAGE RECOVERY Maria Neumann 800-886-1801 www.waterdamagerecovery.net

WATERPROOFING

For inquiries, please contact Homy Sikaroudi, PhD, PE

54

REALPAGE Stacy Blackwell www.realpage.com

1569 Leavenworth Street San Francisco, CA 94109 Corporate BRE #01984640 (415) 929-0717 office everestmwamba.com

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.

Glass Half Full… continued from page 34

• COMMERCIAL • RESIDENTIAL • EXTERIOR • INTERIOR

• RESTORATION • WATERPROOFING • ENVIRONMENTAL • COLOR

for all interested parties; lack of an established plan can potentially bring your fast moving process to a halt. Not to worry, there are solutions to help. Intellirent, for example, is partnered with TransUnion to provide U.S. credit reports, as well as Nova, a San Francisco-based company, to provide international reports for a growing number of countries.

In Conclusion By understanding the market, keeping up with your advertising, and committing to a fast communication and screening strategy, confidence in your process will seem like second nature.

Technology allows for growth across all business types, and our city has consistently benefited due to the high number of jobs in the tech-industry. As we approach a busier rental season, now is the time to understand and embrace available technology that will help your rental business grow. sf.0319.great.escape.pdf

1

3/3/19

6:34 PM

Learn more about Intellirent by visiting sfaa.org > Resources > Tenant Screening.

With a love for our hometown of San Francisco, we understand the rental market and care about providing you with access to

Keeping The San Francisco Bay Area Safe Since 1988

easy, dependable rental marketing and tenant screening solutions.

Cassandra Joachim is the director of business development at Intellirent. She can be reached at 415-849-4400.

C

M

A game.

Be on your

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

Y

CM

MY

CY

FIRE ESCAPE SERVICE & MAINTENANCE

CMY

K

Safety is our Top Priority FREE ESTIMATES

(415) 566-1479 www.greatescapeinc.com SF APARTMENT MAGAZINE | JANUARY 2020

55

Bolder Building… continued from page 24

One of the Marina’s most prized amenities is the Marina Green, which affords stellar views of the Golden Gate Bridge and Alcatraz and miles of protected bike lanes and walking paths. The neighborhood’s two commercial streets, Union Street and Chestnut Street, house some of the city’s most trendy restaurants and bars, boutique fitness studios and boutique clothing brands.

FOR ALL YOUR REAL ESTATE NEEDS SERVING SAN FRANCISCO PROPERTY OWNERS FOR OVER 50 YEARS

SALES INVESTMENTS PROPERTY MANAGEMENT

Despite all the positive attributes of living in The Marina, there’s a scarcity of available development opportunities, resulting in minimal to no new condominiums entering this part of the city in any given year. This will make Union House, a sixstory condominium development situated at the intersection of Van Ness Avenue and Union Street opening for sale in early 2020, such an enticing offering. Developed by DM Development and designed by Handel

3001 LAGUNA STREET, SAN FRANCISCO CA 94123 (415) 567-4800 www.amoresf.com

Architects, the project will include 41 residences, most which will include city, bay and Golden Gate Bridge views. Many of the homes will feature generous private outdoor areas and all residences will have access to an expansive rooftop deck.

Conclusion San Francisco will bring a host of new and exciting condominium communities to the market in 2020 within very diverse and distinct neighborhoods. While each community will appeal to a variety of groups, ranging from baby boomers looking to downsize to millennials looking to purchase their first home, all of the offerings share some common threads: the new condominiums are in transitrich, mixed-use neighborhoods. This will allow residents to live, work, and play in the same neighborhood, an invaluable amenity in the Bay Area where commute times have grown exponentially longer over the past decade.

4

56

JANUARY 2020 | SF APARTMENT MAGAZINE

Miles Garber is the vice president of research at Polaris Pacific, the largest brokerage firm of new condominiums on the West Coast. He runs the research consulting division and oversees the Polaris Pacific Report, a monthly market intelligence report that tracks sales prices and absorption rates of new residential condominiums.

Masters of Disaster… continued from page 14

is no easy way to know whether a prospective tenant is a hoarder. For this reason, it is difficult to avoid renting to a hoarder. Additionally, refusal to rent to a known hoarder may cause a landlord to run afoul of the ADA for failing to accommodate a disabled tenant or lead to a claim for discrimination.

A landlord’s best weapon is to ensure that all leases are up-to-date and, when appropriate, include provisions that specifically deal with hoarding, such as those which require that (1) tenants maintain access to all doors and windows within the unit, (2) preclude the storage of hazardous materials in the unit, and (3) require unimpeded movement throughout all hallways in the unit for safe exiting in an emergency. While a landlord may not be able to avoid renting to a hoarder, having a lease that contains provisions that specifically address the manifestations of hoarding will be of great assistance should a landlord need to recover possession of the unit.

Susan K. Breed is with the Law Offices of Denise A. Leadbetter.

SFAA

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415.775.8513 SF APARTMENT MAGAZINE | JANUARY 2020

57

BETTER BY DESIGN info

l

Seismic Retrofits

l

New ADUs & Legalize UDUs

l

ADA Compliance

l

Gas, Electric & Heating Upgrades

l

1 Bedroom to 2 Bedroom Conversions

l

Balcony Repairs

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cha

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ry.c

om

b

415

.509

.295

W. CHARLES PERRY & ASSOCIATES ARCHITECTURAL ENGINEERING & CONSTRUCTION MANAGEMENT

58

JANUARY 2020 | SF APARTMENT MAGAZINE

6

JUST SOLD: 1234 LARKIN ST - $1,900,000

Another Good One — Done!

We know your buildings are part of a legacy that’s

• 5 Offers

been built up with great care, which is why we show

• 1 Vacancy in Escrow

so much dedication when it comes to helping you sell

• 2 Vacancies at Close

these properties. Our singular focus on San Francisco, means you’re getting a deeper level of expertise that will guide you towards the best possible outcome from your investment. You’ve taken the risk, now comes the rewarding part.

• Price / Sq Ft: $383 • Cap Rate: 4.15% • GRM: 15.23 • Romeo-Style, Six-Flat Building • Large Undeveloped Basement

MATT SHERIDAN

415.273.2179 License 01390209 matthew.sheridan@ngkf.com

aptGroup

NATE OLESON

415.273.2181 License 01467941 nate.oleson@ngkf.com

“GAETANI HAS BUILT A WHOLE NEW LEVEL OF TRUST BETWEEN US AND OUR TENANTS” – HANS HANSSON, PRINCIPAL, STARBOARD COMMERCIAL REAL ESTATE

At Gaetani, every property we manage is built on a foundation of trust between landlords and tenants. We know how important attracting and retaining good tenants is for a commercial building to be profitable, which is why we operate in a transparent, respectful, and professional manner. It’s something we’ve been doing for over 70 years and three generations of dedication to the profession — because capitalizing on trust is the smartest investment there is.

®

PROPERTY MANAGEMENT gaetanirealestate.com 415.668.1202